San Ramon — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes how the City of San Ramon’s Zoning Ordinance (the local Unified Development framework) governs what uses are allowed where, what level of discretionary approval those uses need, and the key zone-level development limits you must check before proposing a project. The rules are organized by zone and implemented through the Tables and chapters in Division D2 (Allowable Land Uses and Zone Standards) and related site-standards chapters. See the permit definitions and allowed/conditional categories in § D2-3 .

Note: for site-level standards (setbacks, parking, landscaping, etc.) consult the City’s development standards in Division D3; references to those topics below link to the topic pages where they are discussed in more detail.

Important links (first natural mention each):

• For site-level standards see development standards in the City’s Development Standards page (/us/california/san-ramon/development-standards).
• For parking rules see the City’s Parking page (/us/california/san-ramon/parking).
• For design-review requirements see the Design Review page (/us/california/san-ramon/design-review).
• For overlay rules see the Overlay Districts page (/us/california/san-ramon/overlay-districts).
• For accessory dwelling units see the ADU page (/us/california/san-ramon/adu).
• The local ordinance defers technical building regulation to the California Building Standards Code (/us/california/building-codes).
• For signage and landscape controls see Signage (/us/california/san-ramon/signage) and Landscaping and Screening (/us/california/san-ramon/landscaping-and-screening).

All policy citations below use the ordinance § identifiers (for example, § D2-8) and refer to the San Ramon zoning code text in the uploaded ordinance materials. Where the ordinance text does not provide a specific item requested, I state “Not found in retrieved materials” or flag “Verify with the jurisdiction.”

How the ordinance organizes allowable uses (quick rules)

• Uses in each zone are shown in the land use tables (Tables 2-1, 2-6, 2-8, 2-11, etc.). Each table entry is coded: P = permitted (may require Zoning Clearance), MUP = Minor Use Permit, UP = Use Permit/conditional use, S = subject to a specific section, ZC = Zoning Clearance, — = not allowed. See § D2-3 for the system of permit categories.

• If a use is not listed, it is not allowed except where the Zoning Administrator determines a proposed use is a similar and compatible use under the written findings in § D2-3. That determination process and appeal rights are described in § D2-3.

• Many uses that on paper are “by-right” still may require Architectural Review or other approvals under Division D6 (see § D2-8 and § D6-22).

District-by-district breakdown

Note: Each district subsection below gives the stated purpose, the typical permit categories for common uses, key dimensional standards you must check, and where the district is applied in the city. All permits and use listings are implemented through the Tables in Division D2 and related sections cited.

RC (Rural Conservation)

• Purpose: RC protects rural/open-space character and very low-density residential uses; clustering is encouraged to preserve open space. See § D2-10.
• Typical permitted uses: very low-density single-family residential and conservation/open-space related uses (see Table 2-2 / Table 2-3 for specifics). See § D2-8 and Table 2-2.
• Key dimensional standards: minimum lot area 5 acres, front setbacks 30 ft, side 20 ft, rear 35 ft (clustering exceptions apply). See Table 2-2 and § D2-10.
• Where applied: rural fringe and hillside parcels identified by the Zoning Map. Verify parcel-specific mapping with the City. See § D1-3 for mapping rules.

HR (Hillside Residential)

• Purpose: HR manages development on steeper slopes using clustering to preserve ridgelines and open space. See § D2-10.
• Typical permitted uses: clustered single-family and limited accessory uses (see Table 2-2 / § D2-8).
• Key dimensional standards: minimum lot area 5 acres (clustered lots 20,000 sf); cluster setbacks 30 ft front, 20 ft sides, 35 ft rear; preserve minimum open-space percentages (e.g., 70% preservation for HR). See § D2-10 and Table 2-2.

RE (Residential Estate)

• Purpose: RE for low-density estate lots with larger lot-area requirements. See Table 2-2 and § D2-8.
• Typical permitted uses: single-family estate lots, accessory structures, agricultural/home garden uses (see Table 2-1/2-2).
• Key dimensional standards: minimum lot area commonly 15,000–20,000 sf depending on subzone, setbacks and heights per Table 2-2. See Table 2-2.

RS (Single-Family Residential: RS-12 / RS-10 / RS-7 / RS-6 / RS-D)

• Purpose: RS preserves single-family neighborhood character across different densities. See § D2-8 and Table 2-3.
• Typical permitted uses: single-family detached homes (P), accessory structures (subject to D4-26), home occupations (with permit rules). See Table 2-1 and § D2-8.
• Key dimensional standards (examples from Table 2-3): RS-12 minimum lot area 12,000 sf; RS-6 minimum 6,000 sf; front setback commonly 20 ft; maximum height 35 ft (see Table 2-3 and § D3-6 for measurement rules).
• Where: mapped residential neighborhoods—confirm zoning on the City Zoning Map. See § D1-3.

