Local zoning · San Ramon

San Ramon — Development Standards

Development Standards under the San Ramon local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the San Ramon Unified Development Ordinance (zoning) rules that govern development standards — setbacks, height, lot coverage, density, and FAR — and where they differ by zone. For a quick orientation to local policy and permitting categories see the city's San Ramon zoning & planning overview. Local rules for measurement, exceptions, and site-level adjustments live in Division D3 and D6; measurement rules and exceptions are particularly important for interpreting setbacks and heights. For related technical rules refer to the city's rules on parking, design review, overlays, and ADUs. Where construction standards intersect with building code requirements, also consult the California Building Standards Code.

All numerical limits below are drawn from the City of San Ramon Zoning Ordinance tables and supporting sections (citations follow each rule). Where the code delegates measurement rules or exceptions the controlling provision is also cited (for example, how height is measured is in § D3-6).

How to read this page

  • Bolded zone names (e.g., RS-12) identify San Ramon zones as named in the ordinance.
  • Each district subsection lists purpose, typical uses (high-level), and the most decision-relevant development standards (setbacks, height, lot coverage / FAR, density) with the controlling San Ramon § cited.
  • For measurement methods and exceptions see § D3-6 and § D3-10; accessory-structure rules are in § D4-26.

District-by-district development standards (selected, decision-relevant zones)

RS (Single-Family residential group: RS-12, RS-10, RS-7, RS-6, RS-D)

  • Purpose & typical uses: Low- to medium-low density single-family neighborhoods; primary uses are detached single-family homes with accessory uses allowed in Table 2-1. See § D2-9 for the residential development structure and permitted-use tables.
  • Key dimensional standards (summary):
    • Front/setbacks/side/rear: Residential setbacks are specified in the Residential tables (Tables 2-2/2-3/2-4). Minimum front setbacks vary by RS subzone (consult Table 2-3 in § D2-9). Setback measurement rules and allowed projections are in § D3-10.
    • Height: Measured per § D3-6; residential height limits and accessory structure maximums are called out in Chapter D3 and Table 4-2 for accessory heights.
    • Lot coverage / FAR: Most single-family RS zones list N.A. for numeric FAR and rely on other dimensional controls and permitted lot coverage rules — see Tables 2-2/2-3.
    • Density: Net-lot minima and density ranges are defined by each RS subzone in § D2-9 (Tables 2-2–2-4).
  • Where it applies: Citywide residential map designations; see Table 1-1 / zoning map references in Division D1.

RM / RMH / RH / RVH (Multifamily residential: RM, RMH, RH, RVH)

  • Purpose & typical uses: Townhouses, apartments, and higher-intensity residential development; density ranges are zone-specific (e.g., RMH ~ 15–22 du/ac, RH ~ 22–30 du/ac, RVH up to 30–50 du/ac). See § D2-8 and zone descriptions.
  • Key dimensional standards:
    • Setbacks: Specified in Tables 2-2/2-3/2-4. See § D2-9 and measurement rules in § D3-10.
    • Height: Maximums are zone-specific; consult Table 2-? and § D3-6 for measurement.
    • Lot coverage / FAR: Multifamily maximums vary and some higher-density zones reference a maximum sitewide FAR or allow project-specific FAR via review (see Mixed-Use/CCMU examples below).

MUX / MUR / DMU-N / DMU-S / CCMU (Mixed-Use zones)

  • Purpose & typical uses: Intent is integrated commercial + residential development. MUX emphasizes commercial frontage; MUR emphasizes residential. See § D2-14 and § D2-15.
  • Key dimensional standards:
    • Density: Minimum 20 du/ac (varies by subzone); many mixed-use zones have maximum densities of 40–60 du/ac depending on subzone (see Table 2-7).
    • FAR: Typical sitewide maximum FAR = 0.70; certain zones (e.g., CCMU/CityCenter) allow additional FAR up to 1.35 when projects provide substantial public benefits like affordable housing or plazas. § D2-14 / Table 2-7.
    • Setbacks: Often reduced/explicitly set small (example front setback = 10 ft in some mixed-use tables); many items “determined through project review” — expect site-by-site review and Architectural Review. See § D2-14 and § D2-15.
    • Height: Height maximums differ by mixed-use subzone and may be subject to daylight-plane rules in § D2-15; measurement in § D3-6.

