Chapter V — Special Purpose Zone — San Ramon Zoning Code

Contents:

D2-22 - Purpose

D2-23 - Purposes of Special Purpose Zones

D2-24 - Special Purpose Zone Land Uses and Permit Requirements

D2-25 - Special Purpose Zone General Development Standards

D2-26- Special Purpose Zone Land Use Limitations and Additional Standards

D2-22 - Purpose

This Chapter lists the land uses that may be allowed within the special purpose 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.

D2-23 - Purposes of Special Purpose Zones

City of San Ramon, CA | Municipal Code

The purposes of the Special Purpose zones and the manner in which they are applied are as follows.

A. AG (Agriculture) zone. The AG zone is applied to areas of the City appropriate for large-scale agricultural operations and related open-space uses, where non-agricultural uses are limited to those incidental to agricultural operations and to mining activities, and where residential development is permitted only at very low density, compatible with low-intensity agriculture and keeping of livestock. Building intensity may be up to 0.10 FAR, and residential density is limited to one dwelling unit per 20 acres. The AG zone is consistent with and implements the Open Space land use classification of the General Plan.
B. OS-1 (Open Space) zone. The OS-1 zone is applied to areas of the City with large public or private sites of at least two contiguous acres, to be permanently designated for open-space use to maintain their natural unaltered state. The OS zone is consistent with and implements the Open Space land use classification of the General Plan.
C. OS-2 (Open Space) zone. The OS-2 zone is applied to areas of the City where privately owned land is suitable for passive recreational and limited agricultural purposes, and/or where lands subject to flooding, landslide, or other hazards should remain in open space. Building intensity may be up to 0.10 FAR, and residential density is limited to one dwelling unit per 20 acres. The OS zone is consistent with and implements the Open Space land use classification of the General Plan.
D. P (Parks and Recreation) zone. The P zone is applied to areas of the City with public and private recreation sites and facilities. Building intensity may be up to 0.10 FAR. The P zone is consistent with and implements the Parks land use classification of the General Plan.
E. GC (Golf Course) zone . The GC zone is applied to sites developed and used as golf courses, for the purpose of maintaining each site in golf course use, including closely related and supporting uses as allowed by Table 2-12. The GC zone implements and is consistent with the Golf Course designation of the General Plan.
F. PS (Public and Semi-Public) zone. The PS zone is applied to areas of the City with schools, hospitals and related medical offices, public and private meeting facilities, utilities, and quasipublic uses. Building intensity may be up to 0.35 FAR. The PS zone is consistent with and implements the Public and Semipublic land use classification of the General Plan.
G. M-1 (Medical Center) zone. The M-1 zone is applied to sites within the City of at least two acres, that are appropriate for clustered medical facilities that include an acute care hospital licensed in compliance with Health and Safety Code Section 1520 et seq., other inpatient medical care facilities, doctor's offices, and related services. Building intensity may be up to 0.35 FAR. The M-1 zone is consistent with and implements the Public and Semipublic land use classification of the General Plan.
H. M-2 (Health Facility) zone. The M-2 zone is applied to sites within the City of at least two acres, that are appropriate for facilities for outpatient medical services, excluding an acute care hospital as defined by the Health and Safety Code. Building intensity may be up to 0.35 FAR. The M-1 zone is consistent with and implements the Public and Semipublic land use classification of the General Plan.
I. PD (Planned Development) zone. The PD zone is applied to large parcels of land in order to reduce or eliminate the rigidity, delays, and conflicts that otherwise would result from application of zoning standards and procedures designed primarily for small parcels, and to:
1. Ensure orderly and thorough planning and review procedures that will result in quality urban design;
2. Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenity;

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Provide a mechanism whereby the City may authorize desirable developments consistent with the General Plan without inviting speculative rezoning applications, which, if granted, often could deprive other owners of development opportunities without resulting in construction of the proposed facilities;
Encourage allocation and improvement of common open space in residential areas, and provide for open space maintenance at the expense of those who will directly benefit from it; and
Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods.

Building intensity may be up to the maximum required by the General Plan land use classification applicable to the site. The PD zone is consistent with and implements all land use classifications of the General Plan.

D2-24 - Special Purpose Zone Land Uses and Permit Requirements

A. AG, OS-1, OS-2, P, GC, PS, M-1, and M-2 zones. Tables 2-11 and 2-12 identify the uses of land allowed by this Zoning Ordinance in the Special Purpose 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.

