Local zoning · San Ramon

San Ramon — Variances and Exceptions

Q: What is a Minor Exception and how does it differ from a Variance?

A Minor Exception (see § D6‑24 and Table 6‑2 ) is a streamlined administrative approval for limited, enumerated adjustments (for example, up to 25% setback reduction but not closer than numeric minimums, up to 10% FAR increase, parking reductions in limited percentages). If the request exceeds Table 6‑2 limits or the Zoning Administrator cannot make the required findings, the applicant must pursue a Variance.

Q: Can a Minor Exception increase fence height or wall height?

Yes — Table 6‑2 lists fence/wall height increases as an allowable Minor Exception (up to a modest increase, e.g., 1 foot in certain residential contexts). For larger increases you must seek a Variance per § D6‑29 . See the fences section for application specifics and related permit rules.

Variances and Exceptions under the San Ramon local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

This page explains how the City of San Ramon’s Unified Development Ordinance handles Variances, Minor Exceptions, and related adjustments to zone and development standards. The controlling rules are in the Zoning Ordinance’s permit chapter (Division D6) and the Allowable Land Uses / Zone Standards chapters (Division D2); the variance standard is codified in § D6-29 and the Minor Exception procedure in § D6-24. For parcel‑specific numeric standards you will still need to check the zone tables and development standards described in Division D2 and D3.

How San Ramon treats Variances, Exceptions, and Adjustments

Variances are the formal procedure to waive or alter a development standard (setbacks, heights, lot coverage, FAR, etc.) when strict application would deny privileges enjoyed by other nearby properties; see § D6-29. The Zoning Administrator is the primary decisionmaker and may refer an application to the Planning Commission; public notice and the option for a hearing are required.
Minor Exceptions are a streamlined process the Zoning Administrator may use to grant limited, quantified adjustments to specific standards listed in Table 6-2 (e.g., small reductions in area requirements, modest increases in FAR, small setback relief). If the Zoning Administrator cannot make the required findings for a Minor Exception, the applicant must apply for a Variance. See § D6-24 and Table 6-2.
Limitations: neither a Variance nor a Minor Exception may be used to authorize a use that is not allowed in the zone, to change procedural deadlines, or to grant a special privilege inconsistent with neighboring properties. Those limits are explicit in § D6-29 (B.2–4).
Findings and conditions: Grants require written findings; Variance approvals must include conditions that prevent the creation of a special privilege and may include mitigation measures (landscaping, screening, off‑site improvements, etc.). See § D6-29 (F–G) and § D6-24 (E–F).
Special-purpose provisions: certain standards (for example, ridge setbacks, creek setbacks, and off‑street parking arrangements) include special exception language or require additional Variance findings. These cross‑references are in the resource management and standards chapters; see the ridgeline and creek setback exceptions that require the Variance findings in § D6-29 plus supplemental findings.
Process timing and appeals: applications follow the permit application and public notice rules in Division D6 and Chapter D7; decisions of the Zoning Administrator may be appealed to the Planning Commission. See § D6-21, § D6-29 and the appeals chapter.

First-time readers: consult the City's zone tables in Division D2 and the San Ramon Development Standards before applying — many items can be resolved without a Variance. Also check San Ramon Parking when the request involves parking standards, and be prepared for Architectural Review under the San Ramon Design Review rules if design elements are affected. (Links are to the GoCodebook menu for San Ramon.)

District-by-district (selected, code‑grounded) — purpose, typical uses, key dimensional standards, where it applies

Below are San Ramon’s commonly used zone categories with the ordinance references that explain allowable uses and development standards. The Zoning Ordinance contains full use tables (Tables 2‑1, 2‑6, 2‑8, etc.) and numeric yard/height/FAR values in Division D2 and in zone‑specific tables; where numeric details are not fully reproduced here, the code table cited is the controlling source — Verify with the jurisdiction for any site‑specific rule.

R zones (residential — e.g., R, RS, RE, RH)

Purpose: preserve single‑family and lower‑density residential neighborhoods; implement General Plan residential classifications. See Division D2 (Residential Zones) and the R‑zone chapter.
Typical permitted uses: single‑family dwellings, accessory structures, home occupations, and accessory dwelling units where allowed (ADU rules in D4‑39). See the Division D2 allowable uses tables.
Key dimensional standards: typical maximum building height in many R zones is 35 ft (some multi‑family or other R variants may allow 40 ft or be constrained by daylight plane rules); setbacks and lot coverage follow the R‑zone table in Division D2 and D3‑10. Accessory structure rules (heights, setbacks, and max accessory floor area) are in § D4‑26.
Where it applies: citywide residential neighborhoods; consult the Zoning Map (Section D1‑7) to identify the exact R designation.