OA / OL / CC / CT (Office / Community / Thoroughfare commercial)

  • Purpose & typical uses: Office, community retail and service-oriented commercial development. See § D2-20 (Tables 2-9).
  • Key dimensional standards (from Table 2-9 / § D2-20):
    • Typical front setbacks vary by subzone; examples shown in tables include 35 ft, 30 ft, 20 ft depending on zone and parcel configuration. Setback measurement rules: § D3-10.
    • Height: Common maximums in commercial tables are 35–55 ft depending on zone; see Table 2-10 and § D2-21 for commercial/office/industrial specifics.
    • Lot coverage / FAR: Examples include Lot coverage 25–30% and FAR 0.35–0.50 in nonresidential tables — see Table 2-9 and Table 2-10.

CR / CS / MW / MC (Commercial Recreation / Mixed Commercial / Main-Way)

  • Purpose & typical uses: Larger-format retail, mixed commercial, regional-serving uses; standards listed in Table 2-10 and § D2-21.
  • Key dimensional standards:
    • Height: Example values include 35 ft (CR) and 40 ft (MC) maximums (see Table 2-10).
    • Lot coverage / FAR: Table 2-10 lists lot coverage and FAR values (e.g., some zones show 0.35 FAR and maximum 0.70 in project-specific circumstances).
    • Daylight plane: Commercial zones adjacent to residential must comply with a 30-degree daylight plane measured per § D2-21.

M-1 / M-2 (Medical center / Health facility)

  • Purpose & typical uses: Clustered medical or health-related facilities. See § D2-15 and Table 2-13.
  • Key dimensional standards (Table 2-13):
    • Lot coverage: M-1 = 30%, M-2 = N.A. (varies by subzone).
    • FAR: M-1 = 0.35, M-2 = 0.35 (Table 2-13).
    • Maximum height: M-1 = 40 ft, M-2 = 35 ft (Table 2-13; measurement and exceptions § D3-6).
    • Landscaping, parking, and signs: See Division D3 chapters.

PD (Planned Development)

  • Purpose & typical uses: Flexible, master-planned development covering mixed uses and larger sites. See § D2-24 / § D6-25 for permit and modification authority.
  • Key dimensional standards:
    • Minimum site area: 10 acres as the standard baseline (may be reduced by the review authority when public benefits are substantial). § D6-25 / § D2-25.
    • Residential density: Governed by the General Plan density for the parcels in the PD; density bonuses follow the City's density-bonus rules. § D6-25 / § D2-24.
    • Adjustments allowed: A Planned Development Permit may modify building envelope standards (coverage, height, setbacks) except it may not increase the applicable density/intensity beyond permitted limits (see § D6-25).

Quick comparison table — selected zones (most decision-relevant numbers)

Zone Front setback (typ.) Side / Corner (typ.) Rear (typ.) Height (max typical) Lot coverage / FAR Code Reference
RS (single-family) See Table 2-3; varies by RS-12/10/7/6 Varies (10–20 ft typical) Varies (15–25 ft typical) Per zone; see Tables 2-2/2-3 N.A. (see tables) § D2-9
RM / RMH / RH / RVH See Tables 2-2–2-4 See Tables 2-2–2-4 See Tables 2-2–2-4 Zone-specific; see tables & § D3-6 Zone-specific § D2-9, § D3-6
MUX / MUR / DMU / CCMU 10 ft in some mixed-use tables; many setbacks determined via project review Determined through project review Determined through project review Varies; daylight-plane limits may apply 0.70 sitewide typical; up to 1.35 with public benefits (CCMU) § D2-14 / D2-15
OA / OL / CC / CT 20–35 ft (table values) 10–30 ft (table values) 15–35 ft 35–55 ft typical by zone 25–30% / FAR 0.35–0.50 examples § D2-20 / D2-21
M-1 / M-2 Table-driven Table-driven Table-driven M-1 = 40 ft; M-2 = 35 ft M-1 lot coverage 30%; FAR 0.35 § D2-15 / Table 2-13
PD Site-specific; PD may modify base zone setbacks (but not reduce certain minimums by more than 20% without justification) Site-specific Site-specific Site-specific in PD plan Governed by PD plan; density by General Plan § D6-25, § D2-25

Notes: setbacks and height measurement rules and projections are governed by § D3-10 and § D3-6 (setback measurement, allowed projections, and daylight-plane measurement), and accessory-structure rules are in § D4-26.

