CITY COUNCIL AGENDA
April 8, 2025
WE PROVIDE EFFICIENT DELIVERY OF QUALITY PUBLIC SERVICES THAT ARE
ESSENTIAL TO THOSE WHO LIVE AND WORK IN SAN RAMON
Mark Armstrong, Mayor • Sridhar Verose, Vice Mayor
Richard Adler, Councilmember • Robert Jweinat, Councilmember • Marisol Rubio, Councilmember Council Chamber
7000 Bollinger Canyon Road
REGULAR MEETING – 7:00 PM
Agenda Questions: Please contact the City Clerk (925) 973-2539 or [email protected] Please refer to the end of the agenda to review options for participation in the meeting.
Unless stated otherwise on the agenda, every item on the agenda is exempt from CEQA Guidelines Sections 15060(c), 15061(b)(3), 15273, 15378, 15301, 15323 and/or Public Resources Code Section 21065.
1. CALL TO ORDER/ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. ANNOUNCEMENTS
3.1 Changes and Additions to the Agenda
3.2 If you wish to speak under Public Comment or regarding an agenda item please fill out a speaker card located in the back of the room and submit it to the City Clerk.
4. PUBLIC COMMENT
Members of the audience are encouraged to address the City Council on any non-agenda item relating to the business of the City Council. Comments are limited to three (3) minutes, or less time if a large number of speakers are anticipated. A speaker may not allocate their time to another speaker. All remarks shall be addressed to the City Council.
Comments from the public on non-agenda items may also be submitted by email to [email protected]. Comments received by email will not be read aloud; however, they will be forwarded to the Council for their consideration. If you wish to present your comments to the public, you may do so in-person during this Public Comment period. No Council action can be taken at this meeting on issues raised during public comment. During public comment, members of the public are permitted to address the City Council only on the following:
Any non-agenda item relating to the business of the City Council. 2 City Council Meeting – April 8, 2025
Items that are on the Consent Calendar, including requests to pull an item from the consent calendar and the reason why you wish to pull the item or items. Please note that the decision to remove the item from the Consent Calendar is strictly at the discretion of the City Council.
Requests for Future Agenda Items.
Special Presentation Items under Section 6 of tonight’s Agenda. Items that are not on the agenda and are within the City Council’s jurisdiction.
5. CONSENT CALENDAR
Consent Calendar items are considered routine and are acted upon by the City Council with a single action. Members of the audience wishing to provide public input may request (by email to the City Clerk or under Item 4 Public Comment) that the City Council remove the item from the Consent Calendar. Members of the public may request that items be removed from the Consent Calendar, however, the decision to remove the item is solely at the discretion of the City Council.
With respect to the approval of resolutions and ordinances, the reading of the title thereto shall be deemed a motion to waive a reading of the complete resolution or ordinance and unless there is a request by a Council member that the resolution or ordinance be read in full, further reading of the resolution or ordinance shall be deemed waived by unanimous consent of the Council.
5.1 Minutes of the City Council Regular Meeting - March 25, 2025 Recommendation: Approve Minutes
5.2 Resolution No. 2025-032 - Authorizing the Mayor to Appropriate $21,000 from the Henry Ranch (Zone 17) Reserve Fund and $9,000 from the Citywide Landscaping (Zone 2) Reserve Fund to Henry Ranch Zone Improvements Project (CIP 300017) in a Total Amount of $30,000 for Retaining Wall Repairs Recommendation: Approve Resolution No. 2025-032
6. SPECIAL PRESENTATIONS
6.1 Proclamation declaring April 19, 2025 as Arbor Day. Introduction by Steve Cox, Parks and Community Services Supervisor. Presentation by Gary Savell, Public Works Supervisor and Certified Arborist.
7. DEFERRED CONSENT ITEMS
8. UNFINISHED BUSINESS
9. NEW BUSINESS
9.1 Library Advisory Committee Annual Report
Introduction by Steve Cox, Parks and Community Services Supervisor.
Presentation by Cindy Alpert, Vice Chair, Library Advisory Committee 3 City Council Meeting – April 8, 2025
9.2 Public Hearing: General Plan Amendment for Downtown Mixed Use – North (DMU-N) Sitewide Floor Area Ratio (FAR) Amendment (GPA 2024-0001), Zoning Ordinance Text Amendment for DMU-N Sitewide FAR Amendment (TA 2024-0003), and Environmental Review for the Proposed GPA and TA (ENVR 2025-0001)
Recommendation: Staff Recommends that the City Council Receive the Staff Report, Open the Public Hearing, and Receive Public Comments, Provide Feedback to Staff, and Continue the Public Hearing the Next City Council Meeting Scheduled on April 22, 2025.
Presentation by Cindy Yee, Senior Planner
9.3 San Ramon Police Department 2024 Annual Report
Presentation by Denton Carlson, Police Chief
9.4 Discussion of Possible Remote Participation for City Council Budget Workshops for Fiscal Year 2025/2026
Staff Report by Christina Franco, City Clerk
10. CITY MANAGER'S AND CITY COUNCIL MEMBERS' COMMENTS /
MATTERS INITIATED
11. ADJOURNMENT
I hereby certify the agenda was posted 72 hours before the noted meeting. This agenda is posted in accordance with Government Code Section 54954.2(a).
Dated: April 4, 2025
4 City Council Meeting – April 8, 2025
HOW TO VIEW OR PARTICIPATE IN THE MEETING:
The public is invited to participate in the meeting using any of the following methods:
IN-PERSON
Members of the public can provide in-person comments at the meeting. To make a request for disability-related accommodation to participate in the meeting, please contact the City Clerk’s Office 48 hours in advance of the meeting.
WRITTEN COMMUNICATION BY EMAIL
Public comments may be submitted via e-mail to [email protected]. Any public comments received up until two (2) hours prior to the scheduled start time of the meeting will be distributed to the City Council via e-mail, provided at the meeting in the red binder, and posted online at https://www.sanramon.ca.gov/public_comment.
Written comments received after the cut-off time will be provided to the City Council the day following the meeting.
Please include “Public Comment” in the subject line. In the body of the email please include your name and the item you wish to comment on. Written public comment will not be read aloud during the meeting.
TO VIEW OR LISTEN ONLY
As a courtesy and technology permitting, the public will have the opportunity to view the meeting via one-way feed by the options below. However, the City cannot guarantee that the public’s remote access to any meeting will be uninterrupted, and technical difficulties may occur from time to time. In those instances, so long as the public may still attend the meeting in person, the meeting will continue. Members of the public desiring to provide comments as a part of the meeting are encouraged to either submit written comments prior to the meeting or to attend the meeting in person.
a. Zoom: https://cityofsanramon.zoom.us/j/91685322220
Webinar ID: 916 8532 2220
b. Zoom Phone Numbers: +1 (669) 900-6833
c. The City’s YouTube Channel: www.sanramon.ca.gov/YouTube Regular City Council meetings are broadcast on Contra Costa Television (CCTV) (Channel 27) on Wednesdays at 7:00 p.m. and Thursdays at 1:00 p.m. immediately following the meeting. Regular City Council meetings are also broadcast on AT&T U-Verse (Channel 99).
ATTENDEE CONDUCT
There will be zero tolerance for any person addressing the Council making profane, offensive and disruptive remarks, or engaging in loud, boisterous, or other disorderly conduct, that disrupts the orderly conduct of the public meeting.
Specifically, it is important for all speakers to adhere to the following guidelines for participation in this meeting:
a. No profanity or obscenity.
b. Refrain from personal threats or attacks.
c. Refrain from hateful epithets and demeaning language based on any person’s race, religion, sexual orientation, ethnicity, gender, or disability.
d. Respect all people that are present or watching.
At the discretion of the Mayor, a speaker may forfeit speaking time for any of the following reasons:
a. Exceeding the allotted time to speak;
b. Yelling, screaming, or other behavior that renders this Council unable to continue the meeting; c. Excessive profanity or slander;
d. Specific threats or “fighting words” that incite violence; or e. Speech that is outside the subject matter jurisdiction of the Council or the specific agenda item in which you are speaking.
While the City of San Ramon ensures the First Amendment rights of its citizens, we do not accept nor endorse any offensive or hateful comments made during our meetings. The City of San Ramon celebrates the diversity of our community, and we strive to be a welcoming and open community for all.
MINUTES OF THE
CITY OF SAN RAMON
CITY COUNCIL MEETING
March 25, 2025
1. CALL TO ORDER/ROLL CALL
The Mayor called the meeting to order at 7:00 p.m.
