Chapter III — Mixed Use Zones

City of San Ramon, CA | Municipal Code 594

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

Effective on: 1/11/2024

The purposes of the individual Mixed-Use zones and the manner in which they are applied are as follows: A. MUX (Mixed-Use Commercial Emphasis) zone. The purpose of the Mixed-Use Commercial Emphasis (MUX) zone is to provide areas for an integrated neighborhood, primarily to enhance existing and promote new commercial uses (retail and/or office) with complementary residential uses. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. The MUX zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residential uses located behind or above the primary commercial uses. Development could be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUX zone, a nonresidential 0.45 FAR minimum is established to maintain retail square footage. The MUX sitewide FAR range is 0.7 to 2.0. B. MUR (Mixed-Use Residential Emphasis) zone. The purpose of the Mixed-Use Residential Emphasis (MUR) zone is to provide areas for an integrated neighborhood, with a combination of primarily residential uses mixed with complementary office and commercial uses. The MUR zone provides housing infill opportunities on existing small and mid-size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUR zone, a residential 0.5 FAR minimum is established to maintain and encourage residential development within this zone. The MUR sitewide FAR range is 0.7 to 2.0. C. DMU-N (Downtown Mixed-Use - North) zone. The purpose of the Downtown Mixed-Use - North (DMU-N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian-friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density. Development can be vertical mixed use or stand-alone residential in proximity to nearby commercial uses with a horizontal mixed-use configuration. The DMU-N sitewide FAR range is 0.5 to 2.75. D. DMU-S (Downtown Mixed-Use - South) zone. The purpose of the Downtown Mixed-Use - South (DMU-S) zone is to encourage an integrated transit-oriented and mixed use neighborhood, extending the activity of City Center across Bollinger Canyon Road with shops, offices, and a diversity of housing opportunities set in an urban environment of walkable streets, parks and trails. The intent is to promote a broad mix of uses which incorporates a transition of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residential uses located behind or above the primary commercial uses in close proximity to transportation networks. The allowed density in the DMU-S zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing City of San Ramon, CA | Municipal Code 595

residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations. The DMU-S sitewide FAR range is 1.25 to 2.75. E. CCMU (City Center Mixed Use) zone. This designation applies to City Center Bishop Ranch and the adjacent BR-2600 property in the core area of San Ramon. It is intended to foster a vibrant, integrated and cohesive mix of civic, retail, office, residential and open space uses and promote a walkable, bikeable environment at the physical center of the city. The CCMU designation is also intended to create a vital, attractive destination for people from other parts of the city and the region. Development intensities of up to 0.70 FAR are permitted, with additional FAR, up to a maximum of 1.35, allowed for projects that include such elements as affordable housing; significant public benefits and/or amenities such as public art and plazas, public facilities; and/or a transit facility nearby or in proximity. The allowable residential density range is 22 dwelling units per acre up to 50 dwelling units per acre. Development should reflect high quality design, with integrated open space and recreational and/or cultural amenities, as well as opportunities for workforce housing. Structured parking may be required. (Ord. No. 522, § 6, 12/12/2023; Ord. No. 529, § 1,2, 05/13/2025)

Effective on: 6/12/2025

A. Allowable Land Uses and Permit Requirements. Table 2-6 identifies the uses of land allowed by this Zoning Ordinance in the Mixed-Use Zones, and the land use permit required to establish each use. The uses of land allowed in Table 2-6 (other than the residential uses) only applies to the non- residential component of the Mixed-Use zone. Businesses located within the residential component of the Mixed-Use zone are limited to those established through a Home Occupation Permit. B. Specific Use Regulations. Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of the Zoning Ordinance may also apply.

