Chapter IV — Commercial, Office and

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

The purposes of the individual Commercial, Office and Industrial zones and the manner in which they are applied are as follows. A. OA (Administrative Office) zone. The OA zone is applied to areas of the City appropriate for major office buildings, support facilities, and compatible commercial uses within landscaped environments that are protected from the more intense levels of activity associated with retail commercial development. Building intensity may be up to 0.45 FAR. The OA zone is consistent with and implements the Office land use classification of the General Plan. B. OL (Limited Office) zone. The OL zone is applied to areas of the City appropriate for offices and limited retail uses, subject to development standards that prevent significant adverse effects on adjacent uses. Building intensity may be up to 0.45 FAR. The OL zone is consistent with and implements the Office land use classification of the General Plan C. CC (Community Commercial) zone. The CC zone is applied to areas of the City appropriate for retail shopping centers containing a wide variety of commercial establishments, including stores selling a wide variety of products, restaurants, commercial recreation, service stations, and business, personal and financial services. Building intensity may be up to 0.35 FAR. The CC zone is consistent with and implements the Retail Shopping land use classification of the General Plan. D. CT (Thoroughfare Commercial) zone. The CT zone is applied to areas near freeways, appropriate for businesses predominately serving the needs of the community and traveling public. Appropriate land uses within this zone include lodging, automobile service stations, restaurants, and retail uses. Personal services may also be permitted to serve adjacent residential neighborhoods. Building

City of San Ramon, CA | Municipal Code 603

intensity may be up to 0.50 FAR. The CT zone is consistent with and implements the Thoroughfare Commercial land use classification of the General Plan. E. CR (Commercial Recreation) zone. The CR zone is applied to areas of the City appropriate for golf courses, sports and fitness clubs, and outdoor commercial recreation facilities at intensities of up to 0.35 FAR. The CR zone is consistent with the Commercial Recreation land use classification of the General Plan. F. MC (Mixed Commercial) zone. The MC zone is applied to areas of the City appropriate for an integrated mix of non-residential uses only, including retail, services, and offices at intensities of up to 0.70 FAR. Development should be integrated with open space and recreational and/or cultural amenities. Structured parking may be required. The MC zone is consistent with and implements the Mixed Commercial land use classification of the General Plan. (Ord. No. 522, § 6, 12/12/2023; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

Table 2-8 identifies the uses of land allowed by this Zoning Ordinance in the Commercial, Office and Industrial zones, and the land use permit required to establish each use, in compliance with Section D2-3 (Allowable Land Uses and Permit Requirements). Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

Permitted Use, Zoning Clearance may be required prior to P TABLE 2-8 operation

Allowed Land Uses and MUP Minor Use Permit required Permit Requirements for UP Use Permit required Commercial, Office & S Permit requirement set by Specific Use Regulations Industrial Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific UseLAND USE (1) OA OL CC CT CR MC Regulations INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING Alcoholic Beverage Manufacturing, Micro- — — UP UP — — Brewery Alcoholic Beverage Manufacturing, — — UP UP — — Distillery Construction contractor base - Indoor — — MUP — — — Industry, custom — — MUP — — — Media production MUP MUP MUP — — ZC Recycling facility — — S S S — D4-37 Research and development, general MUP MUP — — — MUP Research and development, limited ZC ZC — — — ZC Laboratory, non-medical MUP MUP — — — MUP Storage - Outdoor — — MUP MUP — — D4-35 RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Adult business — — — — — UP D4-I

City of San Ramon, CA | Municipal Code 604

Permitted Use, Zoning Clearance may be required prior to P TABLE 2-8 operation Allowed Land Uses and MUP Minor Use Permit required Permit Requirements for UP Use Permit required Commercial, Office & S Permit requirement set by Specific Use Regulations Industrial Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific UseLAND USE (1) OA OL CC CT CR MC Regulations Commercial recreation facility - Indoor — UP UP MUP P UP Commercial recreation facility - Outdoor — — — — UP — Conference/convention facility UP UP — UP UP UP Equestrian facility — — — — MUP — Fitness/Health facility UP — MUP MUP UP MUP Golf course — — — — UP — Library, museum, art gallery UP P UP — UP P Meeting facility, public or private MUP MUP UP UP — MUP Club — — — — — MUP Park and recreation facility - Site of 2 acres P — P — P P or less School - Elementary, Middle, Secondary UP UP — — — UP School – Specialized education or training MUP MUP MUP MUP MUP MUP Sports and entertainment assembly facility — — — UP UP UP Studio - Art, dance, martial arts, music, etc. MUP MUP ZC ZC MUP ZC (ground floor) Studio - Art, dance, martial arts, music, etc. MUP MUP P MUP MUP P (upper floors) Theater, movies or performing arts UP — UP UP UP UP RESIDENTIAL USES Emergency shelter P P P P P P Homeless shelter — — — P — — D4-55 Live/work unit — — — UP — — Residential care, 7 or more clients — — UP — — — Supportive housing UP UP UP UP UP UP Transitional housing UP UP UP UP UP UP RETAIL TRADE Accessory retail and services P P P P P P Alcoholic Beverage Manufacturing, Brew — — P P — UP Pub Auto and vehicle sales and rental — — MUP MUP — MUP Building/landscape materials sales - Indoor — — ZC — — ZC showroom Building/landscape materials sales - — — MUP — — MUP Outdoor Convenience store — — P P — P Drive-through retail — — MUP MUP — MUP

