San Ramon Municipal Code Ch. V Special Purpose Zone

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

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

City of San Ramon, CA | Municipal Code 610

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

City of San Ramon, CA | Municipal Code 611

3. Provide a mechanism whereby the City may authorize desirable developments consistent with the General Plan without inviting speculative rezoning applications, which, if granted, often could deprive other owners of development opportunities without resulting in construction of the proposed facilities;

   4. Encourage allocation and improvement of common open space in residential areas, and provide for open space maintenance at the expense of those who will directly benefit from it; and
   5. Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods.

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

A. AG, OS-1, OS-2, P, GC, PS, M-1, and M-2 zones. Tables 2-11 and 2-12 identify the uses of land allowed by this Zoning Ordinance in the Special Purpose zones, and the land use permit required to establish each use, in compliance with Section D2-3 (Allowable Land Uses and Permit Requirements). Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Ordinance may also apply. B. PD zone. Any permitted or conditional use allowed by this Zoning Ordinance may be authorized on a site in the PD zone through the approval of a Planned Development Permit in compliance with Section D6-25 (Planned Development Permits), or a Specific Plan, consistent with the General Plan land use designations applicable to the site. Prior to the approval of a Planned Development Permit or Specific Plan, the use of a site within the PD zone shall be limited to the uses existing as of the date the site was rezoned to apply the PD designation. Permitted Use, Zoning Clearance may be required P prior to operation TABLE 2-11 MUP Minor Use Permit required Allowed Uses and UP Conditional Use Permit required Permit Requirements for Special S Permit requirement set by Specific Use Regulations Purpose Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific Use LAND USE (1) AG OS-1 OS-2 P Regulations AGRICULTURE & OPEN SPACE USES Agricultural product processing MUP — — — Animal husbandry UP — UP — Animal husbandry - Grazing only P MUP MUP — Crop production, horticulture, orchard, vineyard P — MUP MUP Surface mining UP — — — INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING Storage - Personal storage facility (mini-storage) — — — UP D2-26 RECREATION, EDUCATION & PUBLIC ASSEMBLY USES Commercial recreation facility - Indoor — — — MUP D4-30 Commercial recreation facility - Outdoor — — — UP D4-30

City of San Ramon, CA | Municipal Code 612

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

Notes:
1. See Division D8 for land use definitions

Key to Zoning District Symbols
AG Agriculture P Parks and Recreation
OS-1, 2 Open Space

City of San Ramon, CA | Municipal Code 613

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

Adult day care — UP — —

Child day care center — UP UP UP

Lodging - Bed and breakfast inn — — — —

Maintenance and service facility — UP — —

City of San Ramon, CA | Municipal Code 614

Permitted Use, Zoning Clearance may be required P prior to operation TABLE 2-12 MUP Minor Use Permit required Allowed Uses and UP Conditional Use Permit required Permit Requirements for Special S Permit requirement set by Specific Use Regulations Purpose Zones ZC Zoning Clearance required — Use not allowed PERMIT REQUIRED BY DISTRICT Specific Use LAND USE (1) GC PS M-1 M-2 Regulations Public safety facility — P P UP TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE Heliport — UP UP UP D4-32

Solid waste transfer station — UP — —

Transportation service dispatch facility — — P MUP3

Transit station — UP — —

Utility facility — UP UP UP Utility infrastructure — P P P Wireless telecommunications facility S S S S D4 Chapter IV Notes: 1. See Division D8 for land use definitions. 2. Limited to ground floor of hospital or medical office building, with no establishment exceeding 1,000 square feet. 3. Minor Use Permit required if located within 1,000 feet of an R zone or site occupied by a school or park. Conditions may limit vehicle speed and/or the use of sirens.

Key to Zoning District Symbols
GC Golf Course M-1 Medical Center
PS Public and Semipublic M-2 Health Facility

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

Effective on: 11/13/2025

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

City of San Ramon, CA | Municipal Code 615

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

C. PD zone development standards. 1. Minimum site area. The minimum net area of a PD zone shall be 10 acres, provided that a PD zone may be subdivided in compliance with an approved Planned Development Permit or Specific Plan. A site that does not meet the minimum acreage or lot width requirement may be developed, provided that the development proposal includes adjoining parcels which collectively meet the minimum development standards. It is not necessary for the collective properties to be under the same control and/or ownership. The review authority may reduce the 10 acre requirement where it determines that the proposed project will provide substantial public benefit. 2. Residential density. Except where a density bonus is granted in compliance with the City's density bonus regulations, the total number of dwelling units in a PD zone shall not exceed the maximum number permitted by the General Plan density for the total area of parcels designated for residential use and for open space excluding area devoted to public and private streets, areas with a slope of 20 percent or more, areas with a maximum elevation of 40 feet and areas with a minimum contiguous area of three acres. 3. Other development regulations. Other development regulations shall be as prescribed by the PD Plan, provided that the minimum setback requirements for front, corner-side, side and rear yards may not be reduced by more than 20 percent from those of the base zone that would otherwise apply. 4. Mixed use component. Each PD development proposal shall consider a mixed use development strategy. This strategy should include a horizontal and/or vertical integration of project types (i.e., residential adjacent to commercial/office or residential above commercial). If this approach is determined to be infeasible by the applicant it shall be the obligation of the applicant to substantiate this before the Commission. D. M-1 and M-2 zone development standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-13, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance. TABLE 2-13 - M-1 AND M-2 DEVELOPMENT STANDARDS Requirement by Zone Development Feature M-1 M-2 Minimum lot size Minimum area and width for parcels proposed in new subdivisions. Area (net) 10 acres 2 acres Width 650 ft 150 ft 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 Side - Interior (each) 30 ft 15 ft Side - Corner 35 ft 20 ft Rear 20 ft 15 ft Accessory structures See Section D4-26 (Accessory Structures) Maximum percentage of total lot area that may be covered by structures, and Lot coverage, FAR maximum floor area ratio (FAR).

City of San Ramon, CA | Municipal Code 616

TABLE 2-13 - M-1 AND M-2 DEVELOPMENT STANDARDS Requirement by Zone Development Feature M-1 M-2 Lot coverage 30% N.A. FAR 0.35 0.35 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 40 ft 35 ft Landscaping See D3 Chapter II (Landscape Design Standards) Parking See D3 Chapter III (Parking and Loading) Signs See D3 Chapter IV (Signs)

D2-26- Special Purpose Zone Land Use Limitations and Additional Standards A. Self-storage - P zone requirements - Self-storage. Self-storage facilities are limited to appropriate portions of the Southern Pacific right-of-way in the P zone which feasibly combine adequate public access and visual compatibility with surrounding land uses, and the Iron Horse Trail. The review authority may impose conditions of approval including screening and buffering, landscaping, lighting, and security to ensure compatibility with surrounding land uses. B. Eating and drinking establishment - M-1, M-2, P and PS zone requirements. An eating and drinking establishment is permitted as an accessory use in a cultural, park, commercial recreation and entertainment facility or medical institution, occupying no more than 10,000 square feet on any individual site in the P zone and 5,000 square feet in the PS zone, if there is no separate entrance or sign along a street frontage. An additional 10,000 square feet of space may be allowed for banquet rooms and conference facilities in the P zone with Use Permit approval.