RM / Multi‑family zones

Purpose: medium‑ to higher‑density residential development; implement multifamily General Plan land uses. See Division D2 (Chapter III).
Typical uses: multifamily apartments, condominiums, certain home‑based businesses subject to permit. See the specific use tables in Division D2.
Key standards: heights, FAR, and setbacks are zone‑specific in the Division D2 tables; multi‑family developments with an affordable housing component may be eligible for by‑right review under State law (see Division D2).

Mixed‑Use (e.g., MUX, MUR, DMU‑N, DMU‑S, CCMU)

Purpose: integrate residential and nonresidential uses to support transit and pedestrian activity; CCMU is targeted at the City Center. § D2‑13/D2‑15 describe mixed‑use allowable uses, FAR and density ranges.
Typical uses: vertically or horizontally mixed housing, retail, restaurants, offices (see Table 2‑6).
Key dimensional standards: FAR and maximum heights vary by mixed‑use designation; for example CCMU may permit 0.70 FAR with higher FAR bonuses for public benefits; see the CCMU standards in § D2‑15 and the mixed‑use tables.

Commercial and Office (CC, CR, CT, CS, OA, OL, GC)

Purpose: commercial activity, neighborhood centers, offices and supporting services. Use permissions and permit types are in the Division D2 commercial tables.
Typical uses: retail, eating/drinking establishments, personal services, professional offices (specific uses and whether a Use Permit is needed are in Tables 2‑11, 2‑12, etc.).
Key standards: daylight plane and height rules can apply on commercial sites abutting R zones (§ D2‑21); setbacks and sign standards are in Division D3 and Table 3‑15.

Industrial (M‑1, M‑2)

Purpose: light/manufacturing and heavier health/medical facility uses where appropriate. See Table 2‑13 and § D2‑13 for M‑1/M‑2 development standards.
Typical uses: medical/office, research, limited manufacturing; uses and permit levels listed in Division D2.
Key dimensional standards: Table 2‑13 sets minimum lot sizes and setbacks (example front setbacks: 35 ft (M‑1), 20 ft (M‑2) in the table excerpt); FAR/coverage limits are in the same table.

PD (Planned Development)

Purpose: project‑level flexibility to achieve comprehensive, higher‑quality development while still conforming to General Plan goals. See § D2‑22–D2‑25 and PD provisions in Division D2.
Typical uses: mixed residential/commercial/office as defined by the PD plan.
Key standards: PDs have project‑specific standards; however PD minimum setbacks may not be reduced more than 20 percent from the base zone unless the PD plan says otherwise. For accessory structures the PD plan or the base R/C zone standards apply. § D4‑26 and § D2‑25 describe these rules.

AG (Agriculture), OS (Open Space), PS (Public/Semipublic), GC (Golf Course)

Purpose and standards: these special purpose zones are described in the Special Purpose Zones chapter; AG limits residential density to very low levels and caps building intensity (e.g., up to 0.10 FAR in AG). See § D2‑22–D2‑26 and Table 1‑1 for zone names.

Note: the complete lists of permitted uses, the exact numeric setback/height/FAR/lot coverage values, and footnotes for each specific zone are in the Division D2 tables (Tables 2‑1, 2‑6, 2‑8, 2‑11, 2‑12, 2‑14, 2‑15, and zone tables such as Table 2‑13). For any Variance or Minor Exception request you must cite the exact numeric standard in the controlling table for the parcel’s zone.

