Zentner Planning and Ecology completed entitlements for a 36-unit subdivision in the El Sobrante part of the City of Richmond. The project began initially as part of a Mitigation Bank program but we realized that the lower approximately 20-acre part of the site was better suited for a residential development. Accordingly, we processed a General Plan amendment and zoning change and, with the City, completed EIR and Tentative Tract Map approvals for the project. Key to receiving these approvals was our outreach work with the neighbors; as part of the project, we persuaded the local mass transit agency to run its buses down the primary thoroughfare adjacent to our site rather than along neighborhood streets. Canyon Oaks then became the largest housing project approved in this area for more than a decade.