Division D3 — Site Planning and Project Design Standards

Contents:

Chapter I - General Property Development Standards Chapter II - Landscape Design Standards Chapter III - Parking and Loading Chapter IV – Signs

Chapter V – Portable Outdoor Storage Units

Chapter I - General Property Development Standards

Contents: D3-1 - Purpose D3-2 - Applicability D3-3 - Development on Substandard Parcel

D3-4 - Fences, Walls, and Screening D3-5- Hazardous Materials Storage

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D3-6 - Height Limits and Exceptions

D3-7 - Outdoor Lighting

D3-8 - Performance Standards

D3-9 - Relocated Structures

D3-10 - Setback Requirements and Exceptions

D3-11 - Solid Waste/Recyclable Materials Storage

D3-12 - Underground Utilities

D3-13 - Utility and Public Service Requirements

D3-1 - Purpose

This Chapter expands upon the standards established by Division D2 (Allowable Land Uses and Zone Standards) for each zone, by addressing additional details of site planning, project design, and the operation of land uses. These standards are intended to ensure that proposed development is compatible with existing and future development on neighboring properties, and produces an environment of stable and desirable character, consistent with the General Plan and any applicable specific plan.

D3-2 - Applicability

The requirements of this Chapter shall apply to all proposed development and new land uses, except as specified in Chapter D7-I (Nonconforming Uses, Structures, and Parcels). The requirements of this Chapter shall be considered along with the standards for the applicable zone in Division D2 (Allowable Land Uses and Zone Standards) and those in Divisions D4 (Standards for Specific Land Uses) and D5 (Resource Management).

D3-3 - Development on Substandard Parcel

• A. Minimum area and width required. A legally created parcel with an area or width less than required for the applicable zone by Division D2 (Allowable Land Uses and Zone Standards) may be occupied by a permitted or conditional use if the parcel has an area of at least 2,500 square feet and a width of at least 25 feet, and if on the effective date of the regulations that made the parcel substandard, the parcel was in single ownership, separate from any abutting parcel.

• B. One dwelling unit may be allowed. One dwelling unit may be located on a substandard residentially zoned parcel that meets the requirements of this Section, but only if constructed in compliance with the City adopted Uniform Building Code.

• C. Setback and density requirements. A substandard parcel shall comply with the same setback and density requirements in Division D2 (Allowable Land Uses and Zone Standards) as a standard parcel.

• D. No further reductions allowed. A substandard parcel shall not be further reduced in area or width.

D3-4 - Fences, Walls, and Screening

• A. Applicability. The requirements of this Section apply to all fences and walls unless otherwise stated.

1. Fences or wall in flood hazard area. A fence or wall in an area subject to flooding identified on a Federal Flood Insurance Rate Map (FIRM) on file in the Engineering Services, Public Works Department shall require a Building Permit.

   2. Exemptions. These regulations do not apply to fences or walls required by a State or Federal agency, or by the City for public safety.

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B. Height limits.

1. General height limit. Each fence and/or wall shall comply with the height limits shown in Table 3-1 for Residential zoned properties or Table 3-2 for Non-Residential zoned properties. Fencing between different land uses shall be provided in compliance with Subsection F. (Screening), below.

Figure 3-1 - Fence Height

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Figure 3-2 – Additional Height

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2. Increased fence or wall height - Permit required. The maximum fence or wall height allowed by Table 3-1 or Table 3-2 may be increased with Minor Exception or Variance approval, subject to the required findings in D6-24 (Minor Exceptions) or D6-29 (Variances) and the following requirements.

• a. Each fence or wall shall comply with the traffic safety visibility area requirements in Section D36.F., below.

  • b. The Zoning Administrator may require conditions of approval to address aesthetic issues and concerns.

3. Architectural Feature. An architectural feature may be constructed a maximum of 2 ft. above a 6 ft. high fence. The architectural feature may project a maximum 18 inches from the posts, but shall not extend beyond a property line. See Figure 3-3 and Figure 3-4.

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Figure 3-3 – Architectural Feature
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Figure 3-4 – Architectural Feature Projection

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C. Measurement of fence and wall height.

1. Fence height shall be measured as the vertical distance between the finished grade at the base of the fence and the top edge of the fence material. Grade may not be modified in order to increase fence height.

2. The height of fencing atop a wall shall be measured from the base of the wall and measured from the side with the lowest natural grade and shall not exceed the maximum height required by this section. See Figure 3-1

3. Where the elevation of the finished grade within six feet of the base of the fence differs from one side of the fence to the other (as when a fence is placed at the top of a slope or on a retaining wall), the height shall be measured from the side with the lowest natural grade. In order to

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maximize the height of the wall and fence, the fence will need to be offset from the wall. See Figure 3-1.

• D. Specific fence and wall requirements.

  1. Fencing between different land uses. Fencing between different land uses shall be provided in compliance with Subsection F. (Screening), below.

  2. Outdoor equipment, storage, and work areas. Nonresidential outdoor uses and equipment adjacent to a residential use shall be screened in compliance with Subsection F. (Screening), below.

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Figure 3-5 - Retaining Wall Design
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3. Retaining walls. An embankment to be retained that is over 48 inches in height shall be benched so that no individual retaining wall exceeds a height of 48 inches above finished grade, and each bench has a minimum depth of 24 inches. See Figure 3-5.

4. Swimming pools, spas, and similar features. Swimming pools/spas and other similar water features shall be fenced in compliance with City adopted Uniform Building Code (UBC) requirements, regardless of the other requirements of this Section.

5. Temporary fencing. Temporary fencing may be required by a Zoning Administrator where necessary to protect archaeological or historic resources, trees, or other similar sensitive features, and the general public from construction activities during site preparation and construction.

• E. Prohibited materials. The following fence materials are prohibited in all zones unless approved by the Zoning Administrator for animal control, special security needs, or required by a City, State, or Federal law or regulation. Note: open wire fencing is permitted on property abutting open space.

  1. Barbed wire, or electrified fence;

  2. Razor or concertina wire in conjunction with a fence or wall, or by itself; and

  3. Chain link fencing within a front or street side yard.

• F. Screening. This Subsection establishes screening standards between different land uses for mechanical equipment, loading docks, refuse areas, and outdoor storage areas.

  1. Screening between different land uses. A commercial or industrial land use proposed on a site abutting to a residential zone shall provide screening at the parcel boundary as follows. The Zoning Administrator may also require other nonresidential uses adjacent to a residential use to comply with these requirements.

     • a. The screen shall consist of plant materials and a solid, decorative wall of masonry or similar durable material, a minimum of six feet in height.

     • b. The maximum height of the wall shall comply with the provisions of Subsection B. (Height limits), above.

     • c. The decorative wall shall be architecturally treated on both sides, subject to Zoning Administrator approval.

     • d. A landscaping strip with a minimum width of five feet shall be installed adjacent to a screening wall, except that 10 feet of landscaping shall be provided between a parking lot and a screening wall, in compliance with Section D3-19 (Landscape Location Requirements).