RM / RMH / RH / RVH (Multi-family residential tiers)

• Purpose: graduated multi-family zones for medium to very-high density residential development. See § D2-8 and Table 2-4.
• Typical permitted uses: multi-family apartments/condominiums (P or subject to Use Permit in some subzones), accessory uses; developments reserving 20% lower‑income units may qualify for by‑right treatment per state law. See § D2-3 and § D2-8.
• Key dimensional standards (Table 2-4): RM minimum lot area 2,900 sf, typical front setback 15 ft, side interior 6 ft, rear 12 ft, maximum height typically 40–50 ft depending on subzone, and non-residential FAR caps (e.g., 0.50) for non-residential components. See Table 2-4 and § D3-6.

Mixed-Use Zones (MUX, MUR, DMU-N, DMU-S, CCMU, CC MU)

• Purpose: MUX (commercial emphasis), MUR (residential emphasis), DMU-N/DMU-S (Downtown Mixed-Use subareas), and CCMU (CityCenter Mixed Use) permit integrated residential+commercial development; they encourage vertical and horizontal mixing, pedestrian orientation, and public amenities. See § D2-13 and § D2-14.
• Typical permitted uses: both residential and nonresidential uses are listed in Table 2-6; where the nonresidential portion is subject to MUP or UP the whole mixed-use project may require that approval. Shared parking and loading design standards are encouraged. See § D2-13 and the Mixed-Use table.
• Key dimensional standards: Mixed-use tables and Table 2-7 set development parameters; many metrics are determined through subdivision or project-level permits (lot size and residential density are often “determined through the subdivision process”); CCMU expressly allows up to 0.70 FAR with additional FAR up to 1.35 for projects that include affordable housing or public benefits. See § D2-13 and the CCMU description.

OA, OL, CC, CT, CR, MC (Office / Commercial / Thoroughfare / Community / Recreation / Mixed Commercial)

• Purpose: a family of commercial/office zones each tailored to intensity and type: OA (major office), OL (limited office), CC (community commercial/retail shopping), CT (thoroughfare-serving uses), CR (commercial recreation), MC (mixed commercial). See § D2-18 and D2-21 descriptions.
• Typical permitted uses: retail, restaurants, offices, service stations, lodging in CT, recreation in CR; permitted/conditional specifics in Table 2-8. See § D2-19 and Table 2-8.
• Key dimensional standards (Table 2-9 / Table 2-10): typical front setbacks 20–35 ft depending on zone, FARs ranging 0.35–0.50 (MC up to 0.70), and maximum heights 35–55 ft (varies by zone). See Table 2-9 and § D3-6 for measurement.

M-1 (Medical Center) and M-2 (Health Facility)

• Purpose: M-1 and M-2 are Public/Semi‑Public zones applied to medical/health campuses (e.g., outpatient clinics, medical offices). See D2-25 and Table 2-13.
• Typical permitted uses: outpatient medical services, institutional services; certain accessory restaurants or services may be allowed with conditions (see Table 2-13).
• Key dimensional standards (Table 2-13): M-1 example: minimum lot area 10 acres (for subdivision), front setback 35 ft, side 30 ft, rear 20 ft, FAR 0.35, height up to 40 ft; M-2 has somewhat smaller minima (e.g., 2 acres net lot area, 20 ft front setback, height 35 ft). See Table 2-13.

PD (Planned Development)

• Purpose: PD enables project-specific standards on larger sites to encourage integrated, flexible development; PD proposals may modify many standards but cannot increase density beyond General Plan limits without following density bonus rules. See § D2-24 and § D6-25.
• Typical permitted uses: any use allowed by the Zoning Ordinance may be authorized via a PD permit consistent with the General Plan; existing uses remain until a PD is approved. See § D2-24.
• Key rules: minimum PD site area 10 acres (may be reduced for substantial public benefit), PD may modify setbacks, coverage, parking, and other standards as part of the PD permit but not increase allowable density above the General Plan allocation. See § D6-25.

Special Purpose zones (AG, OS-1, OS-2, P, PS, GC)

• Purpose: parks, public/semi-public uses, golf course (GC), public facilities (P/PS) and agricultural open-space. Special use tables and Use Permits manage these areas. See § D2-24 / D2-25.
• Key standards: For GC height limit one story / 24 ft and FAR 0.10 for structures per § D2-25; other zones regulated via Use Permit (Table 2-11/2-12).

Quick standards table (decision‑relevant summary)

(For full permitted-use lists look up the appropriate table: Table 2-1 (residential), Table 2-6 (mixed-use), Table 2-8 (commercial/office/industrial), Table 2-11/2-12 (special purpose).)

