Chapter III — Mixed Use Zones

Contents:

D2-11 - Purpose

D2-12 - Purposes of Mixed Use Zones

D2-13 - Mixed Use Zone Land Uses and Permit Requirements

D2-14 - Mixed Use Zone General Development Standards D2-15 - Mixed Use Zone Additional Development Standards

D2-11 - Purpose

This Chapter lists the land uses that may be allowed within the Mixed Use zones established by Section D1-7 (Zoning Map and Zones), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

Effective on: 1/11/2024

D2-12 - Purposes of Mixed-Use Zones

The purposes of the individual Mixed-Use zones and the manner in which they are applied are as follows:

• A. MUX (Mixed-Use Commercial Emphasis) zone. The purpose of the Mixed-Use Commercial Emphasis (MUX) zone is to provide areas for an integrated neighborhood, primarily to enhance existing and promote new commercial uses (retail and/or office) with complementary residential uses. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. The MUX zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residential uses located behind or above the primary commercial uses. Development could be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUX zone, a nonresidential 0.45 FAR minimum is established to maintain retail square footage. The MUX sitewide FAR range is 0.7 to 2.0.

• B. MUR (Mixed-Use Residential Emphasis) zone. The purpose of the Mixed-Use Residential Emphasis (MUR) zone is to provide areas for an integrated neighborhood, with a combination of primarily residential uses mixed with complementary office and commercial uses. The MUR zone provides housing infill opportunities on existing small and mid-size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUR zone, a residential 0.5 FAR minimum is established to maintain and encourage residential development within this zone. The MUR sitewide FAR range is 0.7 to 2.0.

al parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUR zone, a residential 0.5 FAR minimum is established to maintain and encourage residential development within this zone. The MUR sitewide FAR range is 0.7 to 2.0.

• C. DMU-N (Downtown Mixed-Use - North) zone. The purpose of the Downtown Mixed-Use - North (DMU-N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian-friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density. Development can be vertical mixed use or stand-alone residential in proximity to nearby commercial uses with a horizontal mixed-use configuration. The DMU-N sitewide FAR range is 0.5 to 2.75.

• D. DMU-S (Downtown Mixed-Use - South) zone. The purpose of the Downtown Mixed-Use - South (DMU-S) zone is to encourage an integrated transit-oriented and mixed use neighborhood, extending

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the activity of City Center across Bollinger Canyon Road with shops, offices, and a diversity of housing opportunities set in an urban environment of walkable streets, parks and trails. The intent is to promote a broad mix of uses which incorporates a transition of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residential uses located behind or above the primary commercial uses in close proximity to transportation networks. The allowed density in the DMU-S zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations. The DMU-S sitewide FAR range is 1.25 to 2.75.

ore vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations. The DMU-S sitewide FAR range is 1.25 to 2.75.

• E. CCMU (City Center Mixed Use) zone. This designation applies to City Center Bishop Ranch and the adjacent BR-2600 property in the core area of San Ramon. It is intended to foster a vibrant, integrated and cohesive mix of civic, retail, office, residential and open space uses and promote a walkable, bikeable environment at the physical center of the city. The CCMU designation is also intended to create a vital, attractive destination for people from other parts of the city and the region. Development intensities of up to 0.70 FAR are permitted, with additional FAR, up to a maximum of 1.35, allowed for projects that include such elements as affordable housing; significant public benefits and/or amenities such as public art and plazas, public facilities; and/or a transit facility nearby or in proximity. The allowable residential density range is 22 dwelling units per acre up to 50 dwelling units per acre. Development should reflect high quality design, with integrated open space and recreational and/or cultural amenities, as well as opportunities for workforce housing. Structured parking may be required.

(Ord. No. 522, § 6, 12/12/2023; Ord. No. 529, § 1,2, 05/13/2025)

Effective on: 6/12/2025

D2-13 - Mixed-Use Zone Land Uses and Permit Requirements

• A. Allowable Land Uses and Permit Requirements. Table 2-6 identifies the uses of land allowed by this Zoning Ordinance in the Mixed-Use Zones, and the land use permit required to establish each use. The uses of land allowed in Table 2-6 (other than the residential uses) only applies to the nonresidential component of the Mixed-Use zone. Businesses located within the residential component of the Mixed-Use zone are limited to those established through a Home Occupation Permit.

• B. Specific Use Regulations. Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of the Zoning Ordinance may also apply.

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(Ord. No. 522, § 6, 12/12/2023; Ord. No. 526, § 1,2, 11/12/2024; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

D2-14 - Mixed-Use Zone General Development Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-7, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance.

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(Ord. No. 522, § 6, 12/12/2023; Ord. No. 529, § 1,2, 05/13/2025)

Effective on: 6/12/2025

D2-15 - Mixed-Use Zone Additional Development Standards

• A. Daylight plane requirement. A proposed structure shall not intercept a 30-degree daylight plane inclined inward at a residential zone property line and/or I-680 freeway property line. The 30-degree daylight plane shall be measured from:

  1. A height of 6 to 8 feet above existing grade, as required by section D3-4.F, at the R zone property line and/or I-680 freeway property line for a site in a MUX, MUR, DMU-N, and DMU-S zone; and

  2. A height of 12 feet above existing grade at the R zone boundary line and/or I-680 freeway property line for a site in the CCMU zone.

The 30-degree daylight plane shall be measured from the required height above the existing site grade regardless of the site grade on either side of the property line.

• B. Mixed use project development standards. A mixed-use project shall comply with the following requirements. A mixed-use project combines a mix of uses on the same site. In all MU zones, the residential units of mixed-use projects can be located above the nonresidential uses (vertical mixeduse), or can be a horizontal mixed-use which provides residential at ground level.