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• e. The Zoning Administrator may waive, or approve a substitute for the requirements of this Subsection F.1, if the Zoning Administrator first determines that:

  1. The relationship of the proposed uses makes screening unnecessary;

  2. The intent of this Section can be successfully met by alternative screening methods;

  3. Physical characteristics and/or constraints on the site make the required screening infeasible or unnecessary.

2. Mechanical equipment. Mechanical equipment shall be screened as follows. Telecommunications equipment and antennas shall be screened in compliance with Chapter D4-IV (Wireless Telecommunications Facilities).

a. Screening required.

1. Except as provided in following Subparagraph (3), all exterior mechanical equipment shall be screened from view on all sides.

2. Equipment to be screened shall include air conditioning, ductwork, heating, plumbing lines, refrigeration equipment, and transformers.

3. Screening of the top of the equipment may be required by the Zoning Administrator, if necessary to protect views from a neighboring residential zone.

• b. Roof-mounted equipment. Roof-mounted mechanical equipment (e.g., air conditioning, ductwork, heating, plumbing lines, etc.) shall be screened in compliance with Subsection F.2.a, above.

• c. Utility meters. Utility meters shall be:

1. Enclosed within subsurface vaults when located within a required front setback or in a street side setback; and

   2. Screened from view from public rights-of-way, but need not be screened on top or when located within the interior side setback of a single-family dwelling.

d. Screening specifications.

1. Screening materials may be solid concrete, wood, or other opaque material and shall effectively screen the mechanical equipment so that it is not visible from a street or adjoining parcel subject to the determination of the Zoning Administrator.

2. The method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, and architectural style.

3. Loading docks and refuse areas. Loading docks and refuse storage areas shall be screened from public view from adjoining public streets and rights-of-way and adjoining areas zoned for residential uses. The method of screening shall be architecturally compatible with other on-site development in terms of colors, materials, and architectural style. Refuse storage areas shall comply with all applicable requirements of Section D3-11 (Solid Waste/Recyclable Materials Storage).

4. Screening for other activities and land uses. Screening shall also be provided in compliance with applicable standards in Division D3, Chapter III (Parking and Loading), and Division D4 (Standards for Specific Land Uses), as applicable.

(Ord. No. 534, § 1 (Exh. A-2), 10/14/2025)

Effective on: 11/13/2025

D3-5- Hazardous Materials Storage

• A. Purpose. The requirements of this Section are intended to ensure that the use, handling, storage, and transport of hazardous substances comply with all applicable requirements of the California Health and Safety Code, and that the City is notified of emergency response plans, unauthorized

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releases of hazardous substances, and any substantial changes in facilities or operations that could affect the public health, safety, or welfare. It is not the intent of this Section to impose additional restrictions on the management of hazardous wastes.

• B. Definitions. For purposes of this Section, "hazardous substances" shall include all substances on the comprehensive master list of hazardous substances compiled and maintained by the California Department of Health Services in compliance with State law (Health and Safety Code Section 25282).

• C. Permit requirement. Use Permit approval shall be required for any new commercial, industrial, or institutional use or accessory use, or major addition or alternative to an existing use that involves the handling, manufacture, processing, or storage of hazardous substances in sufficient quantities that would require permits as hazardous chemicals under the Uniform Fire Code adopted by the City, with the following exceptions:

  1. Underground storage of bulk flammable and combustible liquids is allowed in compliance with Subsection E. (Underground storage tanks), below; and

2. Hazardous substances in container sizes of 10 gallons or less that are stored or maintained for the purposes of retail or wholesale sales are exempt from these regulations.

• D. Hazardous Materials Release Response Plan required.

  1. Each business within the City that is required by Health and Safety Code Chapter 6.95 to prepare a Hazardous Materials Release Response Plan shall submit the plan, including any corrected or revised plans, to the Zoning Administrator at the same time the plan is submitted to the public agency responsible for administering these provisions.

  2. The submittal of the Hazardous Materials Release Response Plan shall be a condition of approval of a zoning permit for the following:

     • a. New development where space may be occupied by a business; and

     • b. Any alteration or addition to an existing structure occupied by a business that is subject to Health and Safety Code Chapter 6.95.

• E. Underground storage tanks. The underground storage of hazardous substances shall comply with all applicable requirements of State law (Health and Safety Code Chapter 6.7) and Section 79.113(a) of the Uniform Fire Code.

  1. Any business located in the City that uses underground storage tanks shall:

     • a. Notify the Fire Chief of any unauthorized release of hazardous substances within 24 hours after the release has been detected and the steps taken to control the release; and

     • b. Notify the Fire Chief and the Zoning Administrator of any proposed abandoning, ceasing operation, or closing of any underground storage tank and the actions to be taken to dispose of any hazardous substances.

  2. These notification requirements shall apply to the following:

     • a. New development that involves the installation of an underground tank; and

     • b. Any alteration or addition to an existing structure on a site where an underground storage tank exists.

• F. Above-ground storage tanks prohibited. Above-ground storage tanks containing hazardous substances are prohibited within the City.

• G. Appeals. A decision of the Zoning Administrator may be appealed to the Planning Commission in compliance with D7 Chapter II (Appeals and Calls for Review).

D3-6 - Height Limits and Exceptions

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• A. Purpose. This Section describes the required methods for measuring the height of structures in compliance with the height limits established by this Zoning Ordinance, and exceptions to those height limits.

• B. Maximum height outside the City Center project. Notwithstanding anything to the contrary in this Code, no building outside the area identified on the Assessment Roll as APN 213-133-063, APN 213-133-086, APN 213-120-010, APN 213-120-013, APN 213-120-017 and APN 213-120-018 and as shown on the Vesting Tentative Map for Subdivision 9217 (San Ramon City Center Project), approved by the City Council on December 11, 2007, shall be permitted to exceed the greater of five (5) stories or eighty-five feet (85’) in height, including mechanical, unless approved by the electors of San Ramon.

APN 213-133-086, APN 213-120-010, APN 213-120-013, APN 213-120-017 and APN 213-120-018 and as shown on the Vesting Tentative Map for Subdivision 9217 (San Ramon City Center Project), approved by the City Council on December 11, 2007, shall be permitted to exceed the greater of five (5) stories or eighty-five feet (85’) in height, including mechanical, unless approved by the electors of San Ramon.

• C. Maximum height of structures. No structure shall exceed the height limit established for the applicable zone by Division D2 (Allowable Land Uses and Zone Standards), except as otherwise provided by this Section, or by Division D4 (Standards for Specific Land Uses).

• D. Height measurement. The maximum allowable height shall be measured as the vertical distance from the average point of the plane connecting the highest and lowest points where the exterior walls touch the natural grade of the site to the midpoint of a pitched roof, or to the highest point on a flat roof. See Figure 3-6. The location of natural grade shall be determined by the Zoning Administrator, and shall not be artificially raised to gain additional structure height.

