San Ramon — Zoning

Last reviewed: July 2, 2026

Overview

This page summarizes what the City of San Ramon’s Zoning Ordinance (Title D) establishes about zoning: how zones are created and mapped, the city’s zone list, where to find allowable uses and development standards, and how zone boundaries are interpreted. It synthesizes the ordinance language and points you to the exact code locations to confirm parcel-specific rules. See the city’s general Zoning & Planning overview for context and the San Ramon Land Use page for General Plan relationships.

Key anchor citations: the ordinance adopts the official Zoning Map and the zone symbols and list in § D1-7 and sets the list of zones in Table 1‑1 (§ D1-7 / Table 1‑1) .

Division/section shorthand used below follows the code format in the ordinance (for example, § D1-7 for the Zoning Map rules). For site design standards see the San Ramon Development Standards, and for vehicle rules see San Ramon Parking. Where design or architectural review may be required see San Ramon Design Review. The ordinance’s site‑planning and setback rules sit in Division D3 (§ D3-1 et seq.) .

How zoning is structured in San Ramon (core rules)

• The City adopts an official Zoning Map that is incorporated into the ordinance and kept on file with the Department and City Clerk; the map controls district application to parcels (§ D1-7) .
• Zone symbols are letter‑and‑number codes indicating primary land‑use category and any density or overlay indicators (for example RS-12, RS-12-L) (§ D1-7) .
• The ordinance establishes an explicit list of zones (Table 1‑1). Major groups include Residential, Mixed‑Use, Commercial/Office/Industrial, Special Purpose, and Overlay zones (§ D1-7 and Table 1‑1) .
• Allowable uses are listed in the Division D2 use tables (Tables 2‑1, 2‑6, 2‑8, 2‑11, 2‑12, 2‑14, 2‑15) and the Zoning Administrator may treat an unlisted but similar use as allowable after written findings (§ D2-3) .
• Development standards (setbacks, height, lot coverage, density) are implemented by zone through Division D2 tables and supplemented by Division D3 project design standards (§ D2-9; § D3-1, § D3-10) .
• Minor exceptions and administrative relief processes (e.g., Minor Exception) are provided in Division D6 (§ D6-24) .

District-by-district breakdown

Below are synopses of the ordinance’s official districts. Each subsection states the ordinance’s stated purpose/General Plan relationship, typical permitted uses (high level), where to find dimensional standards, and where the zone is shown/applied.

Notes on reading these entries: the ordinance places the full use lists and many dimensional parameters in tables inside Division D2 (see § D2-3 and the referenced tables). For detailed setbacks, lot size, height and coverage for most residential and commercial subdistricts, consult the specific Tables 2‑2, 2‑3, 2‑4, 2‑7, 2‑13 etc referenced with each zone below.

RC (Rural Conservation)

• Purpose / GP link: Implements Rural Conservation General Plan designation (very low density) (§ D1-7; Table 1‑1) .
• Typical uses: very low‑density residential, open space and agriculture; limited public uses (see Division D2 use tables) (§ D2-3) .
• Standards: Minimum lot area and density rules are in the residential tables referenced by § D2-9 (Tables 2‑2/2‑3) — specific numeric minimums: Not found in retrieved materials (see Information Gaps).
• Where applied: locations identified on the official Zoning Map (§ D1-7) .

HR (Hillside Residential)

• Purpose: Implements Hillside Residential GP classification; protects hillside character (§ D1-7) .
• Typical uses: low‑density single‑family development and limited accessory uses; resource protection rules in Division D5 apply to slopes and ridgelines (§ D5) .
• Standards: Setbacks, slope/density restrictions and design standards referenced in § D2-9 and Division D5; specific numbers: Not found in retrieved materials for each subdistrict.
• Where applied: see Zoning Map (§ D1-7) .

RE (Residential Estate)

• Purpose: Residential Estate / Low Density (implements Low Density GP classification) (§ D1-7/Table 1‑1) .
• Typical uses: single‑family estate lots, accessory structures; limited home‑based business allowances (see D2 use tables) (§ D2-3) .
• Standards: See residential development tables cited in § D2-9; parcel and setback specifics: Not found in retrieved materials.

RS (Single‑Family Residential; includes RS‑12, etc.)