B. PD zone. Any permitted or conditional use allowed by this Zoning Ordinance may be authorized on a site in the PD zone through the approval of a Planned Development Permit in compliance with Section D6-25 (Planned Development Permits), or a Specific Plan, consistent with the General Plan land use designations applicable to the site. Prior to the approval of a Planned Development Permit or Specific Plan, the use of a site within the PD zone shall be limited to the uses existing as of the date the site was rezoned to apply the PD designation.

anned Development Permit in compliance with Section D6-25 (Planned Development Permits), or a Specific Plan, consistent with the General Plan land use designations applicable to the site. Prior to the approval of a Planned Development Permit or Specific Plan, the use of a site within the PD zone shall be limited to the uses existing as of the date the site was rezoned to apply the PD designation.

TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	P	P	P	Permitted	Permitted	Permitted	Permitted	Permitted	Permitted	Use,	Use,	Zoning	Zoning	Zoning	Zoning	Clearance	Clearance	may	may	be
																	prior			to
							2-11
														MUP			Minor				Use		Permit			required
						Uses			and
														UP			Conditional							Use	Permit				required
	Requirements									for		Special
														S			Permit				requirement							set	by	Specific	Use		Regulations
							Zones							ZC			Zoning				Clearance					required
														—			Use		not			allowed
LAND USE (1)														PERMIT				REQUIRED							BY		DISTRICT					Specific Use Regulations
														AG			OS-1							OS-2					P
AGRICULTURE				&	OPEN		SPACE				USES
Agricultural product processing														MUP			—							—					—
Animal husbandry														UP			—							UP					—
Animal husbandry - Grazing only														P			MUP							MUP					—
Crop production, horticulture, orchard, vineyard														P			—							MUP					MUP
Surface mining														UP			—							—					—
INDUSTRY,		MANUFACTURING									&	PROCESSING,			WHOLESALING
Storage-Personal storage facility(mini-storage)														—			—							—					UP			D2-26
RECREATION,			EDUCATION					&		PUBLIC			ASSEMBLY			USES
Commercial recreation facility- Indoor														—			—							—					MUP			D4-30
Commercial recreation facility- Outdoor														—			—							—					UP			D4-30

City of San Ramon, CA | Municipal Code

TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-11 Allowed Uses and Permit Requirements for Special Purpose Zones	P	Permitted	Permitted	Permitted	Permitted	Permitted	Permitted	Use,	Use,	Zoning C	Zoning C	Zoning C	Zoning C	learance	learance	may	may	be
								prior			to
							MUP	Minor				Use		Permit			required
							UP	Conditional							Use	Permit				required
							S	Permit				requirement							set	by	Specific	Use		Regulations
							ZC	Zoning				Clearance					required
							—	Use		not			allowed
LAND USE (1)							PERMIT		REQUIRED							BY		DISTRICT					Specific Use Regulations
							AG	OS-1							OS-2					P
Equestrian facility							P	—							—					UP
Fitness/health facility							—	—							—					UP
Golf course							—	—							UP					UP
Library, museum, gallery							—	—							—					P
Meeting facility, publicor private							UP	—							—					UP
Park and recreation facilities, public or private							—	—							—					UP
Sports and active recreation facility							—	—							—					UP
RESIDENTIAL				USES
Caretaker Quarters							MUP	—							—					—
Residential care- 6 or fewer clients							P	—							P					—
Single-familydwelling							P	—							MUP					—
RETAIL	TRADE
Accessory retailand services							—	—							—					P
Eatingand drinkingestablishment-Accessory							—	—							—					MUP			D2-26
Farmer's market, Ongoing							—	—							—					MUP
SERVICES		-	BUSINESS,		FINANCIAL,	PROFESSIONAL
Office– Accessory							—	—							—					MUP
Office –Government							—	—							—					UP
SERVICES - GENERAL
Child day care center							—	—							—					UP
Lodging-Bed and breakfast inn							MUP	—							—					—			D4-27
Maintenance and service facility							—	—							—					UP
Public safety facility							UP	—							—					UP
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Utility facility							UP	UP							UP					UP
Utility infrastructure							P	UP							UP					P
Wireless telecommunications facility							S	S							S					S			D4 Chapter IV
Notes: 1.SeeDivision D8for land use definitions
Key to Zoning District Symbols	Key to Zoning District Symbols	Key to Zoning District Symbols	Key to Zoning District Symbols
---	---	---	---
AG	Agriculture	P	Parks and Recreation
OS-1, 2	Open Space

