Local zoning · San Ramon

San Ramon — Historic Preservation

Q: Does San Ramon’s preservation ordinance cover landscape features and trees?

Yes — the Landmark Conservation Plan can identify landscape materials as significant resources; removal or alteration of landscape materials identified as significant requires Director approval and a finding that the character of the -L zone will not be affected, per § D2-31.F.6 .

Historic Preservation under the San Ramon local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

San Ramon’s zoning ordinance implements historic preservation through a dedicated Landmark (-L) Overlay Zone and related procedures that sit on top of the city’s base zoning system. The ordinance establishes strict designation criteria, requires a written Landmark Conservation Plan, makes Design Review and Planning Commission involvement mandatory for many changes, and creates demolition-delay and maintenance obligations to protect historic resources. Key rules appear in § D2-31 (Landmark (-L) Overlay Zone), with exemptions and related rules in § D7-5 (exemptions for historic structures) and the permit rules (e.g., § D6-28) that control hearings and findings.

Note: this page covers only what the San Ramon Zoning Ordinance says about historic preservation (the Unified Development Ordinance). It does not repeat Building Code (Title 24) or state housing law; check the City for building-code interactions. See the California Building Standards Code for those technical requirements. (/us/california/building-codes)

District-by-district breakdown

Landmark (-L) Overlay Zone

Purpose: The Landmark (-L) Overlay Zone is expressly intended to prevent demolition, destruction, alteration, misuse or neglect of historic/architecturally significant buildings and to promote conservation through a district-specific Conservation Plan. § D2-31.A sets the purpose.
Typical permitted uses: Uses allowed by the underlying primary zone remain allowed unless specifically modified by the adopted Landmark Conservation Plan; exceptions to primary-zone use regulations are possible by Use Permit where necessary for preservation. § D2-31.E explains the relationship to the primary zone.
Key procedural standards:
- Designation criteria: an area or structure must meet one or more historic/architectural criteria (e.g., association with city heritage, significant event, notable person, exemplary architectural style, archaeological potential). § D2-31.D.1.
- Landmark Conservation Plan required before applying to rezone to -L; plan must include map and boundaries, statement of significance, list of alterations subject to review, development guidelines, and rules for Architectural Review. § D2-31.D.2.
- Design Review of alterations, new construction, and demolition is conducted by the Commission (except where modified by an adopted Conservation Plan); Commission approval is required prior to issuance of construction/demolition permits within an -L zone or for a designated historical site. § D2-31.F.1–2.
- Demolition hold: if Commission finds historic value, the Commission may withhold demolition approval for 180 calendar days (or until environmental review is complete), during which alternatives (acquisition, relocation, etc.) are explored. § D2-31.F.4.
- Maintenance obligation: owners of property within an -L overlay and of designated landmarks must keep structures in good repair per § D2-31.G.
Where it applies: The -L overlay may be combined with any primary zone on the Zoning Map; the overlay modifies review procedures and can include tailored development guidelines but generally does not (and may not be adopted to) significantly alter the primary zone’s development regulations except as described in the Conservation Plan or through use-permit exceptions. § D2-31.B, D2-31.E.

RS / RE / RC / RH / RM / RMH / RVH (Residential zones — grouped)

Purpose / typical uses: These zone symbols denote San Ramon’s residential categories (e.g., RS = single-family, RM = multifamily variants). Typical permitted uses are residential and accessory uses; the full allowed-use tables are in Division D2. (See Division D2 and the zoning key.)
Historic-preservation interaction: An -L overlay applied over any of these zones retains the primary-zone development standards (setbacks, height, lot coverage) unless the adopted Conservation Plan expressly and permissibly modifies them; nonconforming historic structures may be allowed special treatment (see Exemptions). § D2-31.E, § D7-5.A.
Key dimensional standards: The ordinance’s zone-specific tables (e.g., Table 2-4 and Table 3-6 and related zone tables) contain setbacks, height limits, lot coverage, landscaping and parking requirements that continue to govern unless the -L plan provides a lawful, limited modification. See Division D2 and Division D3 for the applicable numeric standards.

Commercial / Mixed-Use zones (examples: CC, CR, MUX, MUR, DMU-N, DMU-S, CCMU)

Purpose / typical uses: Commercial and mixed-use zones allow retail, office, services and mixed residential/commercial development as listed in Division D2 (each MU zone has specific standards). § D2-14 – D2-15 contain mixed-use development standards.
Historic-preservation interaction: An -L overlay over a commercial or mixed-use base zone requires projects to meet the Conservation Plan and Commission Design Review criteria before permits are issued; where there is conflict between primary zone rules and the -L Conservation Plan, the Conservation Plan controls as specified. § D2-31.E.
Key dimensional standards: Daylight-plane and height controls in mixed-use/commercial tables remain applicable except where the Conservation Plan provides permitted, limited adjustments consistent with law. See § D2-21 and the mixed-use tables.

Notes on zoning specifics and numeric standards: The Zoning Ordinance contains numerous tables with numeric requirements by zone (setbacks, heights, lot coverage, landscaping and parking). When an -L overlay is adopted, those tables remain the numeric baseline unless the Conservation Plan — and any subsequent amendments — lawfully specify deviations. See Division D2 (zone tables) and Division D3 (development standards).