Attendee Name Title Status
Mark Armstrong Mayor Present
Sridhar Verose Vice Mayor Present
Richard Adler Councilmember Present
Robert Jweinat Councilmember Present
Marisol Rubio Councilmember Present
Also in attendance; City Manager Steven Spedowfski, City Attorney Martin Lysons, City Clerk Christina Franco, Recreation Manager Keith Haase, Recreation Supervisor Steve Cox, Finance Director Jennifer Wakeman, Administrative Analysts Miaoxia Joe and Mae Mlyniec.
2. PLEDGE OF ALLEGIANCE
3. ANNOUNCEMENTS
4. PUBLIC COMMENT
There was no public comment received.
5. CONSENT CALENDAR
Written public comment was received from Brian Swanson.
Vice Mayor Verose's motion to accept Consent Calendar items 5.1-5.7 was seconded by Cm. Rubio. The motion passed 5-0-0-0.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Sridhar Verose, Vice Mayor
SECONDER: Marisol Rubio, Councilmember
AYES: Armstrong, Verose, Adler, Jweinat, Rubio
5.1 Minutes of the City Council Regular Meeting - March 11, 2025 Recommendation: Approve Minutes
5.2 Register of Demands as Presented by the City Treasurer (Period Ending February 28, 2025)
Recommendation: Approve Register of Demands
5.1 Packet Pg. 6
Minutes Acceptance: Minutes of Mar 25, 2025 7:00 PM (CONSENT CALENDAR) 2 City Council Meeting – March 25, 2025
5.3 Minute Order No. 2025-002 - 2024 General Plan Annual Report Recommendation: Accept Minute Order No. 2025-002
5.4 Resolution No. 2025-031 - Approving the Parcel Map for Bishop Ranch 12 Minor Subdivision MS 24-0003 Located at 1 Annabel Lane and 2 Annabel Lane (APN 213-131-001)
Recommendation: Approve Resolution No. 2025-031
5.5 Arts Advisory Committee Appointments
Recommendation: Confirm the appointment of Kenn Costanzo, Srinivasa Manapragada, Robert Maser, and Naina Shastri to serve as regular members of the Arts Advisory Committee with terms expiring March 2027 and Dinesh Govindarao to serve as Alternate 2 of the Arts Advisory Committee with a term expiring March 2026.
5.6 Library Advisory Committee Appointments
Recommendation: Confirm the appointment of Jennifer Adams, Mousumi Kottakota, and Sandra Silva to serve as regular members of the Library Advisory Committee with terms expiring March 2027.
5.7 Senior Citizens Advisory Committee Appointments
Recommendation: Confirm the appointment of Colette Clark serve as a regular member of the Senior Citizen Advisory Committee with a term expiring March 2026, and Sandra March, Judith Murphy, and Xeno Rasmusson to serve as regular members of the Senior Citizens Advisory Committee with terms expiring March 2027.
6. SPECIAL PRESENTATIONS
6.1 Proclamation Recognizing the 100th Anniversary Celebration of the Veterans Memorial Building of San Ramon Valley. Presentation by Mayor Armstrong to Christian Taddeo, President, Board of Trustees, Veterans Memorial Building of San Ramon Valley.
6.2 Proclamation declaring April 6-12, 2025 as National Library Week. Presentation by Mayor Armstrong to Dr. Francis Adebola-Wilson, San Ramon Senior Library Manager and Elayne Pedley, Dougherty Station Library Manager.
7. DEFERRED CONSENT ITEMS
8. UNFINISHED BUSINESS
9. NEW BUSINESS
9.1 Innovate 680 – Bollinger Canyon Road Share Mobility Hub Presentation Presentation by Tim Haile, Executive Director, Contra Costa Transportation Authority.
5.1 Packet Pg. 7
Minutes Acceptance: Minutes of Mar 25, 2025 7:00 PM (CONSENT CALENDAR) 3 City Council Meeting – March 25, 2025
Public comment was received from Paschalis Ntatsos and Greg Carr. Written public comment was received from Brian Swanson.
The City Council did not take any action on this item.
The City Council took a break from 8:55 p.m. to 9:04 p.m.
9.2 Resolution No. 2025-(Next in Line) - Establishing Fees and Charges for Various Municipal Services for Fiscal Year 2025/26, Repealing Resolution No. 2024-051, and Setting a Public Hearing on April 22, 2025
Recommendation: Accept Report
Presentation by Miaoxia Joe, Administrative Analyst.
Public comment was received from Greg Carr, Jim Blickenstaff, and Garry Chaban.
Vice Mayor Verose's motion to approve set a Public Hearing on April 22, 2025 was seconded by Cm. Adler. The motion passed 5-0-0-0.
RESULT: APPROVED [UNANIMOUS]
MOVER: Sridhar Verose, Vice Mayor
SECONDER: Richard Adler, Councilmember
AYES: Armstrong, Verose, Adler, Jweinat, Rubio
9.3 Introduction of Budget Process for 2025/2026
Jennifer Wakeman, Finance Director, provided an overview and timeline of the Fiscal Year 2025/2026 Budget.
Public comment was received from Yohannes Tilahun and Chirag Kathrani.
Mayor Armstrong requested for the discussion of possible remote participation for the budget workshops be brought back before the City Council.
The City Council provided comments to staff and there was no action taken on this item.
10. CITY MANAGER'S AND CITY COUNCIL MEMBERS' COMMENTS /
MATTERS INITIATED
11. ADJOURNMENT
The meeting was adjourned at 10:35 p.m.
5.1 Packet Pg. 8
Minutes Acceptance: Minutes of Mar 25, 2025 7:00 PM (CONSENT CALENDAR)
CITY COUNCIL STAFF REPORT
DATE: April 8, 2025
TO: City Council/City Manager
FROM: Brian Bornstein, Public Works Director
By: Gary Manuel, Landscape Program Manager
SUBJECT: RESOLUTION NO. 2025-032 - Authorizing the Mayor to Appropriate $21,000 from the Henry Ranch (Zone 17) Reserve Fund and $9,000 from the Citywide Landscaping (Zone 2) Reserve Fund to Henry Ranch Zone Improvements Project (CIP 300017) in a Total Amount of $30,000 for Retaining Wall Repairs
EXECUTIVE SUMMARY
On January 14, 2025, staff responded to a retaining wall failure in Henry Ranch (Zone 17) along San Ramon Valley Boulevard. The failure of the soundwall’s supporting pillars caused a significant lean, obstructing pedestrian access on the adjacent sidewalk. To ensure public safety, staff promptly closed the sidewalk and rerouted pedestrian traffic around the affected area.
Staff reached out to the City’s on-call contractors, Yerba Buena Engineering & Construction, Inc. (C2024-022) and G.N. Henley, Inc. (C2024-020), who provide as-needed earthwork, maintenance, general contracting, and emergency services. Both contractors submitted proposals outlining repair costs and timelines. G.N. Henley, Inc. submitted the most cost-effective proposal and is prepared to schedule and begin repairs once authorized by the City. The Henry Ranch Zone Improvements Project (CIP 300017) currently has no available funds. As a result, staff is requesting an appropriation of $21,000 from the Henry Ranch (Zone 17) reserve fund and $9,000 from the Citywide Landscaping (Zone 2) reserve fund to the Henry Ranch Zone Improvements Project (CIP 300017) in a total amount of $30,000 for repairs to be completed.
RECOMMENDED ACTION
Staff recommends approval of this Resolution authorizing the Mayor to appropriate $21,000 from the Henry Ranch (Zone 17) reserve fund and $9,000 from the Citywide Landscaping (Zone 2) reserve fund to the Henry Ranch Zone Improvements Project (CIP 300017) in a total amount of $30,000 for retaining wall repairs.
BACKGROUND/DISCUSSION
The retaining wall within Henry Ranch (Zone 17), adjacent to San Ramon Valley Boulevard, serves as an arterial parkway improvement. Since the primary beneficiaries are Zone 17 residents-who benefit from its aesthetic appeal and buffering effect from the landscaped slope5.2 Packet Pg. 9
the cost allocation is structured accordingly. Seventy percent (70%) of the cost is designated as a special benefit to Zone 17, while the remaining thirty percent (30%) is classified as a general benefit under Zone 2 (Citywide Landscaping Zone Improvements). This methodology is consistent with the Landscaping and Lighting Act of 1972 and the City of San Ramon’s Landscaping & Lighting District No. 1984-1 formation guidelines.