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Figure 3-6 – Height Limits
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• E. Exceptions to height limits. The following structures and structural features may exceed the height limits of this Zoning Ordinance as noted:

  1. Architectural features.

     • a. A chimney, cupola, mechanical equipment, monument, or vent may exceed the height limits by a maximum of three feet.

     • b. An elevator penthouse, spire, theater scenery loft, tower, or roof-mounted water tank may exceed the height limits by eight feet.

  2. Telecommunications facilities. The height of communications facilities, including antennas, poles, towers, and necessary mechanical appurtenances shall comply with Chapter D4-IV (Wireless Telecommunications Facilities).

• F. Height limit at street corners and driveways. Proposed and existing development adjacent to a public or private street or alley intersection, or the intersection of a driveway with a street shall be designed to provide a traffic safety visibility area for pedestrian and traffic safety. See Figures 3-7 and 3-8.

  1. Measurement of visibility area. A traffic safety visibility area is a triangle measured as follows, and may include private property and/or public right-of-way.

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• a. Street intersections. The visibility area shall be defined by measuring 25 feet from the intersection of the front and street side right-of-way lines (e.g., edge of pavement or curb), and connecting the lines across the property.

• b. Driveways. The visibility Figure 3-8 – Required Traffic Safety Visibility Area for area shall be defined by Driveways measuring 15 feet along the driveway from the intersection of the driveway with the face of curb, and 15 feet along the street line at the face of curb, away from the driveway, and connecting the lines across the intervening property. The

• 15 foot dimension shall follow the contour of the face of curb along curves and cul-desacs.

2. Height limit.

   • a. No structure, sign, or landscape element shall exceed 30 inches in height within the traffic safety visibility area, unless approved by the Engineering Services Director.

b. This limitation shall not Figure 3-7 – Required Traffic Safety apply to existing public Visibility Area for Street Intersections utility poles, traffic signs and signals, trees with their canopy trimmed to a minimum of seven feet above grade, or corners where the contour of the land itself prevents visibility.

• G. Height limit for accessory structures.

  1. Measured as the vertical distance from average point of the plane connecting the highest and lowest points where the exterior walls touch the natural grade of the site to the midpoint of a pitched roof, or to the highest point on a flat roof. See Figure 3-9.

Figure 3-9 – Accessory Structure Height Limit

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2. Height limit does not include architectural features such as chimneys.

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3. Height of decks is measured as the vertical distance from the average point of the plane connecting the highest and lowest points where the exterior walls/posts touch the natural grade of the site to the top of the flooring material (i.e. not railing) See Figure 3-10.

Figure 3-10 – Deck Height Limit

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D3-7 - Outdoor Lighting

• A. Applicability. The requirements of this Section apply in all zones except where noted otherwise.

• B. Conformance with security measures. The outdoor lighting for the project shall conform to the security measures identified in Municipal Code TITLE C, Division 12, Chapter X (Building Security), and any other security measures required by the Chief Building Official and the Chief of Police. These measures shall include lighting within parking areas and the structures’ perimeter.

• C. Comprehensive lighting plan required. A comprehensive lighting plan for the project shall be submitted to the Planning Department for approval with the project application.

• D. Illumination of entrance areas. All lighting shall adequately illuminate the main entrance areas and other structure entrance areas.

• E. Low-level and vandal resistant. On-site lighting in all other areas shall be low-level and vandal resistant.

• F. Maximum height of lighting. An outdoor light fixture, not including parking area lighting structures, shall be limited to a maximum height of 18 feet. An outdoor light fixture within the public right-of-way or within a Park zone is exempt from this height limit because of site specific requirements.

• G. Energy-efficient fixtures required. Outdoor lighting shall utilize energy-efficient (high pressure sodium, low pressure sodium, hard-wired compact fluorescent, or other lighting technology that is of equal or greater energy efficiency) fixtures and lamps.

• H. Shielded or recessed lighting required. Lighting fixtures shall be shielded or recessed to reduce light bleed to adjoining properties, by:

  1. Ensuring that the light source (e.g., bulb, etc.) is not visible from off the site; and

  2. Confining glare and reflections within the boundaries of the site to the maximum extent feasible.

Each light fixture shall be directed downward and away from adjoining properties and public rights-of-way, so that no on-site light fixture directly illuminates an area off the site.

• I. Maximum illumination level. No lighting shall produce an illumination level greater than one foot candle at the property line with a residential zone except on the site of the light source.

• J. No blinking or flashing lights allowed. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness, as determined by the Zoning Administrator.

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D3-8 - Performance Standards

• A. Purpose. This Section provides performance standards to minimize various potential operational impacts of land uses and development within the City, and promote compatibility with adjoining areas and land uses.

• B. Applicability. The requirements of this Section apply to all new and existing land uses, including permanent and temporary uses in all zones, unless an exemption is specifically provided. A land use existing on the effective date of this Section shall not be altered or modified thereafter to conflict with these standards.

• C. Combustibles and explosives. The use, handling, storage, and transportation of combustibles and explosives shall comply with the provisions of Municipal Code TITLE B, DIVISION B4 (Fire Prevention), and any other applicable laws.

• D. Dust . Activities that may generate dust emissions (e.g., commercial gardening, construction, grading, and similar operations) shall be conducted to limit the emissions beyond the site boundary to the maximum extent feasible. Recycled water shall be used unless it is not available, not feasible (additional cost is not the primary determination regarding feasibility), or if there is an environmental concern (e.g. adjacent to a creek, protected habitat, etc.) as determined by the Zoning Administrator. Recycled water shall also be utilized for other construction-related activities, including but not limited to washing equipment, and street cleaning, in compliance with all applicable regulations and permits, including the City’s Storm Water Permit.

The Zoning administrator, in determining feasibility of the use of recycled water shall look at the availability of reclaimed water, distance of transportation, impacts of transit on the road system, site specific constraints, and scale of development.

Appropriate methods of dust management shall include the following, subject to approval by the City Engineer and/or Building Official.

1. Scheduling. Grading shall be designed and grading activities shall be scheduled to ensure that repeat grading will not be required, and that completion of the dust-generating activity (e.g., construction, paving, or planting) will occur as soon as possible.

2. Limited hours for grading. Grading operations shall occur only between the hours of 7:00 a.m. and 7:00 p.m. to the extent feasible, consistent with the City’s Grading Ordinance, and noise levels shall not exceed those allowed by the City’s Noise Ordinance. The hours for grading operations may be further restricted when determined by the Zoning Administrator or the City Engineer to be necessary because of the proximity of dust- and noise-sensitive uses.

3. Operations during high winds. Clearing, earth-moving, excavation operations, or grading activities shall cease when the wind speed exceeds 25 miles per hour averaged over one hour.

4. Limiting the area of disturbance. The area disturbed by clearing, demolition, earth-moving, excavation operations, or grading shall be minimized at all times.