Decision‑relevant standards (quick reference table)

Action / issue	What controls it in practice	Code reference
Eligibility for landmark or district designation	Must meet one or more historic/architectural criteria (heritage value, event, person, architectural style, workmanship, archaeological potential)	§ D2-31.D.1
Required Conservation Plan contents	Map/boundaries; statement of significance; list of alterations subject to review; development guidelines; rules for Architectural Review	§ D2-31.D.2
Design review and permit issuance	Commission conducts Design Review and Commission approval required before Building/Demolition permits within -L or for designated sites (unless Plan modifies process)	§ D2-31.F.1–2
Design review criteria	Compatibility with Conservation Plan; visual relationships, scale, rhythm, materials, roof pitch, site/landscape relationship	§ D2-31.F.3
Demolition delay and alternatives	If Commission finds historic value, may withhold demolition for 180 calendar days while exploring alternatives	§ D2-31.F.4
Land use / development regulation conflicts	Primary zone rules apply except where modified by Conservation Plan or a Use Permit exception for preservation	§ D2-31.E
Maintenance obligations	Owners within -L or owners of designated landmarks must maintain structures in good repair	§ D2-31.G
Exemption for nonconforming historic structures	Historic nonconforming structures may be altered/enlarged with Minor Use Permit if listed or certified as historic and work is authentic replica	§ D7-5.A

Checklist — what an applicant must satisfy (pre-application → designation / permit)

Prepare a Landmark District Conservation Plan meeting the requirements of § D2-31.D.2 (map, statement of significance, list of alterations to be reviewed, guidelines, review rules).
Obtain owner consent (the application requires owner consent or authorization per § D2-31.D.3.b.3).
Participate in a neighborhood workshop if Commission directs (preliminary review requirement § D2-31.D.4.a).
Prepare materials for public hearings before the Commission and City Council (notice requirements and hearings in § D2-31.D.4.b).
For proposed alterations, submit full design materials and be prepared for Commission Design Review; obtain Commission approval before building/demolition permits per § D2-31.F.2–3.
If demolition is proposed, plan for the possibility of a 180-calendar-day hold and environmental review; identify potential relocation/acquisition alternatives. § D2-31.F.4.
If the property is nonconforming and historic, consider applying for a Minor Use Permit for authorized alterations under § D7-5.A.
Check underlying zone numeric standards (setbacks, height, lot coverage, parking) in Division D2/D3 and be ready to show how the project complies with or is adjusted by the Conservation Plan.

Inline procedural links you will likely use while applying: plan for Design Review (San Ramon Design Review), check parking requirements (San Ramon Parking), and consult Development Standards (San Ramon Development Standards).

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a Conservation Plan may alter numeric development standards	The ordinance allows Conservation Plans to include development guidelines that “may modify” primary-zone regulations but forbids significant alterations that create widespread nonconformities; the boundary of what is “significant” is discretionary. § D2-31.D.2.e and § D2-31.D.4.d.	Verify plan language and findings with the Department and Commission; ask for written interpretations of proposed deviations.
Applicability to projects already underway	Projects initiated prior to an -L ordinance are generally exempt and treated as nonconforming; precise test is whether concept/development review application was filed and deemed complete before the effective date. § D2-31.B.2.	Confirm the application completeness date with the Zoning Administrator and get a written determination under the specific ordinance adopting the -L.
Interaction with nonconforming-use rules	Historic structures sometimes qualify for special exceptions (e.g., Minor Use Permit for authentic replicas) but the scope and process require specific findings. § D7-5.A.	Verify whether the subject building is formally listed/certified as a historic resource; obtain written staff guidance on Minor Use Permit path.
Effect on accessory units (ADUs)	The Zoning Ordinance regulates ADUs elsewhere, but the code excerpts provided do not explain how ADU entitlements interact with an -L designation. Not found in retrieved materials.	Verify with the Community Development Department whether ADUs within an -L overlay require Commission review or whether state ADU law imposes limits. (Verify with the jurisdiction.)
Environmental review timing and potential CEQA findings	Demolition holds are linked to environmental review and may extend or block demolition pending CEQA analysis. § D2-31.F.4.	Confirm who will perform environmental review, the likely scope (initial study vs. EIR), and whether CEQA exemptions apply.
Parcel‑specific numeric standards (setbacks/height)	Zone tables contain numeric standards but whether a particular building may exceed them in the name of preservation depends on the Conservation Plan and Use Permit findings. See Division D2/D3.	Parcel-specific analysis and official determinations must be obtained from the Zoning Administrator (Verify with the jurisdiction).

Plain‑English Summary

If your building or block is designated a San Ramon Landmark (-L) Overlay Zone or landmark, you must follow a written Conservation Plan, get Commission Design Review approval before most changes (and before a demolition permit can issue), and expect potential delays (up to 180 calendar days) for demolition while alternatives are examined; owners must keep designated resources in good repair. § D2-31 and related permit rules describe the full process.