FISCAL ANALYSIS
The current available project fund balance for Henry Ranch Zone Improvements Project (CIP 300017) is $0. The proposed action would appropriate $21,000 from the Henry Ranch (Zone 17) reserve fund and $9,000 from the Citywide Landscaping (Zone 2) reserve fund. Both reserves have adequate funds to support the additional appropriations.
STEPS FOLLOWING APPROVAL
If approved, City staff will open a purchase order with G.N. Henley, Inc. and prepare a Task Letter to begin work. Additionally, the Public Works - Public Services Division will monitor the contractor throughout the repair.
5.2 Packet Pg. 10
RESOLUTION NO. 2025-032
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN RAMON AUTHORIZING THE MAYOR TO APPROPRIATE $21,000 FROM THE HENRY RANCH (ZONE 17) RESERVE FUND AND $9,000 FROM THE CITYWIDE LANDSCAPING (ZONE 2) RESERVE FUND TO HENRY RANCH ZONE
IMPROVEMENTS PROJECT (CIP 300017) IN A TOTAL AMOUNT OF $30,000 FOR
RETAINING WALL REPAIRS
WHEREAS, on January 14, 2025, staff responded to a retaining wall failure in Henry Ranch (Zone 17) along San Ramon Valley Boulevard; and
WHEREAS, the failure of the soundwall’s supporting pillars caused a significant lean, obstructing pedestrian access on the adjacent sidewalk; and WHEREAS, staff reached out to the City’s on-call contractors, Yerba Buena Engineering & Construction, Inc. (C2024-022) and G.N. Henley, Inc. (C2024-020), who provide as-needed earthwork, maintenance, general contracting, and emergency services; and WHEREAS, G.N. Henley, Inc. submitted the most cost-effective proposal and is prepared to schedule and begin repairs once authorized by the City; and WHEREAS, the Henry Ranch Zone Improvements Project (CIP 300017) currently has no available funds; and
WHEREAS, an appropriation of $21,000 from the Henry Ranch (Zone 17) reserve fund and $9,000 from the Citywide Landscaping (Zone 2) reserve fund to Henry Ranch Zone Improvements (CIP 300017) in a total amount of $30,000 is necessary for repairs to be completed; and
WHEREAS, both reserves have adequate funds to support the additional appropriations.
NOW, THEREFORE BE IT RESOLVED that the City Council of the City of San Ramon does hereby authorize the Mayor to appropriate $21,000 from the Henry Ranch (Zone 17) reserve fund and $9,000 from the Citywide Landscaping (Zone 2) reserve fund to Henry Ranch Zone Improvements Project (CIP 300017) in a total amount of $30,000 for retaining wall repairs.
PASSED, APPROVED AND ADOPTED at the meeting of April 8, 2025 by the following votes:
AYES:
NOES:
5.2 Packet Pg. 11
ABSENT:
ABSTAIN:
________________________
Mark Armstrong, Mayor
ATTEST:
_________________________
Christina Franco, City Clerk
5.2 Packet Pg. 12
CITY COUNCIL STAFF REPORT
DATE: April 8, 2025
TO: City Council/City Manager
FROM: Kathi Heimann, Parks & Community Services Director By: Steve Cox, Program Supervisor
SUBJECT: Library Advisory Committee Annual Report
RECOMMENDED ACTION
It is recommended that the City Council receive the Library Advisory Committee Annual Report for 2024 and provide feedback to the Library Advisory Committee for the 2025 calendar year.
BACKGROUND/DISCUSSION
The City Council adopted a procedure for all city committees whereby each committee would provide an annual report to the City Council on their operations, accomplishments, and work plans.
This report was prepared by the Library Advisory Committee with input from staff and approved by the Library Advisory Committee on January 9, 2025. The Parks and Community Services Commission reviewed the report on February 12, 2025, and recommended it be forwarded to the City Council.
FISCAL ANALYSIS
There are no fiscal impacts with the acceptance of this report.
STEPS FOLLOWING APPROVAL
The Library Advisory Committee will proceed with their work plan and goals for 2025 as approved.
ATTACHMENT
A: Library Advisory Committee 2024 Annual Report
B: Library Advisory Committee 2024 Annual Report Presentation
9.1 Packet Pg. 13
ATTACHMENT A
Library Advisory Committee 2024 Annual Report 1
San Ramon Library Dougherty Station Library
SAN RAMON
LIBRARY ADVISORY COMMITTEE
2024 ANNUAL REPORT
Members
Dinesh Govindarao– Chair
Cindy Alpert– Vice Chair
Richard DeWath
Mousumi Kottakota
Johnny Tung
Deepti Mahajan (Alternate 1)
Tiffany Yang (Alternate 2)
Table of Contents
I. Charge of the Committee ...................................................................................................................... 2 II. History of the Committee ..................................................................................................................... 2 III. Committee Operations .......................................................................................................................... 2 IV. Activities of the Library Advisory Committee ................................................................................... 3 A. Sub-Committees ................................................................................................................................... 3 B. Completed Goals and Objectives for 2024... ..................................................................................... 3 V. 2025 Recommended Goals and Objectives ......................................................................................... 5
9.1.a
Packet Pg. 14
Attachment: A: Library Advisory Committee 2024 Annual Report (DOC-2025-4 : Library Advisory Committee Annual Report)
ATTACHMENT A
Library Advisory Committee 2024 Annual Report 2
I. Charge of the Committee
A. Make recommendations to the staff, Parks and Community Services Commission, Contra Costa County Library officials and City Council on the delivery of library programs, facilities, activities, services and policies.
B. Appoint Policy, Program and Facility, standing sub-committees and other sub-committees as necessary to provide preliminary review and comment of recommendations prior to being presented to full Committee.
C. Receive and evaluate input from the community, including input from individuals and organizations on issues relevant to the libraries’ plan of service.
D. Act as a liaison for library issues to other governmental, non-profit and private organizations.
E. Serve as a resource and advocate to the City on library issues.
F. Provide feedback to staff on the assessment of current and future needs of the libraries for the purpose of program and facility planning.
G. To review County library policies and provide input to the County on policies for the San Ramon Libraries.
II. History of the Committee
This committee was established by the City Council on April 28, 1992, pursuant to a recommendation from the Library Advisory Task Force's (established October 1990) final report presented to the City Council on April 28, 1992.
The Parks and Community Services Commission
interviewed the initial Library Advisory Committee
applicants on May 27, 1992, and the final appointment
was made by the City Council on June 9, 1992.
In 2024, the Committee had a roster of 5 members, 2 alternates.
Dinesh Govindarao– Chair, Cindy Alpert– Vice Chair, Richard DeWath, Mousumi Kottakota, Johnny Tung, Deepti Mahajan (Alternate 1), Tiffany Yang (Alternate 2) III. Committee Operations
The Library Advisory Committee is an advisory body to the City Council and is under the purview of the Parks and Community Services Commission. A Parks and Community Services Recreation Supervisor is the staff liaison to the Committee. The San Ramon Libraries Branch Managers also serves as a staff resource to the Committee.
9.1.a
Packet Pg. 15
Attachment: A: Library Advisory Committee 2024 Annual Report (DOC-2025-4 : Library Advisory Committee Annual Report)
ATTACHMENT A
Library Advisory Committee 2024 Annual Report 3
The Committee receives updates from the County Librarians, the San Ramon representative to the County Library Commission, and the San Ramon Library Foundation. Liaisons from the City Council, Parks and Community Services Commission, the Teen Council and the Senior Advisory Committee also attend the meetings.
The Committee meets every quarter on the second Thursday of January, April, July, and October at 6:00 P.M. in the San Ramon Library or the Dougherty Station Library and schedules special meetings as needed.
IV. Activities of the Library Advisory Committee
A. Sub-Committees
1. Libraries’ Annual Report. The Library Advisory Committee did not appoint an annual report Sub-Committee during this year.
B. Completed Goals and Objectives
The Library Advisory Committee’s progress is summarized below.
1. The Library Advisory Committee will monitor the retention and use of the Library Performance Standards, or Library Performance Metrics, outlined in the City’s General Plan 2040 update.
At the July 11, 2024, meeting, the City of San Ramon's Parks and Community Services Recreation Supervisor presented a staff report to the Library Advisory Committee, providing an update on the Library Performance Standards. These standards include key metrics such as the number of power outlets, seating availability, meeting room accessibility, and operating hours.