• Purpose: Implements Single‑Family Residential and various lot‑size subdistricts (RS‑12 as an example) (§ D1-7) .
• Typical uses: single‑family detached homes, accessory dwelling units subject to state ADU law and local ADU rules (see San Ramon ADUs and California ADU law) (§ D2-3; Division D4/D8) .
• Standards: The ordinance references Tables 2‑2/2‑3/2‑4 for minimum lot size, setbacks, lot coverage and height for RS subdistricts (§ D2-9) — consult those tables on a parcel basis; if not printed in a staff handout, verify with the Department (§ D2-9; § D3-10) .
• Where applied: Official Zoning Map (§ D1-7) .

RM / RMH / RH / RVH (Multi‑family gradations)

• Purpose: Implements Medium to Very High‑Density Residential GP categories (RM, RMH, RH, RVH) (§ D1-7/Table 1‑1) .
• Typical uses: multifamily housing (apartments, townhomes), with accessory uses allowed per Division D2; projects with 20% lower‑income units may be approved by‑right following state rules (§ D2-3.B) .
• Standards: Density and unit yield tied to the General Plan and site tables in Division D2; specific numeric density bands are described at a high level in Table 1‑1 but detailed per‑zone standards are in the Division D2 residential tables and project‑level design standards in Division D3 (§ D2-9; § D3-1) .
• Where applied: Official Zoning Map (§ D1-7) .

CCMU / MUR / MUX / DMU‑N / DMU‑S / CityCenter Mixed Use (Mixed‑Use Zones)

• Purpose: Mixed‑Use districts to implement downtown, city‑center and corridor mixed‑use strategies (see Table 1‑1 and § D2‑14) .
• Typical uses: mix of residential and commercial/office/retail. The ordinance notes that the residential component of Mixed‑Use zones may limit businesses to home occupations unless otherwise allowed in the mixed‑use use tables (Tables 2‑6 etc.) (§ D2-14) .
• Standards: Mixed‑use development standards (Tables 2‑7) apply in addition to Division D3 standards; residential density is tied to the General Plan and subdivision/permit determinations (§ D2-14 and Tables 2‑7) .
• Where applied: Zoning Map and specific downtown/city‑center plan area maps (§ D1-7; § D2-14) .
• Practical note: Redevelopment guidance for existing commercial centers is provided in Appendix A (Mixed Use Zone Redevelopment Guidelines) to encourage pedestrian orientation and parking location strategies (see Appendix A) .

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

• Purpose: Implements Office, Community Commercial, Thoroughfare and other commercial GP classes (Table 1‑1) (§ D1-7/Table 1‑1) .
• Typical uses: retail, shopping centers, offices, restaurants, recreation uses as enumerated in the Division D2 commercial use tables (Tables 2‑11, 2‑12, etc.) (§ D2-3; Tables 2‑11/2‑12) .
• Standards: See Division D2 commercial tables and Division D3 site standards (parking is controlled by Division D3 Chapter III — see San Ramon Parking) (§ D3‑3 et seq.; D3‑37 for parking access) .
• Where applied: Official Zoning Map (§ D1-7) .

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

• Purpose: Specialized medical/health office/center zones (Table 1‑1) (§ D1-7/Table 1‑1) .
• Typical uses: hospitals, clinics, medical offices — allowed uses and permit types are in the Division D2 use tables for non‑residential zones (§ D2-3) .
• Standards (decision‑relevant, taken from Table 2‑13): Minimum lot area for new subdivisions is 10 acres (M‑1) and 2 acres (M‑2); front setback minimums are 35 ft (M‑1) and 20 ft (M‑2); side interior setback 30 ft (M‑1) vs 15 ft (M‑2); rear setback 20 ft (M‑1) vs 15 ft (M‑2) — see Table 2‑13 and its introduction in the M‑1/M‑2 development standards (Division D2 / Table 2‑13) (§ D2‑? Table 2‑13) .
• Where applied: Official Zoning Map and Table 2‑13 references (§ D1-7; Table 2‑13) .