City of San Ramon, CA | Municipal Code

TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	P	P	P	Permitted	Permitted	Permitted	Permitted	Permitted	Permitted	Use,	Use,	Zoning	Zoning	Zoning	Zoning	Clearance	Clearance	may	may	be
															prior			to
												MUP			Minor				Use		Permit			required
												UP			Conditional							Use	Permit				required
												S			Permit				requirement							set	by	Specific	Use		Regulations
												ZC			Zoning				Clearance					required
												—			Use		not			allowed
LAND USE (1)												PERMIT				REQUIRED							BY		DISTRICT					Specific Use Regulations
												GC			PS							M-1					M-2
INDUSTRY,			MANUFACTURING					&	PROCESSING,				WHOLESALING
Media production												—			UP							—					—
RECREATION,				EDUCATION		&	PUBLIC				ASSEMBLY			USES
Golf course												UP			UP							—					—
Library, museum, gallery												—			MUP							—					—
Meeting facility, public or private												—			MUP							—					—
Park and recreation facilities, public or private												—			MUP							—					—
Park and recreation facilities, public or private - 2 ac. or less												UP			MUP							—					—
School- Public or private												—			MUP							—					—
School - Specialized education/training												—			MUP							—					—
RESIDENTIAL USES
Caretaker Quarters												—			MUP							—					—
Residential care - 7 or more clients												—			UP							—					—
RETAIL	TRADE
Accessory retail and services												UP			P							P					P
Eating and drinking establishment - Accessory												—			MUP							MUP					MUP
Farmer's market, Ongoing												—			MUP							—					—
Pharmacy, medical supplies												—			—							P					P
Retail, general												—			—							P2					P2
SERVICES		-	BUSINESS,		FINANCIAL,					PROFESSIONAL
Medical services - Clinic, laboratory, urgent care												—			UP							P					MUP
Medical services - Doctor Office												—			MUP							P					P
Medical services - Extended care												—			UP							P					P
Medical services - Hospital, acute care												—			UP							P					—
Medical services - Hospital, physical rehabilitation												—			—							P					P
Medical services - Hospital, psychiatric/chemical dependency												—			—							P					P
Office - Accessory												UP			P							—					—
Office - Government												—			UP							—					—
SERVICES		-	GENERAL
Adult day care												—			UP							—					—
Child day care center												—			UP							UP					UP
Lodging - Bed and breakfast inn												—			—							—					—
Maintenance and service facility												—			UP							—					—

City of San Ramon, CA | Municipal Code

TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	TABLE 2-12 Allowed Uses and Permit Requirements for Special Purpose Zones	P	Permitted	Permitted	Permitted	Permitted	Permitted	Permitted	Use,	Use,	Zoning	Zoning	Zoning	Zoning	Clearance	Clearance	may	may	be
											prior			to
				2-12
										MUP	Minor				Use		Permit			required
			Uses		and
										UP	Conditional							Use	Permit				required
	Requirements					for	Special
										S	Permit				requirement							set	by	Specific	Use		Regulations
				Zones						ZC	Zoning				Clearance					required
										—	Use		not			allowed
LAND USE (1)										PERMIT		REQUIRED							BY		DISTRICT					Specific Use Regulations
										GC	PS							M-1					M-2
Public safety facility										—	P							P					UP
TRANSPORTATION,		COMMUNICATIONS						&	INFRASTRUCTURE
Heliport										—	UP							UP					UP			D4-32
Solid waste transfer station										—	UP							—					—
Transportation service dispatch facility										—	—							P					MUP3
Transit station										—	UP							—					—
Utility facility										—	UP							UP					UP
Utility infrastructure										—	P							P					P
Wireless telecommunications facility										S	S							S					S			D4 Chapter IV
Notes: 1. SeeDivision D8for land use definitions. 2. Limited to ground floor of hospital or medical office building, with no establishment exceeding 1,000 square feet. 3.Minor Use Permitrequired if located within 1,000 feet of an R zone or site occupied by a school or park. Conditions may limit vehicle speed and/or the use of sirens.
Key to Zoning District Symbols	Key to Zoning District Symbols	Key to Zoning District Symbols	Key to Zoning District Symbols
---	---	---	---
GC	Golf Course	M-1	Medical Center
PS	Public and Semipublic	M-2	Health Facility

(Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

D2-25 - Special Purpose Zone General Development Standards

A. AG, OS-1, OS-2, P, and PS zones. 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 specified by the Use Permit required for the project by Tables 2-11 and 2-12; except that if the Use Permit does not regulate a development feature that is regulated by an abutting primary zone, or if a Use Permit is not required, the regulations of the abutting primary zone shall apply to each adjacent portion of an AG, OS-1, OS-2, P, or PS zone, as applicable. The applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance shall also apply to proposed development and new land uses in the AG, OS-1, OS-2, P, or PS zones.
B. GC zone 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 specified by the Use Permit required for the project by Table 2-12, except as identified in Subsections B.1 and B.2, below. The applicable development standards (e.g., landscaping, parking, signs, etc.) in Division D3 of this Zoning Ordinance shall also apply to development and new land uses proposed in the GC zone.