The report detailed the current status of each performance standard, identifying areas of compliance as well as opportunities for improvement. The review of performance standards indicated that libraries are successfully meeting expectations in key areas of availability including seating, electrical outlets, meeting rooms, and public service hours. However, the assessment also revealed that the libraries fall slightly below the recommended standard for square footage per capita. The Library Advisory Committee will continue to conduct an annual review of these standards to continually evaluate whether the facilities are adequately serving the evolving needs of the community. As San Ramon's population grows, the Library Advisory Committee will assess whether these metrics remain an effective way of measuring service levels at the libraries, and is reflected in two of next year’s goals.
2. The Library Advisory Committee will continue to evaluate library services to ensure San Ramon's libraries’ services meet and respond to the evolving needs of the community.
Throughout the year, the City of San Ramon's Recreation Supervisor and County Library Managers provided the Library Advisory Committee with staff reports and updates on the status of programs and events at the San Ramon Library and Dougherty Station Library. These updates
9.1.a
Packet Pg. 16
Attachment: A: Library Advisory Committee 2024 Annual Report (DOC-2025-4 : Library Advisory Committee Annual Report)
ATTACHMENT A
Library Advisory Committee 2024 Annual Report 4
highlighted key areas, including program and event performance, facility utilization, funding, hours of operation, staffing levels, and overall circulation at both library locations.
3. The Library Advisory Committee Members will continue to monitor library services offered in San Ramon and visit the San Ramon Library, Dougherty Station Library, and Diablo Valley College Library throughout the year and report back on their findings.
The Library Advisory Committee was encouraged to visit the San Ramon Diablo Valley Campus Public Library prior to the April 4 and October 10 meetings held at the Dougherty Station Library. Committee members shared their observations and feedback on the libraries during their reports.
4. The Library Advisory Committee will continue to monitor the Contra Costa County Library Strategic Plan implementation in San Ramon.
The Library Advisory Committee did not review the Contra Costa County Library Strategic Plan implementation due to other items taking priority. The Library Advisory Committee will review the Library Strategic Plan in an upcoming meeting in 2025
5. The Library Advisory Committee will review and approve the StoryWalk books that are presented by the Community Library Manager.
The Library Advisory Committee reviewed and approved a StoryWalk story at each of their meetings during the year including Daniel’s Good Day by Micha Archer for Spring, A Good Place by Lucy Cousins for Summer, Mr. S. by Monica Arnaldo for Fall, and Thank You, Omu! by Oge Mora for Winter.
6. The Library Advisory Committee will receive a presentation on the current hours of library services provided by Contra Costa County and the City subsidy required to maintain additional hours of Library Services in the community.
The City of San Ramon Parks and Community Services Division Manager provided the Library Advisory Committee with a Library Hours of Operation presentation at the July 11, 2024 meeting. The Library Advisory Committee was appreciative of the presentation and provided feedback to staff.
7. The Library Advisory Committee will collaborate with the County and City to explore a process to gather feedback from San Ramon library users on possible service enhancements.
The Library Advisory Committee was unable to achieve its goal of collaborating with the County and City to develop a process for gathering feedback from San Ramon library users regarding potential service enhancements. This goal will be revisited in 2025.
9.1.a
Packet Pg. 17
Attachment: A: Library Advisory Committee 2024 Annual Report (DOC-2025-4 : Library Advisory Committee Annual Report)
ATTACHMENT A
Library Advisory Committee 2024 Annual Report 5
V. 2025 Recommended Goals and Objectives
1. The Library Advisory Committee will monitor the retention and use of the Library Performance Standards, or Library Performance Metrics, outlined in the City’s General Plan 2040 update.
2. The Library Advisory Committee will evaluate library services to ensure they effectively meet and adapt to the evolving needs of the San Ramon community.
3. The Library Advisory Committee will request a presentation on the implementation of the Contra Costa County Library Strategic Plan as it pertains to San Ramon libraries.
4. The Library Advisory Committee will review and approve StoryWalk book selections presented by the Community Library Manager.
5. The Library Advisory Committee will explore a new set of performance benchmarks for the San Ramon libraries, focusing on circulation rates, program attendance, digital resource usage, patron satisfaction, and operational efficiency.
6. The Library Advisory Committee will collaborate with the County and City to explore a process to gather feedback from San Ramon library users on possible service enhancements.
9.1.a
Packet Pg. 18
Attachment: A: Library Advisory Committee 2024 Annual Report (DOC-2025-4 : Library Advisory Committee Annual Report) San Ramon Library
Advisory Committee
2024 ANNUAL REPORT
CITY COUNCIL MEETING
APRIL 8, 2025
9.1.b
Packet Pg. 19
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- The Library Advisory
Committee Members
• Dinesh Govindarao– Chair
• Cindy Alpert– Vice Chair
• Richard DeWath
• Mousumi Kottakota
• Johnny Tung
• Deepti Mahajan (Alternate 1)
• Tiffany Yang (Alternate 2)
9.1.b
Packet Pg. 20
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- Charge of the Committee
Make recommendations to
staff, Commission, Contra
Costa County Library officials
and City Council on the
delivery of library services.
Receive and evaluate input
from the community.
Act as a liaison for library
issues to other governmental,
non-profit and private
organizations.
Serve as a resource and
advocate to the City on
library issues.
Review County library
policies and provide input to
the County on policies for the
San Ramon libraries.
9.1.b
Packet Pg. 21
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
SEVEN GOALS WERE SET FOR 2024
1. The Library Advisory Committee will monitor the
retention and use of the Library Performance
Standards, or Library Performance Metrics, outlined in
the City’s General Plan 2040 update.
At the July 11, 2024, meeting, the City of San Ramon's
Parks and Community Services Recreation Supervisor
presented a staff report to the Library Advisory
Committee, providing an update on the Library
Performance Standards. These standards include key
metrics such as the number of power outlets, seating
availability, meeting room accessibility, and operating hours. The report detailed the current status of each
performance standard, identifying areas of compliance
as well as opportunities for improvement.
9.1.b
Packet Pg. 22
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
CONTINUED
2. The Library Advisory Committee will continue
to evaluate library services to ensure San
Ramon's libraries’ services meet and respond to
the evolving needs of the community.
Throughout the year, the City of San Ramon's
Recreation Supervisor and County Library
Managers provided the Library Advisory
Committee with updates on the status of
programs and events at the San Ramon Library
and Dougherty Station Library. These updates
highlighted key areas, including program and
events, facility utilization, funding, hours of
operation, staffing levels, and overall circulation
at both library locations.
9.1.b
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Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
CONTINUED
3. The Library Advisory Committee
Members will continue to monitor library
services offered in San Ramon and visit
the San Ramon Library, Dougherty Station
Library, and Diablo Valley College Library
throughout the year and report back on
their findings.
The Library Advisory Committee was
encouraged to visit the San Ramon Diablo
Valley Campus Public Library prior to the
April 4 and October 10 meetings held at
the Dougherty Station Library. Committee
members shared their observations and
provided feedback on the library during
their reports.
9.1.b
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Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
CONTINUED
4. The Library Advisory Committee will
continue to monitor the Contra Costa
County Library Strategic Plan
implementation in San Ramon.
The Library Advisory Committee did not
review the Contra Costa County Library
Strategic Plan implementation due to other
items taking priority. The Library Advisory
Committee will review the Library Strategic
Plan in an upcoming meeting in 2025.
9.1.b
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Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
CONTINUED
5. The Library Advisory Committee will review
and approve the StoryWalk books that are
presented by the Community Library
Manager.
The Library Advisory Committee reviewed and
approved a StoryWalk story at each of their
meetings during the year including Daniel’s
Good Day by Micha Archer for Spring, A Good
Place by Lucy Cousins for Summer, Mr. S. by
Monica Arnaldo for Fall, and Thank You, Omu!
by Oge Mora for Winter.
9.1.b
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Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
CONTINUED
6. The Library Advisory Committee will
receive a presentation on the current
hours of library services provided by
Contra Costa County and the City subsidy
required to maintain additional hours of
Library Services in the community.
The City of San Ramon Parks and
Community Services Division Manager
provided the Library Advisory Committee
with a Library Hours of Operation
Presentation at the July 11, 2024 meeting.
9.1.b
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Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- 2024 Goals and Objectives
CONTINUED
7. The Library Advisory Committee will
collaborate with the County and City to
explore a process to gather feedback from San
Ramon library users on possible service
enhancements.
The Library Advisory Committee was unable to
achieve its goal of collaborating with the
County and City to develop a process for
gathering feedback from San Ramon library
users regarding potential service
enhancements. This goal will be revisited in
2025.
