Local zoning · San Ramon

San Ramon — Overlay Districts

Q: What overlays exist in San Ramon and where are they found in the code?

San Ramon’s ordinance establishes four active overlays: -H (Height Limit) , -IS (Interim Study) , -L (Landmark) , and -SH (Senior Housing) ; these are codified at § D2-27 through § D2-33 in Division D2, Chapter VI (Overlay Zones) of the Zoning Ordinance .

Q: Does an overlay change which uses are allowed on my lot?

Generally no — overlays supplement the primary zone. Per § D2-28 , any land use normally allowed in the primary zone may be allowed in an overlay, but overlays can impose extra permit requirements or standards (for example Use Permits in -IS , Conservation Plan rules in -L ) .

Q: What is required to establish a Landmark (**-L**) overlay district?

A rezoning to -L requires preparation and adoption of a Landmark Conservation Plan (map, significance statement, design guidelines, and rules for Architectural Review), neighborhood outreach and public hearings, and findings of significance before the Commission and Council per § D2-31.D .

Q: How long does an Interim Study (**-IS**) overlay last?

An -IS overlay is temporary by design; an ordinance applying -IS must include a provision terminating the designation no later than two years from its effective date unless changed by a subsequent rezoning (§ D2-30.C.2) .

Q: Can a Senior Housing (**-SH**) overlay allow fewer than 35 units if site constraints exist?

No — the code requires a Senior Housing Development within -SH to include a minimum of 35 dwelling units developed for seniors (§ D2-33.C) ; exceptions or adjustments would need to go through the City’s amendment or permitting processes and should be verified with Planning staff .

Overlay Districts 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 (Title D) includes a discrete Chapter for overlay zones (Division D2, Chapter VI). Overlay zones are suffixes appended to a primary zone symbol on the City Zoning Map; they add area- or policy-specific rules that supplement (but do not usually replace) the primary zone standards. For citywide context, see the San Ramon zoning & planning overview and the city’s Zoning and Land Use pages. The overlay rules themselves are in Chapter VI – Overlay Zones (D2-27 through D2-33) of the Zoning Ordinance (Title D); the Map that shows which parcels carry overlays is the official Zoning Map on file with the Department (§ D1-7) .

Important links you will see referenced in this page as you plan a project include the city's pages for Development Standards, Parking, Design Review, Historic Preservation, and ADUs. Always remember that overlay rules are applied in addition to the base zone standards (setbacks, parking, landscaping, signs, etc.) and may require additional approvals (for example design or Use Permits) — see § D2-28 .

Overlay districts — district-by-district breakdown

Below are the overlay zones established by the San Ramon Zoning Ordinance (Division D2, Chapter VI). Each subsection gives the ordinance's stated purpose, how it affects permitted uses and approvals, the key dimensional or programmatic standards called out in the code, and where the overlay typically applies.

Height Limit overlay (the -H overlay) — § D2-29

Purpose: The -H overlay is intended to control locations of structures that exceed normal primary-zone height limits, to protect residential areas and ensure commercial/office massing is compatible with surroundings (§ D2-29) .
Typical permitted uses: Uses allowed in the primary zone remain allowed; the overlay does not create new use categories but restricts or clarifies height outcomes (see § D2-28) .
Key dimensional rules and exceptions:
- Parcels already containing existing or approved-but-unbuilt structures above certain thresholds are the primary candidates for -H application; the code ties applicability to parcels with structures exceeding 50–55 ft depending on the primary zone (§ D2-29.B) .
- The overlay preserves specific, limited height exceptions: for example a major department store in a large regional retail center may be allowed up to 70 ft, and certain office buildings may be allowed up to 75 ft if architectural treatment (varying roof plane) is included (§ D2-29.C.1–2) .
- Existing structures already taller than the thresholds cannot increase height except by Variance per § D6-29 (verify with Planning staff) (§ D2-29.C.3) .
Where it applies: Applied as a suffix on the Zoning Map (for example OA-H); the Zoning Map shows parcel-level application (§ D1-7, § D2-28.A) .

Practical note: If your project requests a height exception within an -H area, expect careful review of massing, roof articulation, and possible referral to the Variance process; coordinate early with design review staff and consult the Development Standards and Design Review pages.