5. Dust control. Dust emissions shall be controlled by a combination of the following:

   • a. Watering on-site construction roads a minimum of twice a day;

   • b. Paving or use of other treatments of permanent on-site roads

   • c. Covering of truck loads to contain dust sources

   • d. Use of other dust prevention measures as necessary based on site conditions, (e.g. hydro-seeding)

6. Revegetation. Graded areas shall be revegetated as soon as possible, within no longer than 30 days, once grading is complete, to minimize dust and erosion. Disturbed areas of the

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construction site that are to remain inactive longer than 90 days shall be seeded and watered until grass cover is grown and maintained; and

7. Containment. Appropriate facilities shall be constructed to contain dust within the subject site as required by the City Engineer.

• E. Ground vibration. No activity, process, or use shall generate ground vibrations that are perceptible without instruments by a reasonable person at the property lines of the subject site.

• F. Hazardous and extremely hazardous materials. The handling (e.g., recycling, storage, transportation, etc.) of hazardous and extremely hazardous materials shall comply with the requirements of the California Hazardous Materials Regulations (California Administrative Code, Title 22, Division 4), Section D3-5 (Hazardous Materials Storage), above, and any other applicable laws.

• G. Heat and humidity. Activities, processes, and uses shall not produce any unreasonable, disturbing, or unnecessary emissions of heat or humidity, at the property line of the subject site that cause material distress, discomfort, or injury to a reasonable person.

• H. Hours of operation. In a commercial zone, a nonresidential use with outdoor parking located within 100 feet of a residential zone shall not operate between the hours of 10:00 p.m. and 7:00 a.m., unless authorized by Use Permit approval, granted in compliance with Section D6.28 (Use Permits and Minor Use Permits).

• I. Light and glare. Outdoor lighting shall comply with the requirements of Section D3-7 (Outdoor Lighting), above.

• J. Liquid waste. No liquid shall be discharged into a public or private body of water, sewage system, watercourse, or into the ground, except in compliance with applicable regulations of the State Regional Water Quality Control Board.

• K. Noise. Noise emanating from the subject site shall comply with the City’s Noise Ordinance.

• L. Odor. No activity, process, or use shall produce obnoxious or objectionable odors or fumes that are perceptible without instruments by a reasonable person at the property line of the subject site.

• M. Radioactivity, electrical disturbance, or electromagnetic interference.

  1. The handling, storage, transportation, and use of radioactive materials shall comply with the provisions of the California Radiation Control Regulations (California Administrative Code, Title 17), and any other applicable laws.

  2. Activities, processes, and uses shall not cause electrical disturbance or electromagnetic interference with normal radio or television reception in any residential zones, or with the function of other electronic equipment beyond the property line of the subject site.

• N. Traffic Control. Activities that require lane closures or deviation from originally planned traffic flow shall comply with the most recent edition of the Caltrans Manual for Traffic Control or as approved by the City.

D3-9 - Relocated Structures

• A. Permit requirement. In addition to the requirements of Municipal Code TITLE C, Division 14 (Housing Moving), a Minor Use Permit shall first be required for the relocation of any structure within the City.

• B. Conditions to be established by Zoning Administrator. The Minor Use Permit shall establish conditions necessary to ensure that the relocated structure will be compatible with its surroundings in terms of architectural character, height and bulk, and quality of exterior appearance.

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• C. Appeals. A decision of the Zoning Administrator may be appealed to the Planning Commission in compliance with Chapter D7-II (Appeals and Calls for Review).

D3-10 - Setback Requirements and Exceptions

• A. Purpose. This Section provides standards for the location, required size, and allowable uses of setbacks. Setback standards provide open areas around structures for: access to and around structures; access to natural light, separation between potentially conflicting activities; ventilation and direct sunlight; visibility and traffic safety; and space for privacy, landscaping, and recreation.

• B. Setback requirements.

  1. Minimum setbacks for all structures.

     • a. Each structure shall comply with the front, street side, interior side, and rear setback requirements of the applicable zone, except:

       1. Where a different setback requirement is established for a specific land use by Division D4 (Standards for Specific Land Uses);

       2. Where a different setback requirement is established by Division D5 (Resource Management); and

3. As otherwise provided by this Section.

   • b. No portion of any structure, including eaves or roof overhangs, shall extend beyond a property line, or into an access easement, or street right-of-way, except as provided by this Section.

   2. Exemptions from setback requirements. The minimum setback requirements of this Zoning Ordinance do not apply to the following.

      • a. A projection into a required setback allowed by Subsection E. (Allowed projections into setbacks), below.

      • b. A fence or wall in compliance with Section D3-4 (Fences, Walls, and Screening).

      • c. A deck, earthwork, step, terrace, and other site design element that is placed directly upon grade and does not exceed a height of 18 inches above the surrounding grade at any point.

      • d. A sign in compliance with Division D3, Chapter IV (Signs).

      • e. A retaining wall less than 48 inches in height above finished grade. An embankment to be retained that is over 48 inches in height shall be benched in compliance with Section D3-4.D (Specific fence and wall requirements).

• C. Measurement of setbacks. Setbacks shall be measured and applied as follows, except that different setback measurement methods may be required where the Zoning Administrator determines that unusual parcel configuration makes the following infeasible or ineffective. See Figure 3-11.

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Figure 3-11 – Location & Measurement
of Setbacks
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1. Front setback. A front setback shall be measured at right angles from the nearest point on the front property line of the parcel (or edge of access easement on a private street) to the nearest point of the wall of the structure, except as follows. The front property line on a corner lot is the most narrow lot line abutting a street, except as provided by Subsection C.2 (Street side setback), below. The front setback area excludes the public right-of-way (i.e. sidewalks, utility easements, and/or landscape strips). ee Figure 3-12.

Figure 3-12– Typical Front Yard Cross Section

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• a. Mapped street with future improvements. If the City has established a plan that identifies a right-of-way for the future construction of a new street or the widening of an existing street, the required front or street side setback shall be measured from the plan line.

• b. Infill development within previously approved project. Where the City has established specific setback requirements for individual vacant parcels through the approval of a specific plan, subdivision map, or other entitlement, those setbacks shall apply to continuing development within the approved project instead of the setbacks required by this Zoning Ordinance.

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• c. Flag lot. For a parcel with Figure 3-13 – Flag Lot Front Setback a fee ownership strip extending from a street or right-of-way to the building area of the parcel, the front setback shall be measured from the nearest point of the wall of the structure to the point where the access strip meets the bulk of the

  - parcel; establishing a setback line parallel to the lot line nearest to the public street or right-of-way. See Figure 3-13. 
  

  • d. Corner lot. The front setback shall be measured from the nearest point of the wall of the structure to the nearest point of the side street property line. If the property lines on both street frontages are of the same length, the property line to be used for front setback measurement shall be that to which the City has assigned the street address of the parcel.

  • e. Double frontage lot. The Director shall determine the location of a required front setback on a double-frontage lot.

2. Street side setback. The side setback on the street side of a corner parcel shall be measured from the nearest point on the side property line abutting the street right-of-way, or the edge of an easement for a private road, or the inside edge of the sidewalk, or a plan line established as described in Subsection C.1.b., above, whichever results in the greatest setback from the existing or future roadway.