PD (Planned Development)

• Purpose: Planned Development provides project‑specific zoning where design, density and standards are established by an approved PD Plan; PD can implement multiple General Plan categories (§ D1‑7; PD provisions in Division D2) .
• Typical uses: Mixed uses as set by the PD plan; density set by the General Plan but applied to the PD area (the ordinance limits reductions in setbacks to no more than 20% from the base zone unless otherwise approved) (§ D2‑? PD rules) .
• Standards: The PD plan prescribes standards; the ordinance requires PD development to comply with tables and permits, and it also includes a mixed‑use component expectation for PD projects (§ D2‑? PD rules) .
• Where applied: Per PD designation on the Zoning Map (§ D1-7) .

AG (Agriculture), OS‑1, OS‑2 (Open Space), P (Parks), GC (Golf Course), PS (Public & Semipublic)

• Purpose: Implement Open Space, Parks, Golf Course and Public/Semipublic GP classes (§ D1-7/Table 1‑1) .
• Typical uses: resource protection, parks, golf courses, public facilities — see Division D2 special purpose use tables (Chapter V) (§ D2-3) .
• Standards: Resource and open‑space protections in Division D5 and other site standards in Division D3 apply; numeric standards specific to each zone: Not found in retrieved materials — verify with the Department.
• Where applied: Zoning Map (§ D1-7) .

Overlay zones: -H (Height Limit), -IS (Interim Study), -L (Landmark), -SH (Senior Housing)

• Purpose: Overlays modify or add special rules to base zones (Chapter VI — Overlay Zones) and are appended to zone symbols (e.g., RS‑12‑L for a landmark overlay) (§ D1‑7; Division D2 VI) .
• Typical effects: may impose lower height limits, study requirements, landmark protections or senior housing incentives; see the overlay chapter for criteria and standards (§ D2‑VI) .
• Where applied: noted on the Zoning Map and listed as suffixes to zone symbols (§ D1-7) . See San Ramon Overlay Districts.

Quick reference table — decision‑relevant items

If a numeric field above is blank or marked “Not found,” the specific numeric standard was not retrievable from the provided file excerpts; consult the Division D2 tables or the Department for parcel‑specific values — verify with the zoning map and the tables referenced in § D2-9 / § D3-10 .

Checklist — what an applicant must satisfy (high level)

• Confirm the parcel’s zone on the official Zoning Map (map is adopted and on file) (§ D1-7) .
• Verify whether the proposed use is listed as P / UP / S in the Division D2 use tables for that zone, or whether the Zoning Administrator must evaluate a “similar use” (§ D2‑3) .
• Confirm applicable tables for dimensional standards (residential Tables 2‑2/2‑3/2‑4; mixed‑use Table 2‑7; m‑1/m‑2 Table 2‑13) and apply Division D3 site standards (setbacks, height exceptions, fences, screening) (§ D2‑9; § D3‑1; § D3‑10) .
• Determine whether Architectural/Design Review or other discretionary approvals are required (see Division D6 / D6‑22 and the applicable zone permit types) — see San Ramon Design Review (§ D6‑22) .
• Confirm parking requirements and driveway/access rules in Division D3 Chapter III (see San Ramon Parking) (§ D3‑37 and Table 3‑13) .
• If requesting a Minor Exception or Variance, prepare required findings per Division D6 (Minor Exceptions § D6‑24) and Division D7 (Variances and Appeals) .
• For multifamily projects using density bonus or by‑right affordable housing allowances, confirm state law and ordinance interplay (see § D2‑3.B and California law) .
• Coordinate with City staff on whether any overlay or PD plan applies to the parcel (overlays appear as suffixes on the zoning symbol) (§ D1‑7; Division D2 VI) .

Risks & Ambiguities

Plain‑English summary

San Ramon’s Zoning Ordinance adopts an official Zoning Map and a defined list of zones (residential, mixed‑use, commercial, industrial, special purpose and overlays). What you can build on a particular lot — and the setbacks, lot sizes, and densities that apply — depends first on the parcel’s zone on that official map and then on the numeric standards listed in the Division D2 tables plus site design rules in Division D3; if anything is unclear, the Zoning Administrator will interpret map boundaries (§ D1‑7) .