Source References

§ D2-31 — Landmark (-L) Overlay Zone (purpose, applicability, designation procedure, Conservation Plan, land use/development rules, Design Review, demolition delay, maintenance).
§ D2-31.F — Demolition and Design Review procedures, including 180 calendar days demolition delay and Design Review criteria.
§ D2-31.D.2 — Required contents of a Landmark District Conservation Plan (map, statement of significance, list of regulated alterations, guidelines, rules for Architectural Review).
§ D7-5.A — Exemptions for historic nonconforming structures (Minor Use Permit allowances).
§ D6-28 — Use Permit / Minor Use Permit procedures and the review authorities (Commission, Zoning Administrator).
Division D2 (zone tables) and Division D3 (development standards) — for numeric standards (setbacks, height, lot coverage, landscaping) that remain the baseline unless lawfully modified by an adopted Conservation Plan.

Embedded internal links used above: design review (San Ramon Design Review), overlays (San Ramon Overlay Districts) and zoning overview (San Ramon Zoning), development standards (San Ramon Development Standards), parking (San Ramon Parking), nonconforming uses (San Ramon Nonconforming Uses), variances (San Ramon Variances and Exceptions), ADUs (San Ramon ADUs), and the California Building Standards Code (California Building Standards Code).

Sources

Retrieved passages

San Ramon Zoning Code (Chapter D7-III) High relevance
San Ramon Zoning Code (Chapter D7-IV) High relevance
San Ramon Zoning Code (Section shall) High relevance
San Ramon Zoning Code (Chapter D6-II) High relevance
San Ramon Zoning Code (Chapter D7-IV) High relevance
San Ramon Zoning Code (Section D6-28) High relevance
San Ramon Zoning Code (Section D6-29.) Medium relevance
CPC § 228 (Section shall) Medium relevance
San Ramon Zoning Code (Section D6-28) Medium relevance
San Ramon Zoning Code (Chapter D3-II) Medium relevance
San Ramon Zoning Code Medium relevance
San Ramon Zoning Code (Section D3-6) Medium relevance
San Ramon Zoning Code (Section D3-41.E.) Medium relevance
CBC § 500 (Chapter I) Medium relevance
San Ramon Zoning Code (Chapter II) Medium relevance
San Ramon Zoning Code Medium relevance

Cited sections

Official San Ramon code library

Frequently asked questions

What is the San Ramon Landmark (-L) overlay and where is it found in the code?

The Landmark (-L) Overlay Zone is a city zoning overlay intended to protect historic and architecturally significant buildings and districts; it is described in § D2-31 and requires a Landmark Conservation Plan and Commission-led Design Review for most changes.

How does San Ramon decide whether a property or area qualifies as a landmark or landmark district?

Designation requires findings that the area or structure meets one or more criteria such as historical significance, association with a significant person/event, exemplary architectural style, or archaeological potential; these criteria are listed in § D2-31.D.1.

What must a Landmark Conservation Plan include?

A Landmark Conservation Plan must include a map and boundaries, a statement of architectural/historic significance, a list of alterations subject to review, development guidelines for new construction/alterations, and proposed rules for Architectural Review as required by § D2-31.D.2.

Who performs Design Review for projects in an -L overlay and before a building/demolition permit can issue?

The Planning Commission is the responsible review authority for Design Review inside the -L overlay and Commission approval is required before the Chief Building Inspector can issue construction/alteration/demolition permits for properties in an -L zone or designated historical sites, per § D2-31.F.1–2.

What happens if I apply to demolish a building that the Commission finds historically significant?

If the Commission finds the building has historical or architectural value, it may withhold demolition approval for 180 calendar days (or until environmental review is completed) while alternatives such as acquisition, relocation or mitigation are explored; see § D2-31.F.4.

Can the Conservation Plan change setback/height/lot-coverage rules in the base zone?

A Conservation Plan may include development guidelines that modify the primary zone’s regulations but it may not “significantly alter” those regulations in a way that creates widespread nonconformities; the ordinance explains allowable modifications and the significance test in § D2-31.D.4.d (and related provisions). Verify how an adopted plan proposes specific deviations.

If my building is already in the permit pipeline, does an -L overlay apply to my project?

Projects initiated before the effective date of an ordinance establishing an -L overlay or designating a landmark are generally exempt and treated as nonconforming if they meet the “initiated” test (application and plans filed and accepted as complete); see § D2-31.B.2.

Can a historic nonconforming structure be altered or enlarged without meeting current setbacks?

Historic nonconforming structures may be altered or enlarged through a Minor Use Permit without conforming to current setback provisions if the structure is listed/certified as historic and the enlargement/alteration is an authentic replica per § D7-5.A.

Does San Ramon’s preservation ordinance cover landscape features and trees?

Yes — the Landmark Conservation Plan can identify landscape materials as significant resources; removal or alteration of landscape materials identified as significant requires Director approval and a finding that the character of the -L zone will not be affected, per § D2-31.F.6.

If my project conflicts with the Conservation Plan, which rule controls?

If there is a conflict between the primary zone or another overlay and the -L zone’s Conservation Plan, the Conservation Plan’s requirements control as specified in § D2-31.E.3, though plans may not create unlawful or arbitrary deviations.

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