3. Side (interior) setback. The interior side setback shall be measured at right angles from the nearest point on the side property line of the parcel to the nearest point of the wall of the structure; establishing a setback line parallel to the side property line, which extends between the front and rear setbacks.

4. Rear setback. The rear setback shall be measured at right angles from the nearest point on the rear property line to the nearest line of the structure, establishing a setback line parallel to the rear property line.

   • a. The Zoning Administrator shall determine the location of the required rear setback on a double-frontage parcel.

   • b. Where a parcel has no Figure 3-14 – Rear Setback - Irregular Lot rear lot line because its side lot lines converge to a point, a presumed line 10 feet long within the parcel, parallel to, and at a maximum distance from the front lot line, shall be deemed to be the rear lot line for the purpose of determining the depth of the required rear setback. See Figures 3-14 and 3-15.

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==> picture [469 x 122] intentionally omitted <==

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Figure 3-15 – Rear Setback - Irregular Lot
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• D. Limitations on the use of setbacks.

  1. Structures. A required setback area shall not be occupied by a structure other than those identified by Subsection B. 2. (Exemptions from setback requirements), above as being exempt from the setback requirements of this Section.

2. Storage. No front, rear, side or street side setback shall be used for the accumulation, placement, or storage of automobiles or other motor vehicles, building materials, junk, machinery, or scrap, except for the following:

   • a. Automobiles and trucks, not in excess of one-ton capacity, regularly in use, with current registration, able to move under their own power and be legally driven on a public street, that are parked within a designated driveway; and

   • b. Building materials stored on-site required for construction on the subject parcel, immediately before and during a construction project.

   • c. A recreational vehicle stored in compliance with Section D3-41.E. (Vehicles on Private Property)

   3. Parking. A required residential parking space shall not be located within a required setback area. Accessory Dwelling Unit (ADU) parking shall comply with California Government Code Section 65852.2l as outlined in Section D4-39 “Accessory Dwelling Units”

   4. Mechanical and utility equipment. See Subsection F. 5. (Mechanical equipment) below.

   5. Accessory structures. Accessory structures shall comply with the setback requirements established by Section D4-26 (Accessory Structures).

• E. Allowed projections into setbacks. Where allowed in the applicable zone an architectural feature attached to a primary structure may extend beyond the wall of the structure and into a required front, street side, side, or rear setback in compliance with Table 3-3. These requirements do not apply to accessory structures, which are instead subject to Section D4-26 (Accessory Structures).

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• F. Setback requirements for specific structures:

  1. Accessory structures. See Section D4-26 (Accessory Structures).

  2. Fences. See Section D3-4 (Fences, Walls, and Screening).

  3. Decks and other site design elements. A deck, freestanding solar device, steps, terrace, or other site design element that is placed directly upon the grade, and that exceeds a height of 18 inches above the surrounding grade at any point, shall comply with the setback requirements of this Zoning Ordinance for detached accessory structures. (Note: A site design element less than 18 inches above grade is exempt from setback requirements.)

  4. Swimming pool, hot tub, etc. A swimming pool, hot tub, or spa shall be set back a minimum of five feet from side and rear property lines to the water's edge, and shall not be located within a front setback. Equipment less than six feet in height that is associated with a pool, hot tub and/or spa shall be set back a minimum of 36 inches from all property lines.

  5. Mechanical equipment. Ground-mounted mechanical equipment less than six feet in height located outside of a structure shall be setback a minimum of 36 inches from all property lines. Ground-mounted mechanical equipment greater than six feet in height located outside of a structure shall maintain a setback equal to the height less three feet from all property lines. Examples of this equipment include: air conditioning, heating, swimming pool pumps and filters, ventilation, and similar equipment; and cable television distribution boxes, transformers, and similar utility equipment that is not installed underground.

D3-11 - Solid Waste/Recyclable Materials Storage

• A. Purpose. This Section provides standards which recognize the City's support for and compliance with the California Solid Waste Reuse and Recycling Access Act (Public Resources Code Sections 42900 through 42911).

• B. Applicability. These requirements shall apply to all new multi-family residential and nonresidential developments, or changes to existing multi-family residential or nonresidential development that increase gross floor area by at least 25 percent.

• C. Extent of storage area required. Solid waste and recyclables storage areas shall meet or exceed minimum requirements provided in tables D3-11.A and D3-11B. Additional storage areas may be required, as deemed necessary by the Zoning Administrator. The storage area shall be designed to

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accommodate standard size containers and to be accessible by occupants and standard collection vehicles.

D. Enclosure requirements.

1. Applicable laws. The design, construction, and location of solid waste and recycling areas shall not be in conflict with any applicable Federal, state, or local laws relating to fore, building, access, transportation, circulation or safety.

2. Location. Developments and transportation corridors adjacent to recycling areas shall be adequately protected for any adverse impacts such as noise, odor, vectors, or glare through measures including, but not limited to maintaining adequate separation, fencing, and landscaping. Material storage areas in a commercial development shall be located at least 25 feet from any pedestrian and/or vehicular access points.

3. Access. Driveways and/or travel aisles shall, at a minimum, conform to local building code requirements, driveways and/or travel aisles should provide unobstructed access for collection vehicles and personnel.

4. Enclosure required. Storage areas shall be fully enclosed by a minimum six-foot high decorative masonry wall or other solid enclosure that is architecturally compatible with adjacent structures, Tables 3-3 and 3-4, and approved by the Zoning Administrator.

5. Roof covering required. All storage areas shall be provided solid covers, shall be no more than 12 feet in height, and shall be constructed of materials which are architecturally compatible with adjacent structures and approved by the Zoning Administrator.

6. Gates required. Gates shall be solid and continuously maintained in proper working order.

7. Concrete apron required. A concrete apron shall be engineered to withstand a minimum of 20,000 pounds of direct force from a single truck axle.

8. Landscaping required. Landscaping Figure 3-16 – Solid Waste Enclosure shall be provided to soften and screen the storage areas in compliance with Division D3, Chapter II (Landscaping Design Regulations). See Figure 3-16.

• E. Multi-family residential storage

requirements. All new multi-family residential development with shared refuse facilities shall provide interior

and exterior refuse and recycling storage areas as approved by the Zoning Administrator. Guidelines for the areas to be provided are in Table 3-4. Exceptions to this standard shall be subject to the review and approval of the Zoning Administrator.

1. Interior storage. Each dwelling unit shall be equipped with an interior refuse and recyclable material storage area of at least six cubic feet. The storage area shall consist of at least three cubic feet for recycling and at least three cubic feet for non-recyclable materials.

2. Exterior storage. Each structure containing dwelling units shall be provided at least one exterior storage area. The minimum size of the total of all storage areas shall be based on the number of dwelling units in the development as shown in Table 3-4, as approved by the Zoning Administrator.

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• F. Commercial and industrial storage requirements. All new commercial and industrial development shall provide at least one exterior or interior refuse and recyclable material storage area for each building. The minimum size of the area is based on the gross floor area of the buildings on the premises as shown in Table 3-5.

