This Chapter describes the City’s general requirements for the approval of proposed development and new land uses. The permit requirements established by this Zoning Ordinance for specific land uses are in Chapters D2-III through D2-V.

Effective on: 1/1/1901

Each land use and/or structure shall be established, constructed, reconstructed, altered, moved or replaced in compliance with the following requirements.

1. Allowable use. The land use shall be allowed by this Zoning Ordinance in the zone applied to the site. The basis for determining whether a use is allowable is described in Section D2-3 (Allowable Land Uses and Permit Requirements).
2. Permit and approval requirements. Any land use permit or other approval required by Section D2-3 (Allowable Land Uses and Permit Requirements) shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed in Section D2-4 (Exemptions from Land Use Permit Requirements).
3. Development standards, conditions of approval. Each land use and structure shall comply with the development standards of this Chapter, the provisions of Division D3 (Site Planning and Project Design Standards), and any applicable conditions imposed by a previously granted land use permit.
4. Legal parcel. The site of a proposed development or new land use shall be a parcel that was legally created in compliance with the Subdivision Map Act and the City’s Subdivision Ordinance.

Effective on: 1/1/1901

1. A.
   Allowable land uses. The uses of land allowed by this Zoning Ordinance in each zone are listed in Chapters D2-II, D2-III, D2-IV, and D2-V (Tables 2-1, 2-6, 2-8, 2-11, 2-12, 2-14, and 2-15, respectively), together with the type of land use permit required for each use. Each land use listed in Tables 2-1, 2-6, 2-8, 2-11, 2-12, 2-14, and 2-15 is defined in Division D8 (Glossary).

   1. 1.
      Establishment of an allowable use.

      Any one or more land uses identified by Tables 2-1, 2-6, 2-8, 2-11, 2-12, 2-14, and 2-15 as being allowable within a specific zone may be established on any parcel within that zone, subject to the land use permit requirements of Subsection B, and compliance with all applicable requirements of this Zoning Ordinance.

      Where a single parcel is proposed for development with two or more of the land uses listed in the tables, the overall project shall be subject to the highest permit level required by Subsection B. for any individual use. For example, a new building proposed in the OA zone with a bank on the ground floor and professional offices on the second floor would require Minor Use Permit (MUP) approval because Table 2-8 requires Minor Use Permit approval for "banks and financial services," even though an "Office - Professional" is listed in the OA zone as a permitted use, requiring only a Zoning Clearance. 

   2. 2.
      Use not listed. A land use that is not listed in Tables 2-1, 2-6, 2-8, 2-11, 2-12, 2-14, and 2-15, and is determined by the Zoning Administrator to not be included in Division D8 (Glossary) under the definition of a listed land use, is not allowed within the City, except as otherwise provided in Subsection A.3, or Section D2-4 (Exemptions from Land Use Permit Requirements).
   3. 3.
      Similar and compatible use may be allowed. The Zoning Administrator may determine that a proposed use not listed in this Division is allowable as follows:

      1. a.
         Required findings. The Zoning Administrator may determine that a proposed use is similar to and compatible with a listed use and may be allowed, only after first making all of the following findings:

         1. 1.
            The characteristics of, and activities associated with the use are similar to one or more of the listed uses, and will not involve a greater intensity than the uses listed in the zone;
         2. 2.
            The use will be consistent with the purposes of the applicable zone;
         3. 3.
            The use will be consistent with the General Plan and any applicable Specific Plan;
         4. 4.
            The use will be compatible with the other uses allowed in the zone; and
         5. 5.
            The use is not listed as allowable in another zone.

         A determination that a use qualifies as a “similar use” and the findings supporting the determination shall be in writing.​

      2. b.
         Applicable standards and permit requirements. When the Zoning Administrator determines that a proposed, but unlisted, use is similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this Zoning Ordinance apply.
      3. c.
         Referral for determination. The Zoning Administrator may refer the question of whether a proposed use qualifies as a similar and compatible use directly to the Commission for a determination at a public meeting.
      4. d.
         Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter D7-II (Appeals and Calls for Review).
2. B.
   By-right approval. Owner occupied and rental multi-family residential developments that have 20 percent of the units reserved for lower-income households shall be allowed by-right pursuant to California Government Code Section 65583.2. The phrase “by-right” shall mean that the City's review of owner-occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the California Public Resources Code.