9.1.b
Packet Pg. 28
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- Goals and Objectives for 2025
The Library Advisory Committee will monitor the retention and use of the Library Performance Standards, or Library Performance Metrics, outlined in the City’s General Plan 2040 update. (MPG 4.5B, 4.6E) The Library Advisory Committee will evaluate library services to ensure they effectively meet and adapt to the evolving needs of the San Ramon community. (MPG 4.1D)
The Library Advisory Committee will request a presentation on the implementation of the Contra Costa County Library Strategic Plan as it pertains to San Ramon libraries. (MPG 4.6E)
9.1.b
Packet Pg. 29
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- Goals and Objectives for 2025
CONTINUED
The Library Advisory Committee will review and approve StoryWalk book selections presented by the Community Library Manager. (MPG 4.3B)
The Library Advisory Committee will explore a new set of performance benchmarks for the San Ramon libraries, focusing on circulation rates, program attendance, digital resource usage, patron satisfaction, and operational efficiency. (MPG 4.1D)
The Library Advisory Committee will collaborate with the County and City to explore a process to gather feedback from San Ramon library users on possible service enhancements. (MPG 4.6E)
9.1.b
Packet Pg. 30
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025- Questions, Comments, Ideas
9.1.b
Packet Pg. 31
Attachment: B: Library Advisory Committee 2024 Annual Report Presentation (DOC-2025-
CITY COUNCIL STAFF REPORT
DATE: April 8, 2025
TO: City Council/City Manager
FROM: Debbie Chamberlain, Community Development Director By: Cindy Yee, Senior Planner
SUBJECT: Public Hearing: General Plan Amendment for Downtown Mixed Use – North (DMU-N) Sitewide Floor Area Ratio (FAR) Amendment (GPA 2024-0001), Zoning Ordinance Text Amendment for DMU-N Sitewide FAR Amendment (TA 2024-0003), and Environmental Review for the Proposed GPA and TA (ENVR 2025-0001)
EXECUTIVE SUMMARY
The Applicant is proposing an amendment to the City’s General Plan 2040 and the Zoning Ordinance to reduce the DMU-N minimum sitewide Floor Area Ratio (FAR) standard from the current 1.25 minimum to a 0.5 minimum. A minimum and maximum sitewide FAR identifies the intensity at which the City expects parcels to be developed. This public hearing is the first in a series of public hearings as required under San Ramon Municipal Code, Division D7 (Zoning Ordinance Administration).
RECOMMENDED ACTION
Staff recommends that the City Council receive the staff report, open the public hearing, and receive public comments, provide feedback to Staff, and continue the public hearing to the next City Council meeting scheduled on April 22, 2025.
BACKGROUND/DISCUSSION
Application: Description:
GPA 2024-0001 General Plan Amendment (GPA) to amend the Downtown Mixed Use - North (DMU-N) Minimum Sitewide Floor Area Ratio
TA 2024-0003 Zoning Ordinance (ZO) Text Amendment to amend the Downtown Mixed Use - North (DMU-N) Minimum Sitewide Floor Area Ratio ENVR 2025-0001 Environmental Review application for analysis of environmental impacts of the proposed Project and consistency with San Ramon General Plan 2040 Update EIR.
9.2 Packet Pg. 32
Applicant: Sunset Development Company
Property Owner(s): Various
Location: 205-acre area within the City Core and identified as Downtown Mixed Use - North Land Use and Zoning Designation (see Attachment A Vicinity Map)
Environmental Review/California Environmental Quality Act (CEQA) The proposed Project has been evaluated for consistency with the San Ramon General Plan 2040 Update EIR (General Plan EIR-State Clearinghouse No. 2022060549), certified by City Council Resolution No. 2023-132 on December 12, 2023. The General Plan EIR and related documents can be accessed at the following link:
https://www.sanramon.ca.gov/cms/One.aspx?portalId=10826130&pageId=17438187 The General Plan 2040 EIR evaluated the new mixed-use land use designations including DMUN and the proposed sitewide Floor Area Ratio (FAR) range of 1.25 to 2.75. The proposed changes made to the General Plan and Zoning Ordinance are strictly policy changes and do not propose new entitlements to any specific land use project and would not result in any direct physical changes to the environment. No amendments are proposed to the General Plan land use or zoning map or densities. The Project provides an opportunity to 1) lower the amount of building floor area in relation to the size of the parcel that a building is located on, and 2) may lower the intensity of development. The Project may result in lower “realistic” development analyzed by the General Plan EIR. Therefore, the proposed Project would result in no increase in the severity of impacts analyzed and disclosed in the General Plan EIR.
Noticing Requirements/Public Outreach
On March 28, 2025, a notice of the City Council’s April 8, April 22, and May 13, 2025 Public Hearings was mailed to property owners within a minimum of 300 ft. of the Downtown Mixed Use - North land use and zoning designation pursuant to Zoning Ordinance Section D7-24 Notice of Hearing. Additionally, all interested parties and agencies were also provided direct notice of the public hearing.
Background
The Applicant has filed a General Plan Amendment and Zoning Ordinance Amendment applications to reduce the minimum sitewide FAR standard from 1.25 to 0.50 for the DMU-N land use and zoning district. The Applicant owns 12 parcels (approximately 96.4-acres) within the 205-acre DMU-N zone, and to avoid spot-zoning just their properties, the requested FAR amendment would apply to the entire DMU-N land use and zoning district. No changes are proposed to the density range in the DMU-N, and the maximum FAR will remain at 2.75. The Applicant states in their written project description that the current minimum sitewide 1.25 FAR precludes the development within the full density range.
9.2 Packet Pg. 33
On February 11, 2025, the City Council and Planning Commission held a joint public hearing where they received an overview of the project from Staff and the Applicant, took public testimony, and asked questions/provided feedback regarding the proposed General Plan Amendment and Zoning Ordinance Text Amendment. The agenda packet, meeting minutes, and video recording of this meeting can be accessed at the following link on the City’s website:
sanramonca.iqm2.com/Citizens/FileOpen.aspx?Type=1&ID=3778&Inline=True <https://sanramonca.iqm2.com/Citizens/FileOpen.aspx?Type=1&ID=3778&Inline=True> On March 4, 2025, the Planning Commission held their second public hearing on the applications, received public comments, and provided feedback to Staff and the Applicant. The agenda packet, meeting minutes, and video recording of this meeting can be accessed at the following link on the City’s website:
sanramonca.iqm2.com/Citizens/FileOpen.aspx?Type=1&ID=3794&Inline=True <https://sanramonca.iqm2.com/Citizens/FileOpen.aspx?Type=1&ID=3794&Inline=True> On March 18, 2025, the Planning Commission held their third public hearing on the applications, received public comments, provided feedback to Staff and the Applicant, and closed the public hearing. The Planning Commission adopted Resolution No. 03-25, recommending approval of the General Plan Amendment, Zoning Ordinance Amendment, and Environmental Review applications to the City Council. Planning Commission’s Resolution No. 03-25 is provided as Attachment C to this staff report. The agenda packet, meeting minutes, and video recording of this meeting can be accessed at the following link on the City’s website:
sanramonca.iqm2.com/Citizens/Detail_Meeting.aspx?ID=5123 <https://sanramonca.iqm2.com/Citizens/Detail_Meeting.aspx?ID=5123> Joint Public Hearing Follow-Up Questions
At the joint public hearing, the City Council and Planning Commission requested additional information on three general questions. The first question was whether the change to the minimum sitewide FAR would continue to support the City’s General Plan policy and Housing goals. Staff’s review of the General Plan and the certified Housing Element (HE) has determined the change to the minimum sitewide FAR from 1.25 to 0.5 does not impact the certification of our Housing Element. The HE relies primarily on the age of buildings, land improvement value, vacancy rate, property owner interest, and density range to estimate the “realistic capacity” on a housing opportunity site and does not use FAR to estimate the HE capacity. The HE does not discuss minimum sitewide FAR and only identified that the new mixed-use zones would increase FAR limits which “allows for increased development opportunities…”.