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

Effective on: 11/13/2025

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D3-12 - Underground Utilities

Existing and new overhead utility facilities shall be converted to, or installed as, underground utilities in compliance with this Section.

• A. Applicability. No Zoning Clearance shall be issued for a new structure or land development unless the applicant's plans comply with the requirements of this Section, or until the applicant has obtained a waiver of requirements of this Section.

• B. Definitions. Definitions of the technical or specialized terms and phrases used in this Section may be found in Division D8 (Glossary) under "Utility Facility” and “Utility Infrastructure."

• C. Requirements for undergrounding.

  1. All utilities servicing a new structure or servicing any existing structure located on the same parcel of land as a new structure shall be installed or relocated underground, except as otherwise exempted by Subsection D. (Exemptions from undergrounding requirements), below.

  2. Relocation of existing overhead utility service to an off-site location is not allowed.

  3. Utility lines, including, but not limited to electric distribution (under 33,000 volts), communications, street lighting and cable television, shall be placed underground by the applicant, who shall make the necessary arrangements with the utility companies for the installation of the facilities.

  4. Existing utility poles on the project site shall be removed and undergrounding of all overhead service not directly affecting service to adjacent sites shall be accomplished to the nearest off-site pole as determined by the City Engineer.

5. New poles may be set only in special instances where no other feasible solution is available as determined by the utility company.

• D. Exemptions from undergrounding requirements. The following types of facilities are exempt from the undergrounding requirements of this Section.

  1. Poles, overhead wires, and associated utility services used for electricity transmission at a nominal voltage of 33,000 volts or higher and any appurtenant structures and equipment, including surface mounted transformers, pedestal-mounted terminal boxes and meter cabinets.

  2. Temporary poles, overhead wires, and associated utility services used or to be used in conjunction with a construction project.

  3. Temporary poles, overhead wires, and associated utility services for a temporary use, when a Temporary Use Permit has been issued in compliance with Section D6-27, and when the permit requires removal of the temporary utility service upon completion of the temporary use.

  4. Public utilities doing work governed by the rules, regulations, and tariffs of the California Public Utilities Commission.

  5. Emergency poles, overhead wires, and utility services to be installed and maintained for a period not to exceed 10 days, with the approval of the City Engineer.

  6. Whenever an unreasonable hardship has been established by the Commission in compliance with Subsection F. (Hardship waiver - In-lieu fees), below.

• E. In-lieu fee. When a project does not qualify for one of the exemptions listed in Subsection D., above, and the Commission has granted relief from undergrounding in conjunction with a request for construction in compliance with Subsection F., below, an in-lieu fee may be established based on front footage costs estimated by the utility company serving the subject

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site. The City Engineer shall collect the in-lieu fees and manage and adjust the fees for inflation as deemed necessary.

• F. Hardship waiver - In-lieu fees. If the cost of placing utility services underground is so great as to constitute an unreasonable hardship, the property owner subject to the undergrounding requirement may apply in writing to the Commission for relief from the provisions of this Section. The request shall include a detailed description of the overhead utility services proposed to be placed underground and separate itemized cost estimates of construction of the project if the utilities were placed or relocated underground or above ground.

  1. Unreasonable hardship findings. After considering the request for relief, the Commission may grant relief as may be deemed proper under the circumstances, including in-lieu fees or the indefinite deferral of the undergrounding requirement. The Commission may grant this relief only if all of the following findings can first be made:

     • a. The cost of placing existing utilities underground is either so exorbitant or disproportionate to the total cost of construction as to constitute an unreasonable hardship in compliance with Subparagraph F.1.d., below;

     • b. No new utility poles are to be erected;

• c. There is another overhead utility service in the immediate vicinity which would remain even if no waiver is granted;

  - d. The cost of undergrounding exceeds 20 percent of the project valuation as determined by the currently adopted valuation tables of the City’s Building Official; and 
  
  - e. The granting of the hardship waiver would not be inconsistent with the intent and purposes of this Zoning Ordinance. 
  

  2. Appeal of Commission decision. Any decision of the Commission concerning a hardship waiver request under this Section may be appealed by any interested person to the Council in compliance with Chapter D7-II (Appeals and Calls for Review), and in the following manner.

     • a. Appeal requirements. The appeal shall contain the following information:

       1. A detailed description of the overhead utility services proposed to be placed underground;

       2. A separate itemized cost estimate for: the construction valuation of the project certified by the City’s Building Official; the construction costs of the utilities to be placed underground; and, if applicable, the construction costs of utilities to be relocated aboveground; and

       3. The grounds for the appeal.

     • b. Granting of the appeal. Upon consideration of the appeal, the Council may grant relief as it may deem proper under the circumstances, including indefinite deferral of the undergrounding requirement. The appeal may be granted based upon the unreasonable hardship findings and required conditions in Subparagraph F.1. (Unreasonable hardship findings), above.

D3-13 - Utility and Public Service Requirements

• A. Agency permits required. Each applicant shall comply with any applicable requirements of, and obtain all necessary approvals from each of the following affected agencies before issuance of a Building Permit:

  1. The Contra Costa County Health Services Department Environmental Health Division;

  2. The Central Contra Costa Sanitary District, or Dublin San Ramon Sanitary District;

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3. The San Ramon Valley Fire Protection District;

4. The East Bay Municipal Utility District (EBMUD), or Dublin-San Ramon Services District; and

5. San Ramon Valley Unified School District.

• B. Abandonment of septic tanks or water wells. The abandonment and destruction of a septic tank or water well shall comply with the requirements of the Contra Costa County Health Services Department.

• C. Sewer facility plans. Construction plans involving work on the public sewer system shall be reviewed and approved by the Central Contra Costa Sanitary District or the Dublin San Ramon Sanitary District, as applicable. Plans for any required work shall be submitted to the permitting office of each sanitary district for processing.

• D. Underground utilities. Utilities serving a proposed subject project site shall be placed underground in compliance with Section D3-12 (Underground Utilities) and the requirements of the City Engineer.

Chapter II - Landscape Design Standards

Contents:

D3-14 - Purpose of Chapter D3-15 - Reserved D3-16- Definitions D3-17 - Applicability D3-18 - Landscape Plan Approval Required D3-19 - Landscape Location Requirements D3-20 - Landscape Area Requirements D3-21 - Landscape Standards D3-22 - Landscape Requirements D3-23 - Maintenance of Landscape Areas D3-24 - Landscaping Education

D3-14 - Purpose of Chapter

This Chapter provides landscape standards for proposed development to improve the livability and attractiveness of the City, and to protect the public comfort, health, safety, and welfare by:

• A. Preserving and enhancing the visual character of the community, and providing cooling shade;

• B. Enhancing and increasing compatibility between abutting land uses and public rights-of-way by providing landscape screening and buffers;

• C. Providing for the conservation and safeguard of water resources through the efficient use of water, appropriate use of plant materials, and regular maintenance of landscaped areas; and

• D. Ensuring that landscape installations do not create hazards for motorists or pedestrians.