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Height limit . No structure shall exceed a height of one story or 24 feet.
Floor area ratio. The maximum allowable floor area ratio (FAR) for all structures on the project site shall not exceed 0.10.

C. PD zone development standards.
1. Minimum site area. The minimum net area of a PD zone shall be 10 acres, provided that a PD zone may be subdivided in compliance with an approved Planned Development Permit or Specific Plan. A site that does not meet the minimum acreage or lot width requirement may be developed, provided that the development proposal includes adjoining parcels which collectively meet the minimum development standards. It is not necessary for the collective properties to be under the same control and/or ownership. The review authority may reduce the 10 acre requirement where it determines that the proposed project will provide substantial public benefit.
2. Residential density. Except where a density bonus is granted in compliance with the City's density bonus regulations, the total number of dwelling units in a PD zone shall not exceed the maximum number permitted by the General Plan density for the total area of parcels designated for residential use and for open space excluding area devoted to public and private streets, areas with a slope of 20 percent or more, areas with a maximum elevation of 40 feet and areas with a minimum contiguous area of three acres.

s, the total number of dwelling units in a PD zone shall not exceed the maximum number permitted by the General Plan density for the total area of parcels designated for residential use and for open space excluding area devoted to public and private streets, areas with a slope of 20 percent or more, areas with a maximum elevation of 40 feet and areas with a minimum contiguous area of three acres.

Other development regulations. Other development regulations shall be as prescribed by the PD Plan, provided that the minimum setback requirements for front, corner-side, side and rear yards may not be reduced by more than 20 percent from those of the base zone that would otherwise apply.
Mixed use component. Each PD development proposal shall consider a mixed use development strategy. This strategy should include a horizontal and/or vertical integration of project types (i.e., residential adjacent to commercial/office or residential above commercial). If this approach is determined to be infeasible by the applicant it shall be the obligation of the applicant to substantiate this before the Commission.

D. M-1 and M-2 zone 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 2-13, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance.

TABLE	TABLE	TABLE	2-13	M-2	DEVELOPMENT	DEVELOPMENT	DEVELOPMENT	DEVELOPMENT	STANDARDS	STANDARDS	STANDARDS	STANDARDS	STANDARDS
Development Feature			Requirement						by	Zone
			M-1					M-2
Minimum lot size			Minimum area and widthforparcelsproposed in new subdivisions.
Area (net)			10 acres					2 acres
Width			650	ft				150					ft
Depth			Determined			through		subdivision				process.
Setbacks			Minimum setbacks required. See SectionD3-10 for exceptions, and allowed projections into setbacks.
Front			35	ft				20					ft
Side -	Interio	r (each)	30	ft				15					ft
Side -		Corner	35	ft				20					ft
Rear			20	ft				15					ft
Accessorystructures			See		Section	D4-26	(Accessory				Structures)
Lot coverage, FAR			Maximum percentage of totallot area that may be covered by structures, and maximumfloor area ratio (FAR).

City of San Ramon, CA | Municipal Code

TABLE	TABLE	TABLE	2-13	M-2	DEVELOPMENT	DEVELOPMENT	DEVELOPMENT	DEVELOPMENT	DEVELOPMENT	DEVELOPMENT	STANDARDS	STANDARDS	STANDARDS	STANDARDS	STANDARDS	STANDARDS
Development Feature			Requirement								by		Zone
			M-1							M-2
Lot		coverage	30%							N.A.
FAR			0.35							0.35
Height limit			Maximum allowable height of structures. See SectionD3-6 (Height Limits and Exceptions)for height measurement requirements, and height limit exceptions.
Maximum	height		40	ft						35						ft
Landscaping			See		D3 Chapter II			(Landscape				Design			Standards)
Parking			See			D3 Chapter III			(Parking				and	Loading)
Signs			See				D3 Chapter IV					(Signs)

D2-26- Special Purpose Zone Land Use Limitations and Additional Standards

A. Self-storage - P zone requirements - Self-storage. Self-storage facilities are limited to appropriate portions of the Southern Pacific right-of-way in the P zone which feasibly combine adequate public access and visual compatibility with surrounding land uses, and the Iron Horse Trail. The review authority may impose conditions of approval including screening and buffering, landscaping, lighting, and security to ensure compatibility with surrounding land uses.
B. Eating and drinking establishment - M-1, M-2, P and PS zone requirements. An eating and drinking establishment is permitted as an accessory use in a cultural, park, commercial recreation and entertainment facility or medical institution, occupying no more than 10,000 square feet on any individual site in the P zone and 5,000 square feet in the PS zone, if there is no separate entrance or sign along a street frontage. An additional 10,000 square feet of space may be allowed for banquet rooms and conference facilities in the P zone with Use Permit approval.