   Any subdivision of the sites shall be subject to all laws, including, but not limited to, implementing the Subdivision Map Act.

3. C.
   Permit requirements. Tables 2-1, 2-6, 2-8, 2-11, 2-12, 2-14, and 2-15 within Chapters D2-III, D2-IV, and D2-V provide for land uses that are:

   1. 1.
      Permitted subject to compliance with all applicable provisions of this Zoning Ordinance. As determined by the Zoning Administrator, a Zoning Clearance may be required prior to operation, (Section D6-30). These are shown as "P" uses in the tables;
   2. 2.
      Allowed subject to the approval of a Minor Use Permit (Section D6-28), and shown as "MUP" uses in the tables;
   3. 3.
      Allowed subject to the approval of a Use Permit (Section D6-28), and shown as "UP" uses in the tables;
   4. 4.
      Allowed subject to the type of City approval required by a specific provision of Chapter D4-III (Standards for Specific Land Uses), and shown as "S" uses in the tables; and
   5. 5.
      Allowed subject to compliance with all applicable provisions of this Zoning Ordinance, subject first obtaining a Zoning Clearance (Section D6-30). These are shown as “ZC” uses in the tables;
   6. 6.
      Not allowed in particular zones, and shown as "—" in the tables.

   Note: A land use authorized through the approval of a Zoning Clearance, Minor Use Permit, or Use Permit may also require Architectural Review (Section D6-22), Preliminary Plan Review (Section D6-26), a Building Permit, or other permit required by the Municipal Code. A By-right land use may also require Architectural Review (Section D6-22) in accordance with subdivision (f) of California Government Code Section 65589.5.​

(Ord. No. 522, § 6, 12/12/2023)

Effective on: 1/11/2024

The planning permit requirements of this Zoning Ordinance do not apply to the land uses, structures, and activities identified by this Section. These are allowed in all zones subject to compliance with this Section.

1. General requirements for exemption. The land uses, structures, and activities identified by Subsection B below are exempt from the land use permit requirements of this Zoning Ordinance only when:
   1. The use, activity or structure is established and operated in compliance with the setback requirements, height limits, parking requirements, and all other applicable standards of this Division (Allowable Land Uses and Zone Standards), Division D3 (Site Planning and Project Design Standards), and, where applicable, Chapter D7-I (Nonconforming Uses, Structures, and Parcels); and
   2. Any permit or approval required by regulations other than this Zoning Ordinance is obtained (for example, a Building Permit).
2. Exempt activities and land uses. The following are exempt from the land use permit requirements of this Zoning Ordinance when in compliance with Subsection A above.
   1. Decks, paths and driveways. Decks, platforms, on-site paths, and driveways that are not required to have a Building Permit, Grading Permit, or Encroachment Permit.
   2. Fences and walls. See Section D3-4 (Fences, Walls, and Screening).
   3. Interior remodeling. Interior alterations that do not: (a) increase the gross floor area of the structure; (b) increase the number of dwelling units; (c) increase the number of bedrooms to the extent that additional parking would be required; or (d) change the permitted use of the structure.
   4. Repairs and maintenance.
      1. Single-family dwellings. Ordinary repairs to, and maintenance of, single-family dwellings, that are also exempt from Architectural Review (Section D6-22).
      2. Multi-family, and non-residential structures. Ordinary repairs to, and maintenance of, multi-family residential and non residential structures, if:
         1. The work does not change the approved land use of the site or structure, or add to, enlarge or expand the land use and/or structure;
         2. Any exterior repairs employ the same materials and design as the original construction; and
         3. The work is exempt from Architectural Review (Section D6-22).
   5. Small, portable residential accessory structures. A single portable structure per lot or unit, limited to pre-manufactured storage sheds and similar small structures in residential zones that are exempt from Building Permit requirements in compliance with the Municipal Code and the Uniform Building Code. Additional structures may be approved in compliance with Section D4-26 (Accessory Structures), where allowed by the applicable zone.
   6. Solar Energy System. The installation of a solar energy system to the roof or side of a building, provided that the system complies with applicable height limit requirements; and ground-mounted systems comply with the setback requirements and height limitations of the applicable zone and accessory structure requirements and are not visible from off the site to the maximum extent feasible.
   7. Utilities. The erection, construction, alteration, or maintenance by a public utility or public agency of utilities intended to service existing or nearby approved developments shall be permitted in any zone. These include: water; gas; electric; supply or disposal systems; including wires, mains, drains, sewers, pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, etc., but not including new transmission lines and structures. See Section D3-12 for utility undergrounding requirements. Satellite and wireless communications antennas are not exempt, and are instead subject to Chapter D4-IV (Wireless Telecommunications Facilities).