Interim Study overlay (the -IS overlay) — § D2-30

Purpose: The -IS overlay creates a temporary discretionary review regime for areas where land use or zoning changes are under study, to allow the City to require extra analysis or controls during that period (§ D2-30.A) .
Typical permitted uses: Primary-zone uses remain the baseline, but the overlay requires Use Permit approval for any new or expanded use during the interim study period (§ D2-30.D) .
Key procedural standards:
- The City (or property owner) must adopt a study plan before rezoning land to -IS; that plan identifies the issues to be resolved (§ D2-30.C.1) .
- An -IS designation is temporary and an ordinance applying it must terminate the designation within two years (unless extended or superseded by rezoning) (§ D2-30.C.2) .
- Use Permit decisions in an -IS area must include a finding that the use will not conflict with the policies in place when the -IS was adopted; normal Use Permit findings per § D6-28 also apply (§ D2-30.E–F) .
Where it applies: Can be appended to any primary zone on the Zoning Map; applicants should confirm whether a parcel is currently under -IS (Zoning Map; verify with Department) (§ D2-30.B, § D1-7) .

Practical note: Projects in -IS areas will commonly require a Use Permit; expect higher evidentiary requirements linked to the study plan. Check parking and site standard impacts via the Parking and Development Standards pages.

Landmark overlay (the -L overlay, Landmark) — § D2-31

Purpose: The -L overlay is San Ramon's historic preservation tool: to prevent harmful demolition/alteration, encourage conservation, and stabilize district character through a Landmark Conservation Plan (§ D2-31.A) .
Typical permitted uses: Uses allowed in the primary zone remain unless modified by the adopted Landmark Conservation Plan; the Plan may add design guidelines and development criteria and may (rarely) alter primary-zone regulations so long as it does not create substantial nonconformities (see § D2-31.E and D.2.e) .
Key requirements and review steps:
- A Landmark Conservation Plan must be prepared (map, significance statement, design guidelines, list of actions subject to Architectural Review) before rezoning to -L (§ D2-31.D.2–3) .
- Designation requires neighborhood workshops, Planning Commission and Council hearings, and specific findings of historical/architectural significance (§ D2-31.D.4) .
- Once adopted, the Conservation Plan can modify some primary-zone rules, but modifications that “substantially prevent” compliance with the primary zone or create many nonconformities are prohibited (§ D2-31.D.4.d.1–2) .
- The Commission must review and in many cases approve demolition, new construction, or alterations in an -L zone; demolition can be delayed up to 180 calendar days while alternatives are explored (§ D2-31.3–4) .
- The Commission or Director may require maintenance and good repair of properties in the -L overlay (§ D2-31.G) .
Where it applies: Applied as a suffix (for example RS-6-L); see the Zoning Map and Records for parcel-level designations (§ D1-7, D2-31.B) .

Practical note: A rezoning application to create or modify an -L overlay must include a Conservation Plan; coordinate with the City's historic preservation staff and consult the city's Historic Preservation and Design Review pages early in project planning.

Senior Housing overlay (the -SH overlay) — § D2-33

Purpose: The -SH overlay encourages senior housing designed for residents aged 55 and over, and provides standards to enable higher density tailored to senior needs (§ D2-33.A) .
Typical permitted uses: Senior Housing developments are allowed where the overlay is applied; an eligible Senior Housing Development must include a minimum of 35 dwelling units developed for or substantially rehabilitated for senior citizens (§ D2-33.C) .
Key requirements:
- The overlay may be combined with any residential or mixed-use primary zone (§ D2-33.B) .
- Occupancy is limited to residents 55 years or older (and their qualifying residents/guests) consistent with Civil Code constraints (§ D2-33.D) .
Where it applies: Applied to selected parcels as a suffix on the Zoning Map; verify parcel-level application with the Department (§ D1-7) .

Practical note: Senior housing proposals in -SH areas must clearly document occupant age restrictions and unit counts; consult the Land Use and Development Standards pages to reconcile density, parking, and open-space requirements.

Other / Reserved

D2-32 is Reserved. The ordinance lists the four active overlay types above; other overlay tools (for example combining overlays) are governed by the general rules in § D2-27–D2-28 .