The second request from the joint public hearing was a request for more background information on why the City adopted a minimum sitewide FAR in 2023 as part of the General Plan 2040 and Zoning Ordinance Update. Based on Staff’s research, the first discussion introducing the repeal of the North Camino Ramon Specific Plan (NCRSP) and creating new Mixed-Use designations (including DMU-N) was during the August 3, 2022 General Plan Mixed Use Ad Hoc Committee meeting. The concept was then brought to the full Planning Commission for consideration at their August 16, 2022 study session with the recommendation for the DMU-N to establish a “Floor Area Ratio (FAR) range expected to start at 1.0/1.5 with upper range to be set at a higher
9.2 Packet Pg. 34
allowance” in order to facilitate in-fill development. On September 13, 2022, the City Council held a similar study session to discuss the creation of new Mixed-Use designations. After discussing opportunities for infill development and how density ranges and FAR could be used in the Mixed-Use designations, both the Council and Commission expressed general support to repeal the NCRSP and move forward with the creation of DMU-N with this FAR framework.
At a follow-up General Plan Mixed Use Ad Hoc meeting on September 21, 2022, a development standards table was presented with the proposed minimum sitewide FAR range of 1.25 to 2.75.
The September 21, 2022 staff report provides the following discussion related to minimum and maximum sitewide FAR:
Minimum and Maximum Sitewide Floor Area Ratios (FAR). The minimum and maximum sitewide FARs have been increased from the existing maximum 0.7 FAR (up to 1.25 FAR with additional project amenities) to a starting minimum of 0.7 FAR in the Mixed Use Commercial and Residential Emphasis areas and minimum
1.25 FAR in the DMU-North. The new sitewide FAR ranges would increase the intensity of redevelopment and encourage new development to maximize the limited availability of land while maintaining retail opportunities.
Given the limited availability of land in the City core, the minimum sitewide FAR was intended to encourage intensification on redevelopment sites.
The third question from the joint meeting was related to the benefits or impacts of reducing the minimum sitewide FAR from 1.25 to 0.5. As discussed on February 11th, reducing the minimum sitewide FAR has the potential to increase redevelopment opportunity in the DMU-N by removing a governmental constraint that the Applicant has identified. While State Density Bonus law affords a property owner the ability to waive the City’s FAR development standard by increasing their commitment of lower income housing units, the standard could also be viewed as a barrier to development or increasing the cost to construct housing. Setting a new sitewide FAR range does not prevent redevelopment at the intensity that the General Plan envisioned, but it does give an applicant design flexibility to reduce building mass on their project site. This type of design flexibility in the DMU-N could potentially result in lower building heights, less residential building square footage/housing units, and/or more housing type options from singlefamily to high-rise.
The Applicant prepared a letter addressed to the City Council and Planning Commission, datereceived February 25, 2025 that expresses their purpose and intent for requesting the GPA and ZO amendment. The Applicant’s letter was previously provided via email to the Council in February and is also included as Attachment B to this staff report.
Minimum FAR Analysis
At the March 4th meeting, the Planning Commission requested Staff provide analysis on increasing the minimum DMU-N sitewide FAR from the Applicant’s requested 0.5 to a higher minimum sitewide FAR such as 0.7 or 0.75. In order to compare these three FAR scenarios, Staff prepared a table with all the DMU-N properties listed along with their acreage and existing FAR
9.2 Packet Pg. 35
using the current building square footage and evaluated the difference between a minimum 0.5,
0.7, and 0.75 minimum sitewide FAR (see Attachment D).
In terms of the impact of raising the minimum sitewide FAR from 0.5 to 0.7 or 0.75, the table shows how much more sq. ft. or how many more units may potentially be added to a site depending on the FAR. The table shows an increase in approximately 29% and 33% more building sq. ft. if the minimum FAR were to increase to 0.7 and 0.75, respectively. While requiring more sq. ft. (i.e. more dwelling units) through a higher minimum sitewide FAR could help the City achieve its RHNA faster, it also has the possibility to deter redevelopment if sites are not able to meet this higher development standard and market conditions. Because commercial projects would not be able to utilize State Density Bonus Law to waive the FAR standard, the higher minimum FAR could substantially impact the ability to redevelop these parcels. By creating a wider FAR range for a site using a base FAR of 0.5, this has the potential to encourage more redevelopment due to a lower barrier to develop and a consideration of a wider range of market trends. After discussion by the Planning Commission, the Commission concluded that the minimum 0.5 sitewide FAR would be the most appropriate for the DMU-N.
Tonight’s public hearing provides an opportunity for the City Council to review the proposed amendment, take public comment, and provide feedback to the Applicant and Staff. Should the City Council request additional information, material can be provided at future public hearings on the Project scheduled for April 22 and May 13, 2025 . The City has also engaged Native American tribes for tribal consultation as required by Senate Bill 18 (SB 18) for General Plan Amendments.
NEXT STEPS
Following this evening’s public hearing, Staff recommends continuing the public hearing to the next regularly scheduled City Council meeting on April 22, 2025.
FISCAL IMPACTS
All costs associated with processing the application are paid by the Applicant.
ATTACHMENT
A. DMU-N Vicinity Map
B. Applicant's Letter, date received February 25, 2025
C. Planning Commission Resolution No. 03-25
D. DMU-N FAR Analysis Table, dated March 18, 2025
9.2 Packet Pg. 36
VICINITY MAP
Downtown Mixed Use – North
Land Use and Zoning Designation
9.2.a
Packet Pg. 37
Attachment: A. DMU-N Vicinity Map (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use – North (DMU-N) Sitewide Developing a Better Way of Life Since Nineteen Fifty-One Alex Mehran Jr.
Sunset Development Company
2600 Camino Ramon, Suite 201
San Ramon, CA 94583
February 25, 2025
Mayor Armstrong and Members of the City Council
Chair Kuznik and Members of the Planning Commission
City of San Ramon
7000 Bollinger Canyon
San Ramon, CA 94583
Re: Bishop Ranch Density and Affordable Housing
Mayor Armstrong, Members of the City Council, Chair Kuznik and Members of the Planning Commission:
Thank you for hearing our proposed amendment to the DMU-North Sitewide Minimum FAR at the recent joint meeting. Discussing how the City is planned and developed at the Council and Planning Commission is a valuable opportunity for us as a company.
The General Plan Amendment requires multiple meetings of the City Council and Planning Commission. Given that, our approach was to use the first meeting to establish an understanding of what the Floor Area Ratio (FAR) is and how it impacts development in Bishop Ranch. We were planning to discuss how the FAR metric impacts affordable housing in subsequent meetings. Based on some of the discussion at the recent joint meeting, we felt that a written clarification and complete explanation was in order before subsequent meetings.
Executive Summary
• The two development standards in the DMU-North zone related to density, (i) Sitewide Minimum FAR and (ii) dwelling units per acre, are inconsistent with each other. Reducing the DMU-North Sitewide Minimum FAR to a threshold that is consistent with the dwelling unit per acre range would allow residential developments to comply with the City’s Inclusionary Housing Ordinance and no longer rely on State Density Bonus.
• The City’s Inclusionary Housing Ordinance allows alternates to on-site affordable housing including Land Dedication for the development of affordable housing.
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 2 • Sunset Development proposes to dedicate land for the development of standalone affordable communities, including a proposed development by Eden Housing at 2453 Camino Ramon (the Service Center). This proposal would deliver an incremental 100 homes over the State Density Bonus, offering deeper affordability in the San Ramon core.
• The affordable communities would also support the first two residential apartment communities in CityWalk, which spurs development adjacent to the DMU-North zone.
In this letter we have outlined the following:
• A reiteration of our overall goals with Bishop Ranch. • A discussion about the density metrics that are used in the General Plan, how they influence project design, and why we feel the current FAR requirements in the DMU zones are not in the City’s interests.
• Outline why State Density Bonus law was used to comply with the FAR requirements in the initial applications for the BR7 and BR11 projects. • Discuss why we are now seeking that the City reduce the FAR standard to allow us to implement an affordable housing plan that is not allowed under State Density Bonus law, but that we feel is highly favorable to the City.
Bishop Ranch
Bishop Ranch is evolving into a vibrant, walkable, mixed-use district integrating workplace, retail, entertainment, homes, and open space. We are implementing a land use vision to create this 585-acre district by infilling new uses into our long-standing office ecosystem. Executing this vision requires thoughtful planning of the entire 585 acres rather than focusing on individual parcels. As this vision rolls out, we are already seeing a virtuous cycle where:
• Diverse residential housing typologies broaden the labor force in San Ramon. • Businesses relocate and grow in San Ramon with our growing educated and skilled workforce.
• The residential uses create an evening and weekend population to support existing and new retail and commercial uses.
• Successfully occupied offices create demand for hotels, events, and entertainment.
Over the next 20 years, Bishop Ranch’s residential plan will set the standard for walkable, inclusive suburban downtowns. The proposed housing is distinct and diverse to accommodate all family types: singles, couples, young families, growing/grown families, empty nesters, and retirees making it possible for people to choose how they live.