D3-15 - Reserved

D3-16- Definitions

See Municipal Code section C4-121.

D3-17 - Applicability

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• A. Applicable projects. The requirements of this Chapter are applicable to the following projects.

  1. All new construction, with the exception of new single family residences on individual parcels, including the following:

     • a. Commercial developments;

     • b. Industrial developments;

     • c. Model homes;

     • d. Public projects;

     • e. Residential developments (single-family subdivisions and multi-family dwelling units); and

     • f. Temporary developments;

  2. All rehabilitated landscaping for existing commercial, industrial, and multi-family dwelling units.

• B. Non-applicable projects. These requirements shall not apply to individual single-family residential parcels.

• C. Timing of Landscape Plan submittal and implementation. See Municipal Code section C4-122.

D3-18 - Landscape Plan Approval Required

• A. Landscape Plan. A Landscape Plan shall be submitted as part of an application for a land use entitlement for new development, or the significant expansion or redevelopment of an existing use. The Zoning Administrator shall determine if a Landscape Plan shall be submitted for ARB review and approval.

  1. For the purposes of this Section, "significant expansion" means a 25 percent or greater increase in the ground floor footprint of a building, or a 25 percent or greater increase in the total floor area of a development or land use.

  2. For residential developments the plan shall cover areas of the site visible from public streets; for other development, the plan shall cover all areas of the site required to be landscaped by Section D3-19 (Landscape Location Requirements), below.

No Building Permit shall be issued and no construction activity shall commence on the site until the Zoning Administrator has verified that the Landscape Plan submitted with the Building Permit application is as approved.

• B. Content. A Landscape Plan shall contain all of the information identified in the Department handout for preparing Landscape Plans, and required by Municipal Code section C4-122 and the California State Model Water Efficient Landscape Ordinance (MWELO), Sections 490 – 495, Chapter 2.7, Division 2, Title 23 in the California Code of Regulations.

• C. Statement of surety. Landscaping is the final phase of a project, and the one most often underdeveloped. To insure completion, the Zoning Administrator may require that a statement of surety in the form of cash, performance bond, letter of credit, or certificate of deposit shall be posted with the City, in an amount equal to 150 percent of the total value, or another amount determined by the Zoning Administrator, of all plant materials, installation, irrigation, and maintenance, for a two-year period. The cost of materials shall be provided by the Registered Landscape Architect responsible for the project. The Zoning Administrator may require statements of surety for phased projects, a legitimate delay in landscape installation due to seasonal requirements (including adverse weather conditions) and similar circumstances where it may not be advisable or desirable to install all of a project's landscaping before occupancy of the site.

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• D. Minor changes to approved plans. Landscape Plan approval may include the Zoning Administrator authorizing minor changes from the requirements of this Chapter.

D3-19 - Landscape Location Requirements

Landscaping shall be provided in the locations specified below.

• A. Unused areas. All areas of a project site not intended for a specific use shall be landscaped except where landscaping would adversely affect existing drainage or erosion control plans, or it is determined by the Zoning Administrator that landscaping is not necessary to fulfill the purposes of this Chapter.

• B. Parking areas. Parking areas shall be landscaped in compliance with the following requirements. Parking lot landscaping, may be counted toward fulfilling the landscape area requirements identified in Section D3-20 below

  1. Landscape materials. Landscape materials shall be evenly-distributed throughout the parking lot using a combination of trees, shrubs, ground cover, mulch, gravel, and other xeriscape areas as approved by the review authority. At the time of planting, the size of the shrubs and trees shall be in compliance with D3-21(B).

  2. Curbing. Areas containing plant materials should be bordered by a concrete curb at least six inches high and six inches wide. Alternative barrier design to protect landscaped areas from damage by vehicles and/or to filter/retain runoff on site may be approved by the Zoning Administrator.

  3. Runoff. Parking lot landscaped areas shall be designed to filter/retain runoff on site.

4. Location of landscaping. To the extent possible, parking lot landscaping should be located so that pedestrians are not required to cross landscaped areas to reach structure entrances from parked cars. This should be achieved through proper orientation of the landscaped fingers and islands. If parking lot landscaping must be located in a manner that requires pedestrian access across landscaped areas, pedestrian access shall be accommodated.

   5. Bumper overhang areas. To increase the parking lot landscaped area, a maximum of two feet of the parking stall depth may be landscaped with low-growth, hearty materials in lieu of paving, allowing a two-foot bumper overhang while maintaining the required parking dimensions.

   6. Parking lot perimeter landscaping. Parking area perimeters shall be landscaped as follows. The Zoning Administrator may adjust the tree spacing requirements of this Subsection based upon the growth characteristics and proper maintenance practices for the species of trees proposed.

      • a. Location and size of landscape areas.

        1. Adjacent to streets. Parking areas for nonresidential uses adjoining a public street shall be designed to provide a 10-foot landscaped planting strip between the street right-of-way and parking area. Parking areas for residential uses shall not be located within the required setback areas and the minimum width of the landscape planting strip shall be equal to the required setbacks.

        2. Screening plant materials. The landscaping shall be designed and maintained to screen cars from view from the street and shall be a height of between 30 and 36 inches. Screening materials may include a combination of plant materials, earth berms, solid masonry walls, raised planters, or other screening devices to meet the intent of this requirement; however, screening materials may not use only solid masonry walls without plant cover.

        3. Shade trees. Shade trees shall be provided at a minimum rate of one for every 30 linear feet of landscaped area, and may include areas of clustered trees.

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  - b. **Adjacent to side or rear property lines.** Parking areas for nonresidential uses shall provide a perimeter landscaped strip at least five feet wide (inside dimension) where the parking area adjoins a side or rear property line. Trees shall be provided at the rate of one for each 30 linear feet of landscaped area. 

  - c. **Adjacent to structures.** When parking areas are located adjacent to nonresidential structures, a minimum five-foot wide landscape strip (inside dimension) shall be provided adjacent to the side and rear of the structure and shall include trees planted at the rate of one for each 30 linear feet of landscaped area.

• d. Adjacent to residential use. Parking areas for nonresidential uses adjoining residential uses shall provide a landscaped buffer with a minimum 10-foot width between the parking area and the common property line bordering the residential use. A solid masonry wall or fence and landscape buffer shall be provided along the property line to address land use compatibility issues (e.g., glare, light, or nuisance noise). One tree shall be provided for each 30 linear feet of landscaped area.

  7. Interior parking lot landscaping. Landscaping is required within parking lots to provide shade, reduce pavement heat gain and adjacent building heating during the summer, soften the appearance of large paved areas, and serve as storm water treatment areas.

     • a. Shading requirement. Canopy trees shall be provided throughout the parking area and perimeter at the equivalent of one tree for every four spaces, to provide shade. Palms and other small canopied trees are not considered shade trees.