Permitted Use, Zoning Clearance may be required prior P to operation
TABLE 2-6 MUP Minor Use Permit required

Allowed Land Uses and Permit UP Conditional Use Permit required Requirements for Mixed-Use S Specific Use Regulations Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED Specific Use LAND USE (1)(2) DMU- DMU- MUX MUR CCMU Regulations N S INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING Construction contractor base - Indoor MUP MUP — — — Media production ZC ZC ZC ZC ZC Recycling facility — — — — — Research and development, general MUP MUP MUP MUP MUP Research and development, limited ZC ZC ZC ZC ZC Storage - Warehouse, indoor storage, limited MUP MUP — — — Laboratory, non-medical MUP MUP MUP MUP MUP

City of San Ramon, CA | Municipal Code 596

Permitted Use, Zoning Clearance may be required prior P to operation TABLE 2-6 MUP Minor Use Permit required Allowed Land Uses and Permit UP Conditional Use Permit required Requirements for Mixed-Use S Specific Use Regulations Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED Specific Use LAND USE (1)(2) DMU- DMU- MUX MUR CCMU Regulations N S RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Commercial recreation facility - Indoor ZC MUP MUP MUP ZC Commercial recreation facility - Outdoor UP UP UP UP UP Conference/convention facility UP UP UP UP UP Fitness/health facility MUP MUP MUP MUP MUP Library, museum, gallery (non-retail gallery) P P P P P Meeting facility, public or private MUP MUP MUP MUP MUP Club MUP MUP MUP MUP MUP Park and recreation facility - Site of 2 acres or less P P P P P School - Elementary, Middle, Secondary UP UP UP UP UP School - Specialized education or training MUP MUP MUP MUP MUP Sports and entertainment assembly facility UP UP UP UP UP Studio - Art, dance, martial arts, music, etc. P P P P P Theater, movies or performing arts UP UP UP UP UP RESIDENTIAL USES Municipal Animal - Wild or Exotic S S S S S Code DIVISION B2 - ANIMALS Animal - Domestic P P P P P Emergency shelter P P P P P Home occupation S S S S S Live/work unit MUP MUP MUP MUP MUP Mixed use project residential component P P P P P Supportive housing, 50 or fewer P P P P P Supportive housing, 51 or more UP UP UP UP UP Transitional housing, 50 or fewer P P P P P Transitional housing, 51 or more UP UP UP UP UP Residential care, 6 or fewer P P P P P Residential care, 7 or more MUP MUP MUP MUP MUP RETAIL TRADE Accessory retail and services P P P P P Alcoholic Beverage Manufacturing, Micro- MUP MUP MUP MUP MUP Brewery

City of San Ramon, CA | Municipal Code 597

Permitted Use, Zoning Clearance may be required prior P to operation TABLE 2-6 MUP Minor Use Permit required Allowed Land Uses and Permit UP Conditional Use Permit required Requirements for Mixed-Use S Specific Use Regulations Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED Specific Use LAND USE (1)(2) DMU- DMU- MUX MUR CCMU Regulations N S Alcoholic Beverage Manufacturing, Brew Pub P P P P P Auto and vehicle sales and rental MUP MUP MUP MUP MUP Building/landscape materials sales - Indoor MUP MUP MUP MUP MUP showroom Convenience store P P P P P Drive-through retail or services MUP MUP MUP MUP MUP Eating and drinking establishments P P P P P With wine and beer P P P P P With full alcoholic beverage service ZC ZC ZC ZC ZC With drive-through service MUP MUP MUP MUP MUP With live entertainment ZC ZC ZC ZC ZC With up to 12 outdoor seats or stools P P P P P With 13 or more outdoor seats or stools ZC ZC ZC ZC ZC Table 3-8 Farmer's market – Ongoing MUP MUP MUP MUP MUP Food and beverage sales - Chain grocery P P P P P Food and beverage sales - Specialty food store P P P P P Furniture, furnishings, and appliance store ZC ZC ZC ZC ZC Mobile home, boat, or RV sales — — — — — Outdoor display and sales ZC ZC ZC ZC ZC D4-35 Outdoor vendor ZC ZC ZC ZC ZC D4-35 Pharmacy, medical supplies P P P P P Retail, general - 50,000 sf or less floor area P P P P P Retail, general - over 50,000 sf of floor area UP P P P P Second hand store ZC ZC ZC ZC ZC SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL ATM P P P P P Bank, financial services P P P P P Business support service P P P P P Medical services - Clinic, laboratory, urgent care MUP MUP MUP MUP MUP Medical services - Doctor office P P P P P Medical services - Extended care UP UP UP UP UP Office - Accessory P P P P P Office - Business/service P P P P P