  1. Design considerations. A mixed-use project shall be designed in compliance with the adopted Objective Design and Development Standards.

  2. Mix of uses. A mixed-use project may combine residential uses with any other use allowed in the MU zones; provided that where a mixed-use project is proposed with a use that is required to have Use Permit approval, the entire mixed-use project shall be subject to that permit requirement.

  3. Site layout and project design standards. Each mixed-use project shall comply with the property development standards of the applicable zone, and the following requirements.

     • a. Location of residential units. The location of residential units shall comply with the standards prescribed in this Section.

     • b. Parking. To encourage the development of both residential and nonresidential uses in mixeduse zones, the use of shared parking provisions shall be incorporated between the residential and nonresidential uses.

     • c. Loading areas. Nonresidential loading areas shall be located away from residential units and shall be screened from view from the residential portion of the project to the maximum extent feasible.

     • d. Refuse and recycling areas. Areas for the collection and storage of refuse and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses.

4. Performance standards. In the MU zones, the following requirements shall apply.

   • a. Lighting. Lighting for nonresidential uses shall be shielded to limit impacts on the residential units.

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• b. Noise. Each residential unit shall Figure 2-2 - Daylight Plane Requirement be designed and constructed to minimize adverse impacts from nonresidential project noise, in compliance with the City's Noise Ordinance.

• (Ord. No. 522, § 6, 12/12/2023; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

Chapter IV – Commercial, Office and Industrial Zones

Contents:

D2-17 - Purpose

D2-18 - Purposes of Commercial, Office and Industrial Zones

D2-19 - Commercial, Office and Industrial Land Uses and Permit Requirements

D2-20 - Commercial, Office and Industrial General Development Standards

D2-21 - Standards for Specific Commercial, Office and Industrial Zones

D2-17 - Purpose

This Chapter lists the land uses that may be allowed within the Commercial, Office and Industrial Zones established by Section D1-7 (Zoning Map and Zones), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

D2-18 - Purposes of Commercial, Office and Industrial Zones

The purposes of the individual Commercial, Office and Industrial zones and the manner in which they are applied are as follows.

• A. OA (Administrative Office) zone. The OA zone is applied to areas of the City appropriate for major office buildings, support facilities, and compatible commercial uses within landscaped environments that are protected from the more intense levels of activity associated with retail commercial development. Building intensity may be up to 0.45 FAR. The OA zone is consistent with and implements the Office land use classification of the General Plan.

• B. OL (Limited Office) zone. The OL zone is applied to areas of the City appropriate for offices and limited retail uses, subject to development standards that prevent significant adverse effects on adjacent uses. Building intensity may be up to 0.45 FAR. The OL zone is consistent with and implements the Office land use classification of the General Plan

• C. CC (Community Commercial) zone. The CC zone is applied to areas of the City appropriate for retail shopping centers containing a wide variety of commercial establishments, including stores selling a wide variety of products, restaurants, commercial recreation, service stations, and business, personal and financial services. Building intensity may be up to 0.35 FAR. The CC zone is consistent with and implements the Retail Shopping land use classification of the General Plan.

ropriate for retail shopping centers containing a wide variety of commercial establishments, including stores selling a wide variety of products, restaurants, commercial recreation, service stations, and business, personal and financial services. Building intensity may be up to 0.35 FAR. The CC zone is consistent with and implements the Retail Shopping land use classification of the General Plan.

• D. CT (Thoroughfare Commercial) zone. The CT zone is applied to areas near freeways, appropriate for businesses predominately serving the needs of the community and traveling public. Appropriate land uses within this zone include lodging, automobile service stations, restaurants, and retail uses. Personal services may also be permitted to serve adjacent residential neighborhoods. Building

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intensity may be up to 0.50 FAR. The CT zone is consistent with and implements the Thoroughfare Commercial land use classification of the General Plan.

• E. CR (Commercial Recreation) zone. The CR zone is applied to areas of the City appropriate for golf courses, sports and fitness clubs, and outdoor commercial recreation facilities at intensities of up to 0.35 FAR. The CR zone is consistent with the Commercial Recreation land use classification of the General Plan.

• F. MC (Mixed Commercial) zone. The MC zone is applied to areas of the City appropriate for an integrated mix of non-residential uses only, including retail, services, and offices at intensities of up to 0.70 FAR. Development should be integrated with open space and recreational and/or cultural amenities. Structured parking may be required. The MC zone is consistent with and implements the Mixed Commercial land use classification of the General Plan.

(Ord. No. 522, § 6, 12/12/2023; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

D2-19 - Commercial, Office and Industrial Land Uses and Permit Requirements

Table 2-8 identifies the uses of land allowed by this Zoning Ordinance in the Commercial, Office and Industrial zones, and the land use permit required to establish each use, in compliance with Section D2-3 (Allowable Land Uses and Permit Requirements).

Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

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(Ord. No. 522, § 6, 12/12/2023; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

D2-20 - Commercial, Office and Industrial General Development Standards

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-9 and 2-10, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance.

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(Ord. No. 522, § 6, 12/12/2023; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

D2-21 - Standards for Specific Commercial, Office and Industrial Zones

• A. Daylight plane requirement – Commercial and Office zones. Where required by the applicable commercial, office or industrial zone, a proposed structure shall not intercept a 30-degree daylight plane inclined inward at the residential zone property line. The 30-degree daylight plane shall be measured from:

  1. A height of six to eight feet above existing grade, as required by section D3-4.F, at the R zone property line for a site in a commercial zone; and

2. The 30-degree daylight plane shall Figure 2-3 - Daylight Plane Requirement be measured from the required height above the existing site grade regardless of the site grade on either side of the property line. (Ord. No. 534, § 1 (Exh. A-1), 10/14/2025) Effective on: 11/13/2025