Checklist — what an applicant must satisfy before building or changing use

• Confirm the property’s zone on the City Zoning Map (interpretation rules in § D1-3).
• Check the appropriate land-use table (Table 2-1, 2-6, 2-8, etc.) to see whether the proposed use is P, MUP, UP, S, ZC, or —. See § D2-3.
• For permitted use entries flagged ZC or P, determine whether a Zoning Clearance or other ministerial check is required (see § D6-30 references in the tables). Not all by‑right uses are exempt from design or architectural review.
• If the use is not listed, prepare evidence for a similar-and-compatible determination by the Zoning Administrator (findings in § D2-3).
• Check applicable setbacks, height, lot area, and FAR from the tables (e.g., Tables 2-2 → 2-13) and Setback rules in § D3-10/§ D3-6.
• Confirm required parking and loading per the City’s parking chapter and incorporate shared-parking strategies for mixed‑use projects.
• Confirm whether design review or Architectural Review (Division D6 Chapter D6-22) applies; include required plans.
• If the site falls under an overlay (-H, -IS, -L, -SH), apply the overlay rules in Division D2 Chapter VI.
• For large or nonstandard proposals consider a Planned Development Permit (PD); note the 10-acre minimum and PD modification options in § D6-25.
• Check other division standards (landscaping, signage, fences, utilities) that may add conditions or limits.

Risks & Ambiguities

Plain-English Summary

San Ramon’s zoning divides the city into named zones (e.g., RS, RM, CCMU, MUX, M-1, PD) and shows allowed uses in tables; each listed use is flagged as permitted, conditional (use permit), minor-use permit, or requiring a zoning clearance. Always start by confirming the parcel’s zone and then look up the use in the appropriate Table (Residential Table 2-1, Mixed-Use Table 2-6, Commercial Table 2-8). The controlling text for how to read the tables and permit categories is in § D2-3 and the zone-specific development standards are in the tables referenced throughout Division D2.

Information Gaps

• The uploaded materials provide the zone names, land-use tables, and many numeric standards, but do not include a direct parcel zoning map or parcel-specific overlays. Verify with the City for parcel mapping. (Not found in retrieved materials.)
• The full text of every individual use line in Tables 2-1, 2-6, 2-8, 2-11/2-12 is present in the ordinance file, but applicants should consult the live PDF or the Planning Department to confirm the most recent amendments (for example, some Table entries reference specific D4-III use standards that must be read together). Verify table entries with Planning staff.

Source References

• § D2-3 Allowable land uses and permit requirements; land use table codes and similar-use determination.
• § D2-8 Residential zone land uses and Table 2-1 / Table 2-3 standards (RS, etc.).
• Table 2-4 and accompanying text for RM / RH / RVH development standards.
• § D2-13 and Table 2-6 Mixed-Use zone land uses and permit requirements; § D2-14 Mixed-Use development standards (Table 2-7).
• § D2-19 / Table 2-8 and Table 2-9 commercial/office/industrial uses and standards.
• Table 2-13 and § D2-25 for M-1 / M-2 standards.
• § D6-25 Planned Development Permits (PD process, minimum area, and modification authority).
• § D2-10 cluster rules for RC / HR zones.
• Division D3 (D3-6 Height limits; D3-10 Setbacks; D3-III Parking) for measurement and site standards; D3 table references.
• Exemptions from planning permit requirements: § D2-4.

Retrieved passages

• San Ramon Zoning Code (Section D6-28) High relevance show source text
• San Ramon Zoning Code (Chapter D7-II) High relevance show source text
• San Ramon Zoning Code High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• San Ramon Zoning Code (Section D2-4) High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• San Ramon Zoning Code (Chapter D3-II) High relevance show source text
• San Ramon Zoning Code (Chapter for) High relevance show source text
• San Ramon Zoning Code (Chapter D3-II) High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• San Ramon Zoning Code (Chapter D3-II) High relevance show source text

Cited sections

• § D2-3 Allowable land uses and permit requirements; land use table codes and similar-use determination. (§ D2-3)
• § D2-8 Residential zone land uses and Table 2-1 / Table 2-3 standards (RS, etc.). (§ D2-8)
• Table 2-4 and accompanying text for **RM / RH / RVH** development standards.
• § D2-13 and Table 2-6 Mixed-Use zone land uses and permit requirements; § D2-14 Mixed-Use development standards (Table 2-7). (§ D2-13)
• § D2-19 / Table 2-8 and Table 2-9 commercial/office/industrial uses and standards. (§ D2-19)
• Table 2-13 and § D2-25 for **M-1 / M-2** standards. (§ D2-25)
• § D6-25 Planned Development Permits (PD process, minimum area, and modification authority). (§ D6-25)
• § D2-10 cluster rules for **RC / HR** zones. (§ D2-10)
• Division D3 (D3-6 Height limits; D3-10 Setbacks; D3-III Parking) for measurement and site standards; D3 table references.
• Exemptions from planning permit requirements: **§ D2-4**. (§ D2-4)
• SanRamon_ZoningCode.md

• Official San Ramon code library