Quick comparison (decision‑relevant) — Variance vs Minor Exception

What it changes	Who decides	Scale / limits	Required findings or constraints	Code reference
Variance — waive/modify any development standard (except uses/procedures; no special privileges)	Zoning Administrator (may refer to Commission)	No fixed % limits; evaluated on special circumstances (hardship)	Must find special circumstances, preservation of substantial property rights, consistency with General Plan; conditions required to avoid special privilege — § D6‑29	§ D6‑29
Minor Exception — limited, listed items (e.g., setbacks, FAR, parking) with quantified maximum adjustments	Zoning Administrator	Quantified caps in Table 6‑2 (e.g., setbacks up to 25% but not closer than numeric minimums; FAR up to 10%; parking reduction up to 15%)	Findings: no practical alternative, zone purpose not compromised, no aesthetic detriment, compliance with other standards — § D6‑24 and Table 6‑2	§ D6‑24; Table 6‑2

Checklist — what an applicant must satisfy (for a Variance or Minor Exception)

Confirm the property’s exact zone and the numeric standard in the Division D2 table for your parcel (verify location on the City Zoning Map).
For Minor Exception: confirm the requested change is listed in Table 6‑2 and within the table’s numerical limits.
For a Variance: compile evidence of special circumstances tied to the property (shape, topography, size, or other physical condition) showing strict application would deny privileges enjoyed by other nearby properties.
Demonstrate consistency with the General Plan and any applicable Specific Plan; address neighborhood impacts (aesthetics, privacy, shadowing, drainage).
Prepare site plans, elevations, and any technical reports (drainage, geology, traffic) needed to demonstrate alternatives and mitigation.
Be ready to accept conditions of approval — the city commonly requires landscaping, screening, deed restrictions, or performance guarantees to ensure no special privilege is created.
Submit the application per Division D6, Chapter I filing rules and wait for the required public notice; you may request a hearing if you want a public hearing before a decision.

Risks & Ambiguities

Issue	Why it matters	What to verify
Claiming “practical difficulty” without site evidence	The Variance standard requires special property circumstances; unsupported claims are routinely denied	Document topography, lot shape, unique constraints with drawings and photos; show comparisons to neighboring lots (see § D6‑29).
Trying to use Variance to allow an unlisted use	Variances cannot change allowable uses	Confirm the use table in Division D2 — if the use is not allowed, a use permit or zone change is required, not a Variance.
Overlap with other permits (ADU, Design Review, Building Code)	Administrative approvals or state ADU law may control details; building and safety requirements still apply	Coordinate early: check San Ramon ADUs and the California Building Standards Code. Verify which permit is primary.
Numeric standards differences between tables and PD plans	A PD or Specific Plan can override base zone tables	If the parcel is in a PD or specific plan, use the PD standards (see PD provisions in Division D2). Verify the recorded PD plan.
Minor Exception caps vs. project needs	Table 6‑2 caps are generous for small adjustments but may not accommodate larger needs	If the request exceeds Table 6‑2 caps, plan for a Variance per § D6‑29.

Plain‑English summary

If your project needs small, quantified tweaks to zone rules (like slightly smaller setbacks, a modest FAR increase, or a short extra foot of fence height) apply for a Minor Exception under § D6‑24; if the required change is larger or based on a unique lot constraint, apply for a Variance under § D6‑29, and expect the Zoning Administrator (or Commission on appeal/referral) to require written findings, public notice, and reasonable mitigation conditions.

Source References

Zoning Ordinance — Variances: § D6‑29 (purpose, applicability, review authority, findings, conditions).
Zoning Ordinance — Minor Exceptions and Table 6‑2 (allowed exceptions and maximum adjustments): § D6‑24 and Table 6‑2.
Permit review, process, project evaluation: Division D6 (D6‑20 through D6‑30).
Development standards, accessory structures and setbacks: § D4‑26 (Accessory Structures), § D3‑10 (Setback Requirements and Exceptions).
Mixed‑use and zone tables (FAR, uses): Division D2, Tables 2‑6 and D2‑15 (Mixed‑Use standards).
Commercial/office daylight plane and zone standards: § D2‑21 and Table 3‑15 (sign and related standards).
Nonconforming parcels and related rules: Chapter D7‑4.

(For full ordinance text, consult the City of San Ramon Zoning Ordinance Division D1–D6 and Division D2 tables. Verify parcel‑level standards with the City’s Zoning Map and staff.)