     • b. Planter dimensions. Planters with trees shall have a minimum interior dimension of five feet by five feet. All ends of parking lanes shall be separated from drive aisles by landscaped islands.

     • c. Larger projects. Parking lots with more than 100 spaces shall provide a concentration of landscape elements at primary entrances, including specimen trees, flowering plants, enhanced paving, and project identification.

• D. Pools and Patios. The surface area of a permanent swimming pool or spas, or uncovered patios may be counted toward meeting the landscape requirement for multi-family uses.

D3-20 - Landscape Area Requirements

Landscaping shall be provided in the locations and amounts specified in this Section, except for singlefamily dwellings located on individual single-family residential parcels.

A. Specific zone landscaping requirements.

1. Each development shall provide and maintain landscaped areas in compliance with Table 3-6 below for the applicable zone. Landscaped areas are inclusive of the landscaping required by Section D3-19 (Landscape location requirements), above, and inclusive of any pedestrian-oriented open space (e.g., courtyards, plazas, etc.). Additional landscaping may be required through the development review process to provide visual relief or contrast, or to screen incompatible features.

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2. All required landscaping, irrigation, and equipment shall be installed prior to final inspection unless a bond or other surety is provided in compliance with Section D6-33 (Performance Guarantees).

• B. New single-family developments. New single-family developments, except for single-family dwellings located on individual single-family residential parcels, shall provide landscaping with an automatic irrigation system for the area of the site between the street curb and the front of the structure from side property line to side property line. The landscape design shall include trees, shrubs, and ground cover and shall emphasize water-conserving plant materials and irrigation to the greatest extent feasible. Turf areas shall be limited to 50 percent of the total landscaped area.

(Ord. No. 534, § 1 (Exh. A-2), 10/14/2025)

Effective on: 11/13/2025

D3-21 - Landscape Standards

Landscape areas and materials shall be designed, installed, and maintained in compliance with this Section and Section D3-23 (Maintenance of Landscape Areas), below.

• A. General design standards. The following features shall be incorporated into the design of the proposed landscape and shown on the required Landscape Plans:

  1. Landscaping shall be planned as an integral part of the overall project design and not simply located in excess space after parking areas and structures have been planned;

  2. Pedestrian access to sidewalks or structures shall be considered in the design of all landscaped areas;

  3. Landscaping adjacent to driveways and parking shall be protected from vehicle damage through the provision of minimum six-inch high and six-inch wide concrete curbs or other types of barriers approved by the Zoning Administrator (exception from curb requirements may be granted by the Zoning Administrator for storm water treatment purposes);

  4. Landscaped planter areas shall have a minimum inside width of five feet where trees are provided and four feet where turf or shrubs are provided;

  5. Landscaped areas shall be irrigated and designed to filter/retain runoff in compliance with Municipal Code section C4-122;

  6. Hardscaped areas shall only be as large as necessary to provide for efficient pedestrian circulation through a required landscaped area; and

  7. Where fences or walls are provided as required screening, a minimum 10-foot wide landscaped area shall be located on the residential side of the fence or wall. If the commercial side of the fence or wall is visible from a street or adjacent property, a five-foot wide landscaped area shall be provided adjacent to the fence or wall. If adjacent to a parking area, the area may be counted towards meeting the required interior parking lot landscaping.

• B. Plant materials. Plant materials shall be selected and installed to comply with the following requirements:

  1. A mix of plant materials shall be provided in compliance with the following:

     • Trees. Thirty percent of the mix of trees shall come in 24 inch boxes and 70% shall come in 15 gallon containers.

     • Shrubs. Twenty-five percent of the mix of shrubs should come in five gallon containers and the balance in one gallon containers.

     • Groundcover. One hundred percent coverage should occur within two years.

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• Calculations documenting the required mix shall be shown on the Landscape Plan;

  2. Plant materials shall be selected for: energy efficiency and drought tolerance; adaptability and relationship to San Ramon environment; color, form and pattern; ability to provide shade; soil retention, fire resistiveness, etc. The overall landscape plan shall be integrated with all elements of the project, such as buildings, parking lots and streets, to achieve desirable microclimate and minimize energy demand.

  3. Plant materials shall emphasize drought-tolerant and/or native species;

  4. Trees and shrubs shall be planted and maintained so that they do not interfere with service lines and traffic safety sight areas;

  5. Trees planted near public sidewalks or curbs shall be of a species and maintained in a manner which prevents physical damage to the curbs, gutters, sidewalks, and other public improvements;

  6. Ground cover shall be of live plant material. Bark, colored rock, gravel, and similar materials may be used in combination with a living ground cover. Non-plant materials may be approved for use in limited areas by the Zoning Administrator;

  7. If existing landscaping is to be retained, a note shall be provided on the Landscape Plan stating that any existing landscaping indicated on the approved Landscape Plan for retention that is damaged or removed during construction shall be repaired or replaced subject to the approval of the Zoning Administrator;

  8. Maximize energy efficiency by incorporating drought tolerant canopies, deciduous vines, and trellises to shade south and westward facing walls, to cool them in summer months.

• C. Irrigation. Irrigation systems shall comply with the following standards and as required by Municipal Code section C4-122 and the California State Model Water Efficient Landscape Ordinance (MWELO), Sections 490 – 495, Chapter 2.7, Division 2, Title 23 in the California Code of Regulations.

  1. Recycled water, if available, shall be utilized for landscape irrigation systems as appropriate for the landscape materials and consistent with storm water regulations. Absent the immediate availability of recycled water, recycled water infrastructure (i.e. purple pipe, etc.) shall be installed if recycled water is reasonably available to the project site in 15 years.

  2. An irrigation system may include graywater subject to Chapter 15 of the California Plumbing Code.

D3-22 - Landscape Requirements

See Municipal Code section C4-122 and as required with the California State Model Water Efficient Landscape Ordinance (MWELO), Sections 490 – 495, Chapter 2.7, Division 2, Title 23 in the California Code of Regulations.

D3-23 - Maintenance of Landscape Areas

• A. Maintenance required. All landscaped areas shall be permanently maintained in a healthful and sound condition at all times, in compliance with the approved Landscape Plan. Irrigation systems and their components shall be maintained in a fully functional manner consistent with the originally approved design and the provisions of this Chapter. The maintenance required by this Section shall include adjusting, checking, and repairing irrigation equipment; resetting automatic controllers; aerating and de-thatching turf areas; adding/replenishing fertilizer, mulch, and soil amendments; insect control; the replacement of dead or diseased plants; pruning; watering; and weeding all landscaped areas.

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• B. Water waste prohibited. Water waste in existing developments resulting from inefficient landscape irrigation leading to excessive runoff, low head drainage, overspray, and other similar conditions where water flows onto adjacent property, non-irrigated areas, roadways, structures, or walks is prohibited.

D3-24 - Landscaping Education

The project applicant shall provide information to prospective buyers of new single-family homes regarding water-efficient landscaping techniques. A sample of the information to be provided shall be submitted to the Zoning Administrator for approval prior to issuance of a Building Permit.