City of San Ramon, CA | Municipal Code 605

Permitted Use, Zoning Clearance may be required prior to P TABLE 2-8 operation Allowed Land Uses and MUP Minor Use Permit required Permit Requirements for UP Use Permit required Commercial, Office & S Permit requirement set by Specific Use Regulations Industrial Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific UseLAND USE (1) OA OL CC CT CR MC Regulations Eating and drinking establishments ZC4 ZC4 P P MUP P With wine and beer ZC4 ZC4 P P — P With full alcoholic beverage service MUP4 MUP4 MUP MUP — MUP4 Alcoholic Beverage Manufacturing, Brew — — P P — P Pub With drive-through service — — MUP MUP — MUP With live entertainment MUP4 MUP4 MUP MUP — MUP D4-34 With up to 12 outdoor seats or stools ZC4 ZC4 P P — P With 13 or more outdoor seats or stools MUP4 MUP4 MUP MUP — MUP Table 3-8 Farmer's market, Ongoing MUP MUP MUP — — MUP Food and beverage sales - Chain grocery — — P P — P Food and beverage sales - Specialty food — — P P — P store Fuel dealer (propane for home and farm — — MUP4 MUP4 — — use, etc.) Furniture, furnishings, and appliance store — — P P — P Mobile home, boat, or RV sales — — MUP MUP — — Outdoor display and sales — — ZC MUP MUP MUP D4-35 Outdoor vendor MUP MUP MUP MUP MUP MUP D4-35 Pharmacy, medical supplies P P P P — P Plant nursery — — MUP — — — Retail, general - 50,000 sf or less floor area — — P P — P Retail, general - over 50,000 sf of floor area — — UP UP — P Second hand store — — P — — MUP SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL ATM P P P P P P Bank, financial services P P ZC ZC — P Business support service P P P — — P Medical services - Clinic, lab., urgent care MUP MUP MUP MUP — MUP (ground floor) Medical services - Clinic, lab., urgent care MUP MUP MUP MUP — MUP (upper floors) Medical services - Doctor office (ground P P ZC — — ZC floor) Medical services - Doctor office (upper P P P — — P floors) Medical services - Extended care UP UP — — — UP Office – Accessory P P P3 P3 P3 P

City of San Ramon, CA | Municipal Code 606

Permitted Use, Zoning Clearance may be required prior to P TABLE 2-8 operation Allowed Land Uses and MUP Minor Use Permit required Permit Requirements for UP Use Permit required Commercial, Office & S Permit requirement set by Specific Use Regulations Industrial Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific UseLAND USE (1) OA OL CC CT CR MC Regulations Office - Business/service (ground floor) P P ZC ZC — ZC Office - Business/service (upper floors) P P P P — P Office - Government (ground floor) P P ZC ZC — ZC Office - Government (upper floors) P P P P — P Office - Processing (ground floor) MUP MUP MUP MUP — MUP Office - Processing (upper floors) MUP MUP MUP MUP — MUP Office - Professional/administrative (ground P P ZC ZC — ZC floor) Office - Professional/administrative (upper P P P P — P floors) SERVICES – GENERAL Adult day care MUP MUP MUP — — UP Animal services - Boarding/training — MUP MUP — — MUP Animal services – Grooming — MUP P — — ZC Animal services - Veterinary clinic, animal MUP MUP MUP — — ZC hospital Catering service ZC ZC ZC — — MUP Child day care center MUP MUP MUP MUP — UP Child day care center - Accessory to on-site ZC ZC MUP MUP — UP employer Drive-through service MUP MUP MUP MUP — — Equipment rental - Indoor only P P P — — — Equipment rental - With outdoor storage MUP MUP MUP — — — Laundry, dry cleaning plant — — MUP MUP — — Lodging - Bed & breakfast inn (B&B) — — UP UP — — Lodging - Hotel or motel — — UP UP — UP Maintenance and repair service - No — — P — — — outdoor storage Mortuary, funeral home - Full service — — UP — — — Mortuary, funeral home - Partial service — — MUP — — — Personal services ZC ZC P P — ZC Personal services – Restricted — — ZC ZC — — Public safety facility P P P P P P Printing and publishing P P — — — — Vehicle services - Minor — — MUP4 MUP4 — — maintenance/repair Vehicle services - Service station — — MUP4 MUP4 — MUP4 D4-40