Sources

Retrieved passages

San Ramon Zoning Code (Section allows) High relevance
San Ramon Zoning Code (Section D6-29) High relevance
San Ramon Zoning Code (Chapter D7-IV) High relevance
San Ramon Zoning Code (Section D6-29) High relevance
San Ramon Zoning Code (Section D6-28) High relevance
San Ramon Zoning Code (Section F.) High relevance
San Ramon Zoning Code (§ 2) High relevance
San Ramon Zoning Code (Chapter II) High relevance
San Ramon Zoning Code (Section D6-28) High relevance
San Ramon Zoning Code (Chapter D7-IV) Medium relevance
San Ramon Zoning Code Medium relevance
CBC § 500 (Chapter I) Medium relevance
San Ramon Zoning Code (§ 2) Medium relevance
San Ramon Zoning Code (Chapter II) Medium relevance
San Ramon Zoning Code (Chapter II) Medium relevance
San Ramon Zoning Code (Section D2-4) Medium relevance
CBC § 500 (Section apply) Medium relevance
CBC § 1 (Section D3-6.D.) Medium relevance
San Ramon Zoning Code Medium relevance
CBC § 161 (Section if) Medium relevance
San Ramon Zoning Code (section D4-26) Medium relevance

Cited sections

Official San Ramon code library

Frequently asked questions

What is a variance in San Ramon and when is it appropriate?

A variance in San Ramon is a discretionary approval to waive or modify a development standard (setback, height, lot coverage, FAR, etc.) when special circumstances of the property make strict compliance deny privileges enjoyed by nearby property owners. It is governed by § D6‑29, requires the Zoning Administrator to make specific findings, and may be referred to the Commission; it cannot be used to authorize a use not allowed in the zone.

What is a Minor Exception and how does it differ from a Variance?

A Minor Exception (see § D6‑24 and Table 6‑2) is a streamlined administrative approval for limited, enumerated adjustments (for example, up to 25% setback reduction but not closer than numeric minimums, up to 10% FAR increase, parking reductions in limited percentages). If the request exceeds Table 6‑2 limits or the Zoning Administrator cannot make the required findings, the applicant must pursue a Variance.

Who decides Variances and Minor Exceptions in San Ramon?

The Zoning Administrator is the primary review authority for both Variances and Minor Exceptions; Variance applications may be referred to the Planning Commission for hearing and decision. Decisions follow the public notice and appeal rules in Division D6 and Chapter D7.

Can I get a Variance to build a use that the zone does not allow?

No. Variances may not be used to allow a use of land or structure that is not permitted in the subject zone; they only waive or modify development standards. If you want to authorize an otherwise‑disallowed use you need a zone change or other discretionary permit where the code permits. See § D6‑29 (B.3).

Are there special Variance findings for parking or off‑site parking arrangements?

Yes. For nonresidential projects proposing to provide required parking off‑site or to pay fees/facilities in lieu, the Zoning Administrator must make specific findings required by Government Code § 65906.5; see the parking‑specific Variance findings in § D6‑29 (F.2). Also consult San Ramon Parking for the parking standard references.

If my lot is oddly shaped or steep, does that make a Variance more likely?

Unique lot shape, grade, size, or topography can support the “special circumstances” finding required for a Variance, but you must provide convincing documentation showing strict application would deny privileges enjoyed by other similar properties. The Zoning Administrator must still find the Variance consistent with the General Plan and impose conditions to avoid special privileges. See § D6‑29 (F).

Can a Minor Exception increase fence height or wall height?

Yes — Table 6‑2 lists fence/wall height increases as an allowable Minor Exception (up to a modest increase, e.g., 1 foot in certain residential contexts). For larger increases you must seek a Variance per § D6‑29. See the fences section for application specifics and related permit rules.

Do planned development (PD) standards change how Variances or Exceptions are handled?

PD standards can set project‑specific development requirements that supersede the base zone tables; a PD may limit how much a base‑zone standard can be reduced (for example, PD setbacks may not be reduced more than 20 percent from base zone unless the PD plan allows otherwise). Always verify PD plan standards for your parcel before applying for Variance/Exception.

Does the city require design review if I apply for a Variance?

If the project otherwise triggers Architectural Review or Design Review under § D6‑22, design review will apply. Variance approval can carry design‑oriented conditions to ensure compatibility; see the Architectural Review and project review rules in Division D6. Also review San Ramon Design Review.

How long does the Variance or Minor Exception process take?

The ordinance sets procedural timeframes for staff review and public notice, and the Zoning Administrator typically decides after required notice unless a hearing is requested or the application is referred. Exact calendar timing depends on the completeness of the application and whether environmental review is required; consult Division D6 (application filing and processing).

Ask about any San Ramon property

Get a cited, plain-English answer on San Ramon zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial