Title D — ZONING›Division D2 — Allowable Land Uses and Zoning Standards

Chapter VI — Overlay Zones

San Ramon Zoning Code · 2026-06 edition · ingested 2026-07-06 · San Ramon

Contents:

D2-27 - Purpose

D2-28 - Applicability of Overlay Zones

D2-29 - Height Limit (-H) Overlay Zone

D2-30 - Interim Study (-IS) Overlay Zone

D2-31 - Landmark (-L) Overlay Zone

D2-32- Reserved

D2-33 - Senior Housing (SH) Overlay Zone

D2-27 - Purpose

This Chapter regulates new and existing structures and land uses in the overlay zones established by Section D1-7 (Zoning Map and Zones). The provisions of this Chapter provide guidance for development in addition to the standards and regulations of the primary zones, where important site, environmental, safety, compatibility, or design issues require particular attention in project planning.

D2-28 - Applicability of Overlay Zones

The provisions of this Chapter apply to proposed land uses and development in addition to all other applicable requirements of this Zoning Code. Any perceived conflict between the provisions of this Chapter and any other provision of this Zoning Ordinance shall be resolved in compliance with Section D1-5 (Rules of Interpretation).

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  • A. Mapping of overlay zones. The applicability of any overlay zone to a specific site is shown by the overlay zone Zoning Map symbol established by Section D1-7 (Zoning Map and Zones), being appended as a suffix to the symbol for the primary zone on the Zoning Map.

  • B. Application of overlay zones to property. The overlay zones are applied to property through the rezoning process in compliance with Chapter D7-III (Amendments), subject to any specific rezoning requirements of the applicable overlay zone. The rezoning of property to apply an overlay zone may be initiated by either the City or the property owner, except where initiation is otherwise restricted by this Chapter for a specific overlay zone.

  • C. Allowed land uses, permit requirements, development standards. Except as may be otherwise provided by this Chapter for a specific overlay zone:

    1. Any land use normally allowed in the primary zone by this Chapter may be allowed within an overlay zone, subject to any additional requirements of the overlay zone;

    2. Development and new land uses within an overlay zone shall obtain the land use permits required by this Chapter for the primary zone; and

    3. Development and new land uses within an overlay zone shall comply with all applicable development standards of the primary zone, except as modified by this Chapter.

D2-29 - Height Limit (-H) Overlay Zone

  • A. Purpose. The Height Limit (-H) overlay zone is intended to control the location of structures which exceed the height limits of a primary zone, and to ensure that the appearance and effects of commercial and office buildings are harmonious with the character of their surroundings, and to minimize the impact of commercial and office development on adjacent Residential Zones.

  • B. Applicability. The -H overlay zone shall be applied to each parcel in the OA zone that has an existing and/or approved but unbuilt structure that exceeds 55 feet in height, and to each parcel in a commercial zone with an existing and/or approved structure that exceeds 50 feet in height as of the effective date of the ordinance establishing this overlay zone.

  • C. Development regulations. Proposed development and new land uses within the -H overlay shall comply with the development regulations of the applicable primary zone, except as follows.

    1. A major department store within a retail center of a regional context providing a minimum 400,000 gross square feet of retail shall be allowed a maximum height of up to 70 feet.

    2. An office building may be allowed a maximum height of up to 75 feet provided that building architecture incorporates a varying roof plane to add variation in the structures' appearance.

    3. An existing structure with a height in excess of 55 feet, shall not be permitted to increase its height except through the approval of a Variance in compliance with Section D6-29.

    4. Each approved but unbuilt structure with an entitlement and/or development agreement to build at a height over 55 feet, shall be built only to the maximum height permitted by the conditions of approval of its entitlement and/or development agreement.

D2-30 - Interim Study (-IS) Overlay Zone

  • A. Purpose. The Interim Study (-IS) overlay zone is intended to allow discretionary review of development proposals in areas where changes in the General Plan or zoning regulations are contemplated or under study.

  • B. Applicability. The -IS overlay may be combined with any primary zone established by Section D17 (Zoning Map and Zones).

  • C. Application to property.

    1. Prior to approving an amendment reclassifying land to an -IS zone, the Commission and Council shall approve a study plan that identifies regulatory problems and identifies the land

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use and development issues to be resolved for the area proposed for rezoning to the -IS overlay zone.

  1. An ordinance applying the -IS overlay shall contain a provision terminating the -IS designation two years from its effective date. An ordinance establishing an -IS zone may be amended, reenacted, or superseded by a zoning map amendment adopted in compliance with Chapter D7-III (Amendments).

  • D. Permit requirements. Use Permit approval shall be required for establishment of any new or expanded use allowed in the primary zone. A Use Permit application that has been denied, or approved subject to conditions unacceptable to the applicant, may be resubmitted on or after the effective date of a zoning map and/or text amendment that supersedes an -IS overlay zone designation.

  • E. Required findings. In addition to the findings required for Use Permit approval by Section D6-28 (Use Permits and Minor Use Permits), and any additional findings that may be required by the study plan required by Subsection C. for a specific use type, Use Permit approval shall require a finding that the proposed use will not conflict with the land use and development policies established for the area at the time the -IS zone was adopted.

  • F. Development regulations. Proposed development and new land uses shall comply with the development regulations of the primary zone in addition to any requirements imposed through Use Permit conditions of approval.

D2-31 - Landmark (-L) Overlay Zone

  • A. Purpose. The Landmark (-L) overlay zone is intended to implement the General Plan by:

    1. Preventing the demolition, destruction, alteration, misuse, or neglect of historic or architecturally significant buildings that form an important link to San Ramon's past.

    2. Promote the conservation, preservation, protection, and enhancement of each landmark district.

    3. Stimulate the economic health and visual quality of the community and stabilize and enhance the value of property.

    4. Encourage development tailored to the character and significance of each landmark district through a Conservation Plan that includes goals, objectives, and design guidelines and development criteria.

    5. Provide a mechanism to resolve conflicts in an orderly fashion between goals of landmark preservation and alternative land uses.

  • B. Applicability.

    1. Primary zones. The -L overlay zone may be combined with any zone established by Section D1-7 (Zoning Map and Zones).

    2. Exempt projects. The requirements of this Section shall not apply to a project initiated prior to the effective date of an ordinance establishing an -L overlay zone or designating a landmark.

      • a. The project shall be considered a nonconforming use, subject to Chapter D7-I (Nonconforming Uses, Structures, and Parcels).

      • b. For the purposes of this Subsection, a project shall be deemed initiated if an application, plans, and materials for concept or development plan review have been filed and accepted as complete.

  • C. Definitions. Definitions of technical terms and phrases used in this Section may be found in Division D8 (Glossary) under "Landmark."

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  • D. Procedure for designating property. An area of the community, a site, and/or a structure may be designated with the -L overlay zone in compliance with the following requirements.

    1. Eligibility for designation. An area within the City may be designated with the -L overlay as a landmark district, and/or a site or individual structure may be designated with the -L overlay as a landmark, if one or more of the following criteria are met, as rigorously applied and supported by findings of historical or architectural significance.

      • a. The area possesses character, interest, or value as part of the heritage of the City;

      • b. The area is the location of a significant historical event;

  • c. The area is identified with a person or group that contributed significantly to the culture and development of the City; 

    - d. Structures within the area exemplify a particular architectural style or way of life important to the City, or are the best remaining examples of an architectural style in a neighborhood; 

- e. The area or its structures are identified as the work of a person or group whose work has influenced the heritage of the City, the state or the United States; and/or 

- f. The area has potential for yielding information of archaeological interest.

Portions of an area within the City that do not meet the above criteria may be included within an -L overlay zone if inclusion is found to be essential to the integrity of the district.

  1. Landmark conservation plan required. Prior to filing an application for rezoning to apply the -L overlay, the applicant shall prepare a Landmark District Conservation Plan with the assistance of the Department. Each Landmark Conservation Plan shall contain:

    • a. A map and description of the proposed district, including boundaries; the age, setting, and character of structures; urban design elements and streetscapes; major public improvements; and proposed objectives to be achieved;

    • b. A statement of the architectural or historical significance of the proposed district;

    • c. A list of specific alterations that should be subject to Architectural Review in order to protect the architectural or historical character of the proposed district;

    • d. A set of specific development guidelines for new construction and alterations necessary to preserve the character of the proposed district; and

    • e. Proposed rules and regulations for Architectural Review.

  2. Application requirements.

    • a. Eligibility for filing. An application for rezoning to apply an -L overlay zone or landmark designation may be initiated by the Commission, Council, or the property owner.

    • b. Application contents. The application shall include a proposed Landmark Conservation Plan for the district in compliance with Subsection D.2, and the following information:

      1. A map showing the location of the building or structure and building plans or photographs of the building exterior;

      2. A statement of the architectural or historical significance of the proposed building and description of the particular features that should be preserved; and

      3. The consent of the owner or authorized agent to the proposed designation. For purposes of this Section, each condominium owners' association shall be deemed the property owner of common areas.

Prior to accepting the application as complete, the Zoning Administrator may request additional information, plans or materials deemed necessary to support the application.

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  1. Review and approval.

    • a. Preliminary review, neighborhood workshop. The Commission shall consider the proposed designation and make a preliminary determination based on any documentation that the Commission may require.

  2. If the Commission determines that the process of designating the property should proceed, it shall conduct a neighborhood workshop in the proposed district to explain the proposal and the amendment process to neighborhood residents.

    1. Notice of the workshop shall be given in compliance with Chapter D7-IV (Public Hearings). After the workshop, the Commission shall decide whether to proceed with the -L designation.
    • b. Public hearing. If the Commission determines that an -L designation may be appropriate and complies with the criteria in Subsection D.1, the proposed district shall be the subject of public hearings before the Commission and the Council. The hearings shall be set, noticed, and conducted in compliance with Chapter D7-IV.

In addition to the information required in a public hearing notice by Chapter D7-IV, notice of a public hearing to establish an -L district or designation of a landmark shall include a statement that original petitioners have the right to withdraw their support of the district at any time prior to the hearing, and that property owners who have not signed the petition have the right to do so prior to the date of the hearing. 

  - c. **Required findings.** In addition to the findings for the approval of a rezoning by Chapter D7-III (Amendments), a rezoning to apply the -L designation shall require that the Commission and Council shall also first find that the proposed district or historical site has a significant architectural or historical character that can be preserved and enhanced through appropriate controls on new development and alterations to existing buildings and landscaping. 

  - d. **Adoption of Landmark Conservation Plan.** An ordinance establishing an -L district shall include a Landmark District Conservation Plan, in the form submitted or as revised by the Commission or Council. 

     1. The development guidelines included within the plan may modify the land use and development regulations of the primary zone, but shall not significantly alter the regulations. 

     2. A guideline shall be found to be a significant alteration of primary zone regulations if it substantially prevents property from being used in compliance with the provisions of the primary zone, or creates a substantial number of nonconforming uses or structures. 

  - e. **Amendment of Landmark Conservation Plan.** An adopted Landmark Conservation Plan shall be amended only in compliance with Chapter D7-III (Amendments).

  • E. Land use and development regulations. Proposed development and new land uses within an -L overlay zone shall comply with all applicable requirements of the primary zone, except:

    1. Where modified by another overlay zone;

    2. Where the Commission grants an exception to the land use regulations of the primary zone through Use Permit approval, where the Commission first determines that the exception is necessary to permit the preservation or restoration of a historic or architecturally significant building, structure or site; or

  1. In the event of a conflict between the requirements of the primary zone or another overlay zone and the -L zone Landmark Conservation Plan, the requirements of the -L zone Landmark Conservation Plan shall control.

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  • F. Demolition and Design Review procedures.

    1. Review authority. Except as modified by an adopted Landmark Conservation Plan, Design Review in an -L zone, or of a proposed alteration, enlargement or demolition of a designated historical site shall be conducted in compliance with Chapter D6-II (Permit Review and Decisions), provided that Design Review shall be the responsibility of the Commission.