Balancing complementary housing types, delivering affordable housing, and including
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 3 multifamily and single-family homes are essential to the success of Bishop Ranch and San Ramon.
Development Intensity and the San Ramon General Plan 2040 Two distinct standards exist in the General Plan 2040 for development intensity in the DMU zones. The first is FAR, which measures the total building square footage in relation to the site’s total area. The second is dwelling units per acre (du/ac), which measures the number of residential units per acre allowed on a project site.
Throughout the General Plan process in 2023, the primary measurement for residential intensity was du/ac. This is the only test that was used to calculate the Regional Housing Needs Assessment (RHNA) numbers for the Housing Element because it is widely used for residential density in the development and planning world. FAR is a test used for commercial development and is rarely applied to housing. This was further confirmed when Ms. Yee discussed prior usage of FAR in the City’s zoning code, which to our knowledge, has only ever been applied to our past commercial developments in Bishop Ranch.
At the very end of the General Plan 2040 process, a statement about FAR was added through red line to the zoning text. In fact, it remains redlined into the body of the text today on the City’s website:
My colleague Stephanie Hill presented a document at the meeting that showed where our recent projects fit in the FAR and du/ac spectrum. That presentation highlighted two important points:
1. The DMU-N Sitewide Minimum FAR of 1.25 and the DMU-N residential density range of 20-60 du/ac are inconsistent when applied to residential only projects. We summarized the data in that presentation with the table below showing that projects with a FAR above 1.25 do not fall within the 20-60 du/ac range.
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 4 Although the FAR and du/ac discrepancy could be solved by planning vertical mixed-use projects where commercial space is added (no additional dwelling units) to raise the FAR, there are downsides to doing that.
We have been advocates of horizontal mixed-use development over vertical mixed-use in San Ramon for over a decade, highlighting the benefits of separating commercial uses from residential. In dense cities with low land availability, vertical mixed-use is a good option for adding dynamic new places. Where horizontal mixed-use is possible, two distinct and superior projects near each other can be built providing better outcomes for both sets of users. I believe our thoughts on this have proven true with City Center’s 100% retail use. The project would not have been as successful with hundreds of residences looming over the square, and the residents will have better quality of life in the apartment communities across the street. In addition, vertical mixed-use projects are also incredibly difficult to deliver and are not economically viable in San Ramon today.
As a reference point, City Center has a FAR of 0.44.
2. The FAR standard of 1.25 results in 5-story buildings. Throughout this process, we have been thoughtful about balancing:
a. Density: Community members are wary about having San Ramon becoming a place filled with tall buildings and as a result we have focused density in the core areas around Bollinger where there is lower impact to the broader community. In areas around Norris Canyon and adjacent to Inverness Park, we have proposed two- and three-story buildings to respond to the community’s desires.
b. Delivery: 5+ story buildings are extremely capital intensive to deliver. The Related and hotel projects have remained stalled for over two years. The proposed developments with lower FAR will be delivered sooner and provide much needed near-term housing for the City.
Community FAR du/ac Max. Height
CityVillage 0.68 18.5 35'
BR 7/Bartlett 0.72 22.8 35'
BR 11/Trumark 0.83 25.3 35'
BR Affordable/Eden 1.74 89.3 85'
Belmont Village 1.41 Senior 85'
Related 1.93 69.1 85'
Avalon 2.00 79.6 85'
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 5 c. Community: Building 5+ story rental housing is difficult in today’s market, but building 5+ story condominium product is nearly impossible. The only for-sale option that is possible is the type of product that is being delivered at City Village at an FAR of 0.68. We do not want Bishop Ranch and the city core to only be a place for renters in smaller apartments. Developments like City Village (BR6), Bartlett (BR7), and BR11 (Trumark) establish an ownership presence in our downtown core.
Given these points, we feel that a variety of building heights tapering down to two and three stories approaching the existing neighborhoods to the north and south is the best outcome.
State Density Bonus & Affordable Housing
When the General Plan 2040 was finalized, we misinterpreted the redlined text related to FAR requirements for residential projects. Our conclusion from the table below was that for 100% residential projects, the FAR requirement was ‘Not Applicable’. This interpretation of the chart made sense to us, as it aligns with real estate industry standards – FAR being commonly applied to commercial developments, while du/ac is the standard for residential projects.
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 6 When the application for the BR11 project was submitted, City staff flagged that the project did not meet the Sitewide Minimum FAR requirement of 1.25. With significant time and funds already spent on the BR7 and BR11 projects, we made the tough decision to proceed using a waiver of the FAR under the State Density Bonus Law. This decision carefully considered that the density levels being proposed were in conformance with the Housing Element, were denser than many in the community desired, and were in alignment with our vision for Bishop Ranch.
As a commissioner pointed out at the meeting, using State Density Bonus waivers requires more of the 15% of units set aside for affordable to be sold at deeper affordability levels. In for-sale projects, the percentage of very low income homes required to qualify for State Density Bonus increases from 3.5% to 5.0%, for a total of 8 additional very low income homes at BR 7 (Bartlett) and BR 11 (Trumark) and 8 less low income homes.
The table below shows affordable unit counts required by affordability level for BR7 and BR11 under the two scenarios (State Density Bonus and San Ramon Inclusionary Housing Ordinance):
If it were not for the FAR standard, the projects could have been approved under the San Ramon Inclusionary Housing Ordinance and would not have been required to utilize the State Density Bonus law and its different income level requirements. Due to the FAR constraints and the need to rely on State Density Bonus, 8 units are shifted between affordability categories. In either case, 58 units of affordable housing are the result.
Our proposal as outlined below is to both increase the amount of lower affordability level units and increase well beyond the 58 unit total.
Inclusionary Housing Ordinance Homes Very Low Low Moderate Total Allocation 3.5% 4.0% 7.5% 15%
BR 7/Bartlett 190 6 9 14 29
BR 11/Trumark 195 6 9 14 29
Total 385 12 18 28 58
State Density Bonus Homes Very Low Low Moderate Total
Allocation 5.0% 2.5% 7.5% 15.0%
BR 7/Bartlett 190 10 5 14 29
BR 11/Trumark 195 10 5 14 29
Total 385 20 10 28 58
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 7 Bishop Ranch Affordable Proposal
We believe in delivering high quality, affordable housing in Bishop Ranch and doing so in a manner that is at the deepest levels, providing more units in a rental format that offers enduring support for lower income residents essential to our community. The reduced Sitewide Minimum FAR threshold, combined with the Land Dedication affordable strategy, increases the number of homes and level of affordability far above what would be provided under the State Density Bonus or San Ramon Inclusionary Housing Ordinance.
In total, we are proposing three affordable communities: land dedicated for two standalone developments to support the affordable housing obligations in DMU-North and the first two residential phases of CityWalk (Related and Avalon), and one for Orchards, described further below.
We are partnering with Eden Housing, an affordable housing developer, owner, and operator, to develop the first of these projects with a senior and family-oriented community on our Service Center site at 2453 Camino Ramon. The project was before the Planning Commission on February 4, 2025.
In addition to the Eden community, we are proposing another affordable development at the Bishop Ranch 8 redevelopment, which will deliver an additional 140-160 affordable homes.
The Bishop Ranch Affordable proposal includes a higher percentage of total affordable homes while adding the following benefits:
1. Standalone Affordable Rental Housing – Provides housing security while integrating resident-specific services to support long-term stability and well-being.
2. Targeted Communities – Designed for specific populations, including seniors and families who will benefit from housing in the San Ramon core and proximity to transit.
3. Proximity to Essential Services – Households benefit from access to jobs, schools, retail, medical facilities, parks, open spaces, the walking district, and a reduced dependence on cars.
4. Long-Term Affordability – Rental homes with high quality affordable operators offer deeper affordability and serve more households due to a shorter length of residency than with ownership. Renters avoid the financial burdens of down payments, maintenance costs, property taxes, and association fees.
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 8 Increased Affordable Housing Commitment
• Standalone affordable developments require the satisfaction of their own 15% affordable requirement, increasing the total number of affordable homes delivered to the community. For example, if 85 units are needed to satisfy the affordable requirement, 100 units would need to be constructed in the standalone building, the extra 15 homes for its own affordable requirement.
• In consideration of the change in tenure and the size of apartments versus for-sale homes, the proposal increases the affordable percentage on for-sale communities from 15% to 20%. Rental communities remain at 15%.