City of San Ramon, CA | Municipal Code 607

Permitted Use, Zoning Clearance may be required prior to P TABLE 2-8 operation Allowed Land Uses and MUP Minor Use Permit required Permit Requirements for UP Use Permit required Commercial, Office & S Permit requirement set by Specific Use Regulations Industrial Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific UseLAND USE (1) OA OL CC CT CR MC Regulations Vehicle services - Washing, attended — — MUP4 MUP4 — — D4-40 Vehicle services - Washing, unattended — — MUP4 MUP4 — — D4-40 TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE Broadcasting studio MUP MUP P — — MUP Cogeneration facilities UP UP UP UP UP UP Heliport UP — — — — — D4-32 Parking facility, public or commercial MUP MUP MUP MUP — UP Solid waste transfer station — — — — — — Transit station UP — — — — P Utility facility UP UP UP UP UP UP Utility infrastructure P P P P P P Wireless telecommunications facility S S S S S S D4 Chapter IV Notes: 1. See Division D8 for land use definitions. 2. Use allowed only on second or upper floors with a Minor Use Permit. 3. Accessory use only, limited to 1,000 sf, or to 10% of the total gross floor area on site (whichever is greater). 4. Not permitted on the upper floors.

Key to Zone Symbols

OA Administrative Office CC Community Commercial CR Commercial Recreation MC Mixed Commercial CT Thoroughfare Commercial OL Limited Office

(Ord. No. 522, § 6, 12/12/2023; 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 Tables 2-9 and 2-10, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance. TABLE 2-9 - OA, OL, CC, AND CT DEVELOPMENT STANDARDS Requirement by Zone Development Feature OA OL CC CT Minimum lot size Minimum area and width for parcels proposed in new subdivisions. Area (net) 5 acres 15,000 sf 10,000 sf 10,000 sf Width 325 ft 100 ft 80 ft 80 ft

City of San Ramon, CA | Municipal Code 608

TABLE 2-9 - OA, OL, CC, AND CT DEVELOPMENT STANDARDS Requirement by Zone Development Feature OA OL CC CT Depth Determined through subdivision process Minimum setbacks required. See Section D3-10 for exceptions, and allowed projections Setbacks into setbacks. Front 35 ft 20 ft 15 ft 15 ft Side - Interior (each) 30 ft 10 ft None None Side - Corner 35 ft 20 ft 10 ft 15 ft Rear 20 ft 15 ft None None 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. Structures shall not intercept the daylight plane required by Section D2-21 except where a lot abuts the Interstate 680 right-of-way. Accessory structures See Section D4-26 (Accessory Structures) Maximum percentage of total lot area that may be covered by structures, and maximum Lot coverage, FAR nonresidential floor area ratio (FAR). Lot coverage 25% 30% 30% 30% FAR 0.45 0.45 0.35 0.50 Maximum allowable height of structures. See Section D3-6 (Height Limits and Height limit Exceptions) for height measurement requirements, and height limit exceptions. Maximum height 55 ft 40 ft 35 ft 50 ft Landscaping See Chapter D3-II (Landscape Design Standards) Parking See Chapter D3-III (Parking and Loading) Signs See Chapter D3-IV (Signs)

TABLE 2-10 - CR, CS, MW, AND MC DEVELOPMENT STANDARDS
Requirement by Zone
Development Feature
CR MC

Minimum lot size Minimum area and width for parcels proposed in new subdivisions. Area (net) 5 acres 10,000 sf Width 325 ft 80 ft Depth Determined through the subdivision process. Minimum setbacks required. See Setbacks Section D3-10 for exceptions, and allowed projections into setbacks. Front 35 ft 15 ft Side - Interior (each) 30 ft None Side - Corner 35 ft 10 ft Rear 20 ft None 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. Structures shall not intercept the daylight plane required by Section D2-21, except where a lot abuts the Interstate 680 right-of-way. Accessory structures See Section D4-26 (Accessory Structures) Maximum percentage of total lot area that may be covered by structures, Lot coverage, FAR and maximum nonresidential floor area ratio (FAR). Lot coverage 25% N.A. FAR 0.35 Maximum 0.70 FAR.

City of San Ramon, CA | Municipal Code 609

TABLE 2-10 - CR, CS, MW, AND MC DEVELOPMENT STANDARDS Requirement by Zone Development Feature CR MC Maximum allowable height of structures. See Section D3-6 (Height Limits and Height limit Exceptions) for height measurement requirements, and height limit exceptions. 40 ft., and as limited by Daylight Plane Requirements (D2-15.A) and Maximum height 35 ft Section D3-6 (Height Limits and Exceptions) Landscaping See D3 Chapter II (Landscape Design Standards) Parking See D3 Chapter III (Parking and Loading) Signs See D3 Chapter IV (Signs)

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

Effective on: 11/13/2025

A. Daylight plane requirement – Commercial and Office zones. Where required by the applicable commercial, office or industrial zone, a proposed structure shall not intercept a 30-degree daylight plane inclined inward at the residential zone property line. The 30-degree daylight plane shall be measured from: 1. A height of six to eight feet above existing grade, as required by section D3-4.F, at the R zone property line for a site in a commercial zone; and 2. The 30-degree daylight plane shall Figure 2-3 - Daylight Plane Requirement be measured from the required height above the existing site grade regardless of the site grade on either side of the property line. (Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025