    2. Permit issuance. Commission approval shall be required in compliance with this Subsection prior to the issuance by the Chief Building Inspector of a permit for the construction, alteration, enlargement, or demolition of a building or structure located in an -L zone, or of a designated historical site.

    3. Design Review criteria.

      • a. In addition to the requirements for Architectural Review in Chapter D6-II the Commission shall consider the proposed demolition, new construction, or alteration in the context of the adopted Landmark Conservation Plan and the architectural or historical value and significance of the site and structure in relation to the Overlay Zone.

      • b. Commission considerations shall include the visual relationship of proposed architectural design elements to the surrounding area, including scale, height, rhythm of spacing, pattern of windows and doorways, building siting and relationship to landscaping, roof pitch, architectural style, and structural details, materials, colors, and textures.

    4. Demolition requirements. If, after review of demolition permit application, the Commission determines that the structure has historical, architectural or cultural interest or value, the Commission may withhold approval for demolition for 180 calendar days from the date of Commission action, or until environmental review is completed, whichever occurs later.

      • a. During the 180 days, the Commission may direct the Department to consult with recognized historic preservation organizations and other civic groups, public agencies and interested citizens, make recommendations for acquisition of property by public or private bodies or agencies, explore the possibility of moving one or more structures or other features, and take any other reasonable measures.

      • b. At the end of the 180 days, the demolition permit shall be issued if environmental review determines there will not be a significant impact on the environment and all requirements of the zoning ordinance are met or, if there may be substantial environmental damages, that specific economic, social or other considerations make infeasible the mitigation measures or alternatives identified during environmental review.

If, after review of the request for a demolition permit, the Commission determines that the building or structure has no substantial historical, architectural, or cultural interest or value, a Building Permit for demolition may be issued.

  1. New construction and alteration requirements. The Commission shall not grant Architectural Review approval for new construction or alterations unless it finds that the proposed new construction or alteration will be compatible with, and help achieve the purposes of the -L zone.

  2. Landscape material requirements. Director approval shall be required for the removal or alteration of landscape materials identified as significant resources by a Landmark District Conservation Plan. Removal or alteration of the landscape materials shall require a finding that the proposed removal or alteration will not affect the character of the -L zone, or that the safety or persons or property requires the removal or alteration. This Subsection does not restrict the routine maintenance of landscape materials.

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  1. Effective date. A decision of the Commission in compliance with this Section shall become effective on the 10th day after the date of the decision, unless appealed in compliance with Chapter D7-II (Appeals and Calls for Review).
  • G. Maintenance of structures and sites. Each owner of property within an -L Overlay Zone, and owner of a designated landmark, shall maintain all their structures and premises within the -L overlay in good repair at all times. Structures and premises in good repair shall present no material variance in apparent condition from surrounding structures in compliance with this Section. Good repair includes and is defined as the level of maintenance that ensures the continued availability of the structure and site for a lawfully permitted use, and prevents deterioration, dilapidation, and decay of the exterior portions of the structure and premises.

D2-32- Reserved

D2-33 - Senior Housing (SH) Overlay Zone

  • A. Purpose. The Senior Housing (-SH) overlay zone is intended to encourage the production of housing which meets the special needs of senior citizens, and provide standards to ensure that senior citizen housing will be compatible with existing neighborhood character, and will provide appropriate guidance for achieving densities above General Plan levels. A Senior Housing Development in the -SH overlay zone must include a minimum of 35 dwelling units that are developed for, or substantially rehabilitated or renovated for senior citizens.

  • B. Applicability. The -SH Overlay Zone may be combined with any residential or mixed-use primary zone established by Section D1-7 (Zoning Map and Zones).

  • C. Definitions. Definitions of technical terms and phrases used in this Section may be found in Division D8 (Glossary) under "Senior Housing."

  • D. Occupancy restrictions. Residents within a -SH zone shall be age 55 years or older, and/or a qualifying resident along with a senior citizen 55 years of age or older or a guest of a senior citizen or qualifying resident on a temporary basis, in compliance with Civil Code Section 51.3.

(Ord. No. 496, § 2, 01/28/2020; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025