Checklist (what an applicant must satisfy)

  • Confirm the parcel's base zone and any overlay zones on the zoning map (base zone tables referenced in § D2).
  • Verify applicable numeric standards from the correct table (Residential Tables 2-2/2-3/2-4; Mixed-Use Tables 2-7; Commercial Tables 2-9/2-10; Industrial Table 2-13). § D2 tables.
  • Apply the measurement rules for height and setbacks in § D3-6 and § D3-10.
  • Check accessory structure limits in § D4-26 and Table 4-2 for accessory heights.
  • If proposing deviations (smaller setbacks, increased FAR, reduced parking, etc.) determine if a Minor Exception (limits in Table 6-2) or a Planned Development Permit is required (see § D6-24 and § D6-25).
  • Confirm whether your project triggers Architectural/Design Review (see Division D6) and include required materials.
  • For ADUs verify conformance with local ADU section (§ D4-39) and the state ADU rules. See also the ADU summary on the city's ADU page.

Risks & Ambiguities

Issue Why it matters What to verify
Daylight plane interactions between commercial and adjacent residential Daylight plane can reduce allowable building envelope even if numeric height limit looks permissive (30-degree slope from residential property line). Verify § D2-21 daylight-plane applicability and measure per § D3-6.
Zone-specific terms like "determined through project review" Many mixed-use and city-center standards delegate setbacks/height to project review — introduces design-review discretion. Confirm required approvals (Architectural Review / Development Plan) and review thresholds in § D6.
Planned Development (PD) flexibility vs. firm numeric limits PDs may adjust setbacks/coverage/height but cannot increase density beyond General Plan limits; abuse of adjustment language can create ambiguity. If PD proposed, confirm findings and minimum site area (10 acres) in § D6-25 and § D2-25.
Accessory structure measurement and small projections Accessory rules can be different from primary structure rules (e.g., permitted projections, different height caps). Check § D4-26 and Table 4-2 when planning garages, ADUs, or other accessory buildings.
Conflicts with Specific Plan or Development Agreement Where a specific plan or development agreement applies, it may override the default zoning numbers. Confirm whether the parcel is subject to a specific plan or development agreement per § D2/Division D1.

Plain-English Summary

San Ramon sets most dimensional limits (setbacks, heights, lot coverage, FAR, and density) by zone in Division D2 and enforces measurement and exception rules in Division D3; mixed-use and PD districts intentionally allow more project-level discretion and potential FAR/density increases when public benefits are provided. Always measure height and setbacks per § D3-6 and § D3-10 and confirm whether your site is subject to an overlay or specific plan that changes the default numbers.

Source References

  • § D2-9 — Residential Zone General Development Standards (tables for RS/RM/RMH etc.)
  • § D2-14 — Mixed-Use Zone General Development Standards (Table 2-7)
  • § D2-15 — Mixed-Use Zone Additional Development Standards (daylight-plane notes and Table 2-13 contexts)
  • § D2-20 / § D2-21 — Commercial, Office and Industrial General Development Standards; daylight-plane requirement (30-degree) and Tables 2-9/2-10.
  • Table 2-13 (M-1 / M-2 standards) — lot coverage, FAR, height examples. § D2-15 context.
  • § D3-6 — Height Limits and Exceptions (measurement rules and exceptions).
  • § D3-10 — Setback Requirements and Exceptions (measurement and allowed projections).
  • § D4-26 — Accessory Structures (placement, projections, accessory heights).
  • § D6-24 — Minor Exceptions (Table 6-2 lists allowed minor adjustments and caps).
  • § D6-25 — Planned Development Permits: minimum site area (10 acres), ability to modify standards.
  • San Ramon zoning & planning overview (internal site landing page): /us/california/san-ramon
  • San Ramon Zoning: /us/california/san-ramon/zoning
  • San Ramon Parking: /us/california/san-ramon/parking
  • San Ramon Design Review: /us/california/san-ramon/design-review
  • San Ramon Overlay Districts: /us/california/san-ramon/overlay-districts
  • San Ramon ADUs: /us/california/san-ramon/adu
  • California Building Codes reference: /us/california/building-codes