City of San Ramon, CA | Municipal Code 598

Permitted Use, Zoning Clearance may be required prior P to operation TABLE 2-6 MUP Minor Use Permit required Allowed Land Uses and Permit UP Conditional Use Permit required Requirements for Mixed-Use S Specific Use Regulations Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED Specific Use LAND USE (1)(2) DMU- DMU- MUX MUR CCMU Regulations N S Office - Government P P P P P Office - Processing MUP MUP MUP MUP MUP Office - Professional/administrative P P P P P SERVICES - GENERAL Adult day care MUP MUP MUP MUP MUP Animal services - Boarding/training MUP MUP MUP MUP MUP Animal services - Grooming P P P P P Animal services - Veterinary clinic, animal hospital MUP MUP MUP MUP — Catering service ZC ZC ZC ZC ZC Child day care center MUP MUP MUP MUP MUP Child day care center - Accessory to on-site ZC ZC ZC ZC ZC anchor tenant Child day care - Small or large family day care P P P P P home Equipment rental - Indoor only P P P P P Lodging - Bed & breakfast inn (B&B) UP UP UP UP UP D4-27 Lodging - Hotel or motel UP UP UP UP UP Maintenance and repair service MUP MUP — — — Personal services P P P P P Personal services - Restricted ZC ZC ZC ZC ZC Public safety facility P P P P P Vehicle services - Service station UP — — — — D4-40 TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE Broadcasting studio P P P P P Cogeneration facilities UP UP UP UP UP Heliport UP UP UP UP UP Parking facility, public or commercial UP UP UP UP UP Transit station P P P P P Utility facility UP UP UP UP UP Utility infrastructure P P P P P Wireless telecommunications facility S S S S S

City of San Ramon, CA | Municipal Code 599

Permitted Use, Zoning Clearance may be required prior P to operation TABLE 2-6 MUP Minor Use Permit required Allowed Land Uses and Permit UP Conditional Use Permit required Requirements for Mixed-Use S Specific Use Regulations Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED Specific Use LAND USE (1)(2) DMU- DMU- MUX MUR CCMU Regulations N S Footnotes: 1. See Division D8 for land use definitions. 2. The uses of land allowed in Table 2-6 (other than the residential uses) only applies to the non-residential component of the Mixed-Use zone. Businesses located within the residential component of the Mixed-Use zone are limited to those established through a Home Occupation Permit.

Key to Zoning District Symbols
Mixed-Use Commercial Mixed-Use Residential DMU- MUX MUR Downtown Mixed-Use - North Emphasis Emphasis N

DMU-S Downtown Mixed-Use - South CCMU City Center Mixed Use

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

Effective on: 11/13/2025

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-7, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance. TABLE 2-7 - Mixed-Use Zone Development Standards Requirement by Zone Development Feature MUX MUR DMU-N DMU-S CCMU Minimum lot size Minimum area and width for parcels proposed in new subdivisions. Area (net) Determined through subdivision process Width Determined through subdivision process Depth Determined through subdivision process Minimum site area per dwelling unit as determined by the General Plan. The actual Residential density number of units allowed will be determined through subdivision or land use permit approval.