Quick-reference decision table

Overlay	What it changes (decision-relevant)	Permit triggers / limits	Code reference
-H (Height Limit)	Controls exceptions to primary-zone heights; preserves special allowances for large retail/office with design conditions	Height exceptions (e.g., 70 ft for major dept. store, 75 ft for office with varying roof); existing >55 ft cannot increase without Variance	§ D2-29
-IS (Interim Study)	Temporary discretionary overlay requiring study plan and Use Permit review for new/expanded uses	2-year default term; Use Permit required; findings must show no conflict with policies adopted when -IS created	§ D2-30
-L (Landmark)	Adds Conservation Plan, architectural controls, demolition delay, and stricter design review	Landmark Conservation Plan required before rezoning; Commission review for demolition/alteration; 180-day demolition hold possible	§ D2-31
-SH (Senior Housing)	Enables senior-specific development/density and occupancy rules	Senior Housing Development must include at least 35 units; occupancy restricted to 55+	§ D2-33

Checklist — what an applicant must satisfy (common items)

Confirm the parcel's base zone and any overlay suffix on the official Zoning Map (Zoning Map is on file; see § D1-7) .
Review the overlay-specific rules that apply: § D2-29 for -H, § D2-30 for -IS, § D2-31 for -L, § D2-33 for -SH .
Verify that proposed uses are allowed in the primary zone and note any additional overlay permit triggers (most overlays require the baseline permits for the primary zone plus overlay-required actions) (see § D2-28.C) .
For -L applications: prepare a Landmark Conservation Plan (map, significance, guidelines, Architectural Review list) before filing rezoning (§ D2-31.D.2–3) .
For -IS areas: confirm the study plan and the two-year term; plan for a Use Permit and the additional findings required (§ D2-30.C–E) .
For projects that seek height relief in -H areas, document why the exception matches the narrow allowances (e.g., department store or office design conditions) and be prepared to pursue a Variance if increasing an existing over-height structure (§ D2-29.C, § D6-29) .
Check related standards that overlays do not replace: setbacks, parking, landscaping, signs, and design review — consult Development Standards, Parking, Signage, and Landscaping and Screening as applicable.
If your project includes dwelling units or ADUs, confirm overlay interaction with ADU rules and state law on accessory dwelling units via the ADU pages and California references; where the overlay conflicts with state ADU law, verify with the Department — see ADUs and California ADU law.
Coordinate design review early for -L and for projects within -H where architectural treatment is a condition (see Design Review).
Verify whether pre-existing projects are exempt as nonconforming or “initiated” prior to overlay adoption (nonconforming rules — see Chapter D7-I) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning Map boundary ambiguity	Overlay application is map-driven; project requirements depend on whether overlay suffix is mapped to the parcel	Confirm exact parcel overlay suffix with the Department and review § D1-7 (Zoning Map)
Conflicts between overlay Plan and primary zone standards	Some -L Conservation Plan guidelines may modify base standards; others may not be allowed to create many nonconformities	Review the adopted Landmark Conservation Plan language; note § D2-31.D.4.d.1–2 which limits significant alterations to primary-zone regulations
Temporary nature of -IS	-IS expires (typically in 2 years) and can affect whether a Use Permit is required or feasible	Check ordinance that adopted the -IS, the study plan, and the termination date per § D2-30.C.2
Entitlement pre-dating overlay adoption	Projects initiated prior to overlay adoption may be treated as nonconforming or exempt	Verify whether project was “initiated” per the code rules; nonconforming rules in Chapter D7-I apply (Not all facts are explicit in the overlay text)
Height calculations / exceptions	The -H overlay references specific numeric thresholds and exceptions; miscalculating height or failing to meet design conditions can derail approvals	Confirm applicable height thresholds and the need for Variance for increases (§ D2-29.C and § D6-29)

Plain-English Summary

Overlays in San Ramon are map-applied suffixes (the -H, -IS, -L, and -SH overlays) that add rules on top of the base zoning: the Height Limit (-H) controls tall buildings and allows a few narrowly defined exceptions (§ D2-29); the Interim Study (-IS) creates a temporary review/Use Permit regime while policy is studied (§ D2-30); the Landmark (-L) protects historic resources via a required Conservation Plan and extra design review (§ D2-31); and the Senior Housing (-SH) overlay supports 55+ housing with specific unit and occupancy rules (§ D2-33) . Verify whether an overlay is mapped to your parcel on the official Zoning Map and follow the overlay's extra steps when you apply.

Information Gaps

Parcel-level overlay mapping is not included in the retrieved ordinance text; the official Zoning Map on file with the Department must be checked to determine whether a specific parcel carries an overlay (§ D1-7) .
The ordinance text names the need for some findings and references other procedural sections (e.g., § D6-28 Use Permits and § D6-29 Variances) but the detailed criteria and application submittal requirements for those processes are found in those chapters and not fully reproduced here — verify with those sections and the Planning Department. Not found in retrieved materials: parcel-specific determinations or any later City Council ordinances that may have applied overlays to individual parcels.