Sources

Retrieved passages

  • San Ramon Zoning Code (Section D3-6) High relevance
  • San Ramon Zoning Code High relevance
  • San Ramon Zoning Code (Chapter D3-II) High relevance
  • San Ramon Zoning Code High relevance
  • San Ramon Zoning Code (Chapter D3-II) High relevance
  • San Ramon Zoning Code High relevance
  • San Ramon Zoning Code (Chapter II) High relevance
  • San Ramon Zoning Code (Section D3-II) High relevance
  • San Ramon Zoning Code (§ 1) High relevance
  • San Ramon Zoning Code (Chapter I) High relevance
  • CBC § 500 (Chapter I) High relevance
  • San Ramon Zoning Code (Chapter for) High relevance
  • CBC § 500 (Section apply) High relevance
  • San Ramon Zoning Code (§ 1) Medium relevance
  • San Ramon Zoning Code (Chapter VII.) Medium relevance
  • San Ramon Zoning Code (§ 6) High relevance
  • San Ramon Zoning Code (Chapter II) High relevance
  • CBC § D3 (Section D3-6.D.) High relevance
  • San Ramon Zoning Code (§ 2) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 (RS) lot in San Ramon?

R‑zone (RS family) allowable uses and permit types are listed in the Residential Tables; single‑family homes and accessory uses are the baseline. Dimensional limits (front, side, rear setbacks; lot width/area; accessory rules) are set in Tables 2‑2/2‑3/2‑4 under § D2-9, and measurement/projection rules are in § D3-10. Confirm zone-specific numbers for your subzone (RS‑12, RS‑10, etc.) in § D2-9.

What are San Ramon setback requirements?

Setback minima are listed by zone in the Division D2 tables (Residential Tables 2‑2/2‑3, Commercial Tables 2‑9/2‑10, Mixed‑Use Table 2‑7). Measurement methods and allowed projections (eaves, balconies, canopies) are governed by § D3-10 (use that section to calculate and plan projections).

How is height measured and what are the height limits?

Height measurement and measurement exceptions are in § D3-6. Each zone’s numerical height limit is shown in the Division D2 tables (e.g., many commercial zones list 35–55 ft ranges; M‑1 is 40 ft, M‑2 35 ft in Table 2‑13). Check both the table for numeric cap and § D3-6 for how the city measures height and any daylight‑plane limitations.

What FAR and lot coverage rules apply in mixed‑use zones?

Mixed‑use tables set sitewide FAR ranges; a common baseline is 0.70 sitewide, with some areas (notably CCMU) allowing additional FAR up to 1.35 when tied to public benefits like affordable housing or plazas. See § D2-14 and Table 2‑7 for detailed subzone rules.

Can I get a variance or exception to reduce setbacks or increase FAR?

Minor adjustments can be granted under the Minor Exceptions process (Table 6‑2) with caps (for example, up to 25% setback reduction subject to minimums). Larger or sitewide modifications typically require a Planned Development Permit (PD) or other discretionary approval; PDs may alter building envelopes but cannot increase applicable density beyond what the General Plan allows. See § D6-24 and § D6-25.

Do commercial projects need to respect a daylight plane next to residential parcels?

Yes. Where applicable the ordinance requires that commercial or office structures not intercept a 30‑degree daylight plane inclined inward from residential property lines; see § D2-21 for the daylight‑plane rule and how it’s measured.

What special rules apply for accessory structures and ADUs?

Accessory structures follow § D4-26 (placement, allowed projections into setbacks, maximum floor area rules) and Table 4‑2 for accessory height caps; ADU-specific local provisions are in § D4-39 and must align with state ADU law (local ADU rules cannot be more restrictive than state ADU statutes). Verify local ADU specifics in § D4-39 and note state ADU constraints.

If my lot is substandard, do I still follow the same setbacks and density?

Yes. A legally created substandard parcel that meets the minimum thresholds (area ≥ 2,500 sf and width ≥ 25 ft) may be developed but must comply with the same setback and density requirements in Division D2; see § D3-3.

Do I need design review for a new commercial or mixed‑use project?

Many commercial and mixed‑use developments are subject to Architectural/Design Review as part of the project approvals; the review authority and required findings are in Division D6 (see § D6-22 for Architectural Review cross‑references). Verify project-level triggers in the permit application handout and the applicable table in Division D2.

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