Information Gaps (what the retrieved materials did not fully confirm)

• Full numeric values (every subdistrict RS‑12, RS‑8, etc.) for minimum lot area, front/side/rear setbacks, lot coverage, and height for many residential categories were not present in the file excerpts here — the ordinance points to Tables 2‑2/2‑3/2‑4 for these (§ D2‑9) .
• Complete printed text of the official Zoning Map graphic itself (the map is adopted and “on file”, but the uploaded excerpts did not include the full map image) — the ordinance confirms the map’s adoption (§ D1-7) .
• Some table numbers are referenced (e.g., Table 2‑13 for M‑1/M‑2) but the ordinance excerpts do not contain every cell or all zones’ numeric standards; where numbers appear in excerpts they are cited above (M‑1/M‑2) — for other districts the tables should be consulted directly (§ D2‑9; Table 2‑13) .
• Exact design review thresholds and routing rules beyond the references to Division D6 (for procedures) and D6‑22 (Architectural Review) — see Division D6 and the City’s design review handouts (§ D6‑22) .

Source References

• Zoning Map adoption and interpretation: § D1-7 (Zoning Map and Zones)
• Zone list and Table 1‑1 (Residential / Mixed‑Use / Commercial / Special Purpose categories): § D1-7, Table 1‑1
• Allowable land uses and permit categories; “similar use” rules and by‑right affordable housing: § D2-3 (Allowable Land Uses and Permit Requirements)
• Residential general development standards and tables: § D2-9 (Residential Zone General Development Standards)
• Mixed‑Use general development standards and Tables (mixed‑use tables / Table 2‑7): § D2-14 and Tables 2‑7 (Mixed‑Use standards)
• M‑1 / M‑2 development standards (Table 2‑13 excerpt): Table 2‑13 and accompanying M‑1/M‑2 standards in Division D2 (see the M‑1/M‑2 section in the ordinance)
• Site planning, setbacks, fences, height rules: Division D3 (D3‑1; D3‑10; D3‑37 parking access)
• Minor Exceptions and administrative relief: § D6-24 (Minor Exceptions) and Division D6 permit procedures (§ D6‑22 for Architectural Review)
• Resource management, hillside/creek/ridgeline policies: Division D5 (resource management chapters)

(These source citations are to the San Ramon Municipal Code excerpts provided in the uploaded ordinance material — each citation points to the ordinance division/section where the topic is controlled. For any parcel‑level numeric standard, consult the full Division D2 tables in the official ordinance or contact the City’s Community Development Department for the adopted Zoning Map and tables.)

Retrieved passages

• San Ramon Zoning Code High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• San Ramon Zoning Code (Chapter establishes) High relevance show source text
• CBC § 500 (Chapter I) High relevance show source text
• San Ramon Zoning Code (§ 6) High relevance show source text
• California Building Code (Chapter D7-I) High relevance show source text
• San Ramon Zoning Code High relevance show source text
• San Ramon Zoning Code (Chapter describes) High relevance show source text

Cited sections

• Zoning Map adoption and interpretation: § D1-7 (Zoning Map and Zones) (§ D1-7)
• Zone list and Table 1‑1 (Residential / Mixed‑Use / Commercial / Special Purpose categories): § D1-7, Table 1‑1 (§ D1-7)
• Allowable land uses and permit categories; “similar use” rules and by‑right affordable housing: § D2-3 (Allowable Land Uses and Permit Requirements) (§ D2-3)
• Residential general development standards and tables: § D2-9 (Residential Zone General Development Standards) (§ D2-9)
• Mixed‑Use general development standards and Tables (mixed‑use tables / Table 2‑7): § D2-14 and Tables 2‑7 (Mixed‑Use standards) (§ D2-14)
• M‑1 / M‑2 development standards (Table 2‑13 excerpt): Table 2‑13 and accompanying M‑1/M‑2 standards in Division D2 (see the M‑1/M‑2 section in the ordinance) (section in)
• Site planning, setbacks, fences, height rules: Division D3 (D3‑1; D3‑10; D3‑37 parking access) fileciteturn0file3
• Minor Exceptions and administrative relief: § D6-24 (Minor Exceptions) and Division D6 permit procedures (§ D6‑22 for Architectural Review) (§ D6-24)
• Resource management, hillside/creek/ridgeline policies: Division D5 (resource management chapters)
• SanRamon_ZoningCode.md

• Official San Ramon code library