Bishop Ranch proposes to deliver 336 affordable homes, 104 more affordable homes than required to rely on the State Density Bonus law. The following table outlines the quantity of affordable homes proposed for the two projects versus the number of on-site units that would be required under the State Density Bonus:
• The State Density Bonus includes: 100 very low, 80 low and 52 moderate income homes. The Bishop Ranch Proposal includes all very low and low income homes.
State Density Bonus Homes Affordable
DMU-North/For-Sale
BR 7/Bartlett 190 29
BR 11/Trumark 195 29
BR 8 - 2025 Submittal 255 38
BR 12 - 2025 Submittal 66 10
Subtotal 706 106
CityWalk/Rental
Related 383 57
Avalon 457 69
Subtotal 840 126
Total Homes 1,546 232
Bishop Ranch Proposal Homes Affordable
DMU-North/For-Sale 706
CityWalk/Rental 840
Eden Service Center 200 198
BR 8 Affordable - 2025 Submittal 140 138
Total Homes 1,886 336
Net Increase of Homes 340 104
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 9 • The affordable developments include two homes for manager’s units, which are not income restricted.
CityWalk
When the CityWalk entitlement was completed, it included a provision allowing for standalone affordable buildings within the Project Area. We are proposing that the affordable homes being developed as described above would also be available to satisfy the 15% affordable requirements for the Related and Avalon projects, despite those projects being outside of the CityWalk boundary, but within Bishop Ranch and proximate to CityWalk.
With capital scarce for market rate apartment projects (Avalon and Related) and grant and other tax credit sources available for all affordable housing projects, this shift would assure that these market rate projects get started in the near term while delivering on affordable housing goals in a more impactful manner.
Orchards
We are proposing a third standalone affordable development at Orchards, which is included in the Orchards Development Application.
The Orchards affordable community is proposed to provide the affordable required for the for-sale homes being built at Orchards. Following the approach outlined above, the Orchards community would raise the affordable housing allocation for for-sale homes from 15% to 20%, while maintaining the 15% requirement for rental communities.
Because Orchards is within the DMU-South zone, it has the same FAR constraint as DMU-North. Along with the Orchards application, we have submitted a request to reduce the Sitewide Minimum FAR to conform to what we are proposing in DMU-North.
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed 10 Conclusion
Reducing the Sitewide Minimum FAR to a lower threshold would allow residential developments to comply with City code and no longer rely on State Density Bonus. Having been brought back into local compliance, the projects would be eligible to elect an Alternate Affordable Housing Implementation Strategy via the City’s Inclusionary Housing Ordinance which allows Land Dedication to facilitate affordable housing. These are the steps we are requesting to allow this execution.
Sunset’s intent is to provide more affordable housing at deeper affordability levels in a project format that delivers a more impactful outcome. As we always do, we will ensure that the projects are developed in the high-quality manner we are known for.
We look forward to further discussions on this with you and as always, appreciate your hard work and dedication to making our community the best it can be.
Sincerely,
Alex Mehran, Jr
President and CEO
9.2.b
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: B. Applicant's Letter, date received February 25, 2025 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use –
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Attachment: C. Planning Commission Resolution No. 03-25 (2025-17 : Public Hearing: General Plan Amendment for Downtown Mixed Use – Approved/Proposed Redevelopment
DMU-North Parcel Site Address Acres Sq. Ft. FAR Bldg. Sq. Ft. FAR Sq. Ft. du/acre City Village (formerly Bishop Ranch 6)* 2400-2440 Camino Ramon 31.1 1,352,538 587,467 0.43 - - - 0.68 914,826 18.5Bishop Ranch 7* 2527 Camino Ramon 12.6 550,598 0.50 276,081 - - - 0.72 396,080 22.8Bishop Ranch 11* 2301 Camino Ramon 11.1 483,080 0.32 156,174 - - - 0.83 401,715 25.3Bishop Ranch Service Center 2453 Camino Ramon 2.2 97,531 0.09 9,025 - - - 1.74 170,774 89.3 Bishop Ranch 8* 3000 - 5000 Executive Pkwy. 27.0 1,174,813 652,572 0.56 587,407 437 822,369 611 881,110 655 - - - Bishop Ranch 12 1 Annabel Lane 7.6 332,363 0.31 104,266 166,181 124 232,654 173 249,272 185 - - - Toyota* 2451 Bishop Drive 29.9 1,301,703 250,840 0.19 650,852 484 911,192 677 976,277 726 - - - Norris Canyon Rd. Office* 4600 Norris Canyon Road 5.6 243,519 0.40 96,882 121,760 91 170,463 127 182,639 136 - - - Bishop Ranch 9 2409 Camino Ramon 5.1 220,457 0.48 106,518 110,229 82 154,320 115 165,343 123 - - - Bishop Ranch 15 12647 - 12677 Alcosta Blvd. 30.6 1,332,500 823,695 0.62 666,250 495 932,750 693 999,375 743 - - - 24 Hour Fitness/UPS 4450 Norris Canyon Road 16.5 718,740 0.22 156,750 359,370 267 503,118 374 539,055 401 - - - Norris Canyon Rd. Office 4550 Norris Canyon Road 7.4 320,166 0.30 97,123 160,083 119 224,116 167 240,125 179 - - -Kaiser Medical 2300 Camino Ramon 3.7 162,478 0.45 73,276 81,239 60 113,735 85 121,859 91 - - -Bishop Ranch Veterinary 2000 Bishop Drive 2.8 123,362 0.13 15,895 61,681 46 86,353 64 92,522 69 - - - *Housing Opportunity Site**1,345 SF = average size of new multi-family for-sale unit, U.S. Census DMU-N Floor Area Ratio Analysis Table
March 18, 2025
Est. DU
with Min
0.5 FAR**
Est. DU
with Min
0.7 FAR**
Est. DU
with Min
0.75 FAR**
Land Area Existing Site
Min. SF to
meet 0.5
FAR
Min. SF to
meet 0.7
FAR
Min. SF to
meet 0.75
FAR
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Attachment: D. DMU-N FAR Analysis Table, dated March 18, 2025 (2025-17 : Public Hearing: General Plan
CITY COUNCIL STAFF REPORT
DATE: April 8, 2025
TO: City Council/City Manager
FROM: Denton Carlson, Police Chief
By: Denton Carlson, Police Chief
SUBJECT: San Ramon Police Department 2024 Annual Report
ATTACHMENT
A: San Ramon Police Department Annual Report Presentation
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9.3.a
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
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Attachment: A: San Ramon Police Department Annual Report Presentation (DOC-2025-5 : SRPD Annual Report 2024)
CITY COUNCIL STAFF REPORT
DATE: April 8, 2025
TO: City Council/City Manager
FROM: Christina Franco, City Clerk
By: Christina Franco, City Clerk
SUBJECT: Discussion of Possible Remote Participation for City Council Budget Workshops for Fiscal Year 2025/2026
RECOMMENDED ACTION
Provide clear direction to staff regarding the implementation of remote participation options for City Council Budget Workshops for FY 2025/2026.
BACKGROUND/DISCUSSION
In March 2020, the City introduced remote participation through Zoom for City Council, Commissions, and Committee meetings to improve accessibility and foster civic engagement, responding to the need for social distancing during the COVID-19 pandemic when in-person gatherings were unfeasible. The City continued this practice until October 9, 2023, when surrounding City Council meetings were continuously disrupted with hate speech. Most, if not all, surrounding cities have reverted to a traditional in-person meeting format and no longer offer remote participation options.
At the March 25, 2025, City Council meeting Vice Mayor Verose requested the option to allow the public to participate in the budget workshops via Zoom. Mayor Armstrong requested for this item to be placed on a City Council meeting agenda for further discussion.
Remote Participation Options
. One-time, FY2026 budget workshop specific remote participation . Ongoing remote participation for all Council meetings* *Note: this option does not include remote participation for commission or committee meetings
FISCAL ANALYSIS
The fiscal impact for fully implementing this request—depending on the direction Council provides—is estimated as follows and would be an unplanned General Fund expenditure:
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. Option #1: $79 per month x 2 staff x 3 months = $474
. Option #2: $79 per month x 4 staff x 12 months (annually): $3,792 Depending on the direction from the City Council, implementing remote participation for the FY 2025/2026 Budget Workshops may incur additional expenses. The $79 per month per license fee was pulled directly from the provider’s website and may be subject to price changes. The costs above are estimates made for illustrative purposes only. Option #2 will require further clarification from Council on whether to include commissions, committees, and/or boards.
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