City of San Ramon, CA | Municipal Code 600

TABLE 2-7 - Mixed-Use Zone Development Standards Requirement by Zone Development Feature MUX MUR DMU-N DMU-S CCMU Minimum site area per dwelling unit as determined by the General Plan. The actual number of units Minimum Density (du/ac) 20 20 20 20 allowed will be determined through subdivision or land use permit approval. Determined by Maximum Density (du/ac) 40 40 60 60 General Plan Maximum 0.70 FAR. Additional The measurement of a structure’s floor area in relation to the size FAR up to 1.35 of the lot that the structure(s) is located on. FAR is expressed as a may be permitted Floor Area Ratio (FAR) decimal number and is derived by dividing the total net area of the if project structure(s) by the total gross area of the lot (net structure area ÷ incorporates and gross lot area). significant public benefits/amenities Sitewide Minimum 0.70 0.70 0.5 1.25 N.A. Sitewide Maximum 2.0 2.0 2.75 2.75 N.A. Nonresidential Minimum 0.45 N.A. N.A. N.A. N.A. Residential Minimum N.A. 0.5 N.A. N.A. N.A. Minimum setbacks required. See Section D3-10 for exceptions, and Setbacks1 allowed projections into setbacks. Determined through project Front 10 Feet review and approval Side-Interior (Each) Determined through project review and approval Side- Corner Determined through project review and approval Rear Determined through project review and approval Accessory structure See Section D4-26 (Accessory Structures) Lot coverage The maximum percentage of total lot area that may be covered by structures Maximum N.A. N.A. N.A. N.A N.A. Maximum allowable height of structures. See Section D3-6 (Height Limits and Height limit Exceptions) for height measurement requirements, and height limit exceptions. Maximum (ft) 602 602 852 852 None2 Landscaping See D3 Chapter II (Landscape Design Standards) Parking See D3 Chapter III (Parking and Loading) Signs See D3 Chapter IV (Signs) Footnotes: (1) Except that a 25-foot wide side and/or rear yard shall be required abutting a residential zone, and where a lot abuts the Interstate 680 right-of-way; and structures shall not intercept the daylight plane required by Section D2-15. (2) Except as limited by Daylight Plane Requirem

g and Loading) Signs See D3 Chapter IV (Signs) Footnotes: (1) Except that a 25-foot wide side and/or rear yard shall be required abutting a residential zone, and where a lot abuts the Interstate 680 right-of-way; and structures shall not intercept the daylight plane required by Section D2-15. (2) Except as limited by Daylight Plane Requirements (D2-15.A) and Section D3-6 (Height Limits and Exceptions).

City of San Ramon, CA | Municipal Code 601

Key to Zoning District Symbols Mixed-Use Commercial Mixed-Use Residential DMU- MUX MUR Downtown Mixed-Use - North Emphasis Emphasis N DMU-S Downtown Mixed-Use - South CCMU City Center Mixed Use

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

Effective on: 6/12/2025

A. Daylight plane requirement. A proposed structure shall not intercept a 30-degree daylight plane inclined inward at a residential zone property line and/or I-680 freeway property line. The 30-degree daylight plane shall be measured from: 1. A height of 6 to 8 feet above existing grade, as required by section D3-4.F, at the R zone property line and/or I-680 freeway property line for a site in a MUX, MUR, DMU-N, and DMU-S zone; and 2. A height of 12 feet above existing grade at the R zone boundary line and/or I-680 freeway property line for a site in the CCMU zone. The 30-degree daylight plane shall be measured from the required height above the existing site grade regardless of the site grade on either side of the property line. B. Mixed use project development standards. A mixed-use project shall comply with the following requirements. A mixed-use project combines a mix of uses on the same site. In all MU zones, the residential units of mixed-use projects can be located above the nonresidential uses (vertical mixed- use), or can be a horizontal mixed-use which provides residential at ground level. 1. Design considerations. A mixed-use project shall be designed in compliance with the adopted Objective Design and Development Standards. 2. Mix of uses. A mixed-use project may combine residential uses with any other use allowed in the MU zones; provided that where a mixed-use project is proposed with a use that is required to have Use Permit approval, the entire mixed-use project shall be subject to that permit requirement. 3. Site layout and project design standards. Each mixed-use project shall comply with the property development standards of the applicable zone, and the following requirements. a. Location of residential units. The location of residential units shall comply with the standards prescribed in this Section. b. Parking. To encourage the development of both residential and nonresidential uses in mixed- use zones, the use of shared parking provisions shall be incorporated between the residential and nonresidential uses. c. Loading areas. Nonresidential loading areas shall be located away from residential units and shall be screened from view from the residential portion of the project to the maximum extent feasible. d. Refuse and recycling areas. Areas for the collection and storage of refuse and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses. 4. Performance standards. In the MU zones, the following requirements shall apply. a. Lighting. Lighting for nonresidential uses shall be shielded to limit impacts on the residential units.

City of San Ramon, CA | Municipal Code 602

b. Noise. Each residential unit shall Figure 2-2 - Daylight Plane Requirement be designed and constructed to minimize adverse impacts from nonresidential project noise, in compliance with the City's Noise Ordinance. (Ord. No. 522, § 6, 12/12/2023; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025