Source References

San Ramon Zoning Ordinance (Title D) — Division D2, Chapter VI (Overlay Zones), § D2-27 through § D2-33 (Chapter VI contents and individual overlay sections referenced throughout) .
§ D2-29 (Height Limit, -H) — ordinance text on Height Limit overlay provisions .
§ D2-30 (Interim Study, -IS) — ordinance text on Interim Study overlay provisions .
§ D2-31 (Landmark, -L) — ordinance text on Landmark overlay designation, conservation plans, design review and demolition rules .
§ D2-33 (Senior Housing, -SH) — ordinance text on Senior Housing overlay standards and occupancy rules .
Zoning Map and zones — § D1-7 (Zoning Map and Zones) — explains mapping and suffix notation used for overlays; Zoning Map is on file with the Department .
General applicability and overlay applicability rules — § D2-28 (Applicability of Overlay Zones) — overlays supplement primary-zone standards and are mapped as suffixes .
See the city's website pages for related planning topics: San Ramon zoning & planning overview, Zoning, Land Use, Development Standards, Parking, Design Review, Historic Preservation, Signage, Nonconforming Uses, Variances and Exceptions, Landscaping and Screening, ADUs, California Building Standards Code, California ADU law.

Sources

Retrieved passages

San Ramon Zoning Code (Chapter for) High relevance
San Ramon Zoning Code (Chapter regulates) High relevance
San Ramon Zoning Code (Section shall) High relevance
San Ramon Zoning Code (Chapter D7-IV) High relevance
San Ramon Zoning Code (Chapter II) High relevance
San Ramon Zoning Code (Section D6-29.) Medium relevance
San Ramon Zoning Code (Chapter D7-IV) Medium relevance
San Ramon Zoning Code (Chapter D6-II) Medium relevance

Cited sections

Official San Ramon code library

Frequently asked questions

What overlays exist in San Ramon and where are they found in the code?

San Ramon’s ordinance establishes four active overlays: -H (Height Limit), -IS (Interim Study), -L (Landmark), and -SH (Senior Housing); these are codified at § D2-27 through § D2-33 in Division D2, Chapter VI (Overlay Zones) of the Zoning Ordinance .

If my parcel shows “-H” on the Zoning Map, can I build taller than the base zone allows?

Not automatically. The -H overlay clarifies where tall structures exist and limits height increases; limited exceptions are spelled out (for example, certain large retail or office exceptions up to 70–75 ft under conditions). Increases to an existing over-height structure require a Variance as noted in § D2-29 and § D6-29 (verify with Planning) .

Does an overlay change which uses are allowed on my lot?

Generally no — overlays supplement the primary zone. Per § D2-28, any land use normally allowed in the primary zone may be allowed in an overlay, but overlays can impose extra permit requirements or standards (for example Use Permits in -IS, Conservation Plan rules in -L) .

What is required to establish a Landmark (**-L**) overlay district?

A rezoning to -L requires preparation and adoption of a Landmark Conservation Plan (map, significance statement, design guidelines, and rules for Architectural Review), neighborhood outreach and public hearings, and findings of significance before the Commission and Council per § D2-31.D .

How long does an Interim Study (**-IS**) overlay last?

An -IS overlay is temporary by design; an ordinance applying -IS must include a provision terminating the designation no later than two years from its effective date unless changed by a subsequent rezoning (§ D2-30.C.2) .

Can a Senior Housing (**-SH**) overlay allow fewer than 35 units if site constraints exist?

No — the code requires a Senior Housing Development within -SH to include a minimum of 35 dwelling units developed for seniors (§ D2-33.C); exceptions or adjustments would need to go through the City’s amendment or permitting processes and should be verified with Planning staff .

If my project was already “initiated” before an overlay was adopted, is it exempt?

Some projects initiated prior to overlay adoption may be exempt from new overlay requirements and treated as nonconforming; the ordinance defines initiation and treats such projects under the nonconforming rules in Chapter D7-I (see § D2-31.B.2 for the -L overlay example) — verify project-specific status with the Department .

Who decides appeals or disputes about overlay application and interpretation?

The Zoning Administrator, Planning Commission, and City Council have roles defined in the ordinance; appeals and calls for review follow the processes in Chapter D7-II (Appeals and Calls for Review). For overlay conflicts with other zoning rules, the Rules of Interpretation in § D1-5 apply; contact the Department for case-specific guidance .

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