Effective on: 1/1/1901

Requirements for establishing a temporary use (for example, a construction yard, seasonal sales lot, special event, temporary office trailer, etc.) are in Section D6-27 (Temporary Use Permits).

Effective on: 1/1/1901

This Chapter lists the land uses that may be allowed within the residential zones established by Section D1-7 (Zoning Map and Zones), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

Effective on: 1/1/1901

The purposes of the residential zones and the manner in which they are applied are as follows.

1. A.
   RC (Rural Conservation) zone (0.0 to 0.2 du/ac). The RC zone is applied to areas of the City without urban services, with open space and habitat value, where rural single-family residential development may occur at densities of up to one unit per five gross developable acres. Clustering is encouraged to permit suitable development sites with less than 20 percent slope, where the overall project preserves 90 percent of its site in open space. Minimum lot size for new parcels is at least five acres. The RC zone is consistent with and implements the Rural Conservation land use classification of the General Plan.
2. B.
   HR (Hillside Residential) zone (0.0 to 2.0 du/ac). The HR zone is applied to hillside areas of the City appropriate for single-family dwellings, where proposed development requires special standards to ensure resource preservation and limited visual impacts. Single-family residential development may occur at densities of up to two units per acre. Clustering is required to permit suitable development sites on less than 20 percent slope, and to preserve 70 percent of an overall development site in open space. Minimum lot size for new parcels is at least five acres. The HR zone is consistent with and implements the Hillside Residential land use classification of the General Plan.
3. C.
   RE (Residential Estate) zone (0.2 to 3.0 du/ac). The RE zone is applied to areas of the City appropriate for very low density residential land uses, at densities of 0.2 to 3.0 units per acre, compatible with the topography and public service capacities. The specific allowable density for each parcel is shown on the Zoning Map by a numerical suffix residential density designator (see Section D2-8). Minimum lot size for new parcels ranges from 15,000 to 20,000 square feet. The RE zone is consistent with and implements the Low Density Residential land use classification of the General Plan.
4. D.
   RS (Single-Family Residential) zone (3.0 to 15.0 du/ac). The RS zone is applied to areas of the City appropriate for single-family residential land uses in neighborhoods at a density of three to 15 units per net acre, subject to appropriate standards. The specific allowable density for each parcel is shown on the Zoning Map by a numerical suffix residential density designator (see Section D2-8). Minimum lot size for new parcels ranges from 2,900 to 12,000 square feet. Depending upon the applicable residential density designator, the RS zone is consistent with and implements the Low Density Residential, Low-Medium Density Residential, and Medium Density Residential land use classifications of the General Plan.
5. E.
   RM (Medium-Density Residential) zone (6.0 to 15.0 du/ac). The RM zone is applied to areas of the City appropriate for multiple residential uses, including duplexes, townhouses, or cluster housing with landscaped open space for residents' use at a density of six to 15 units per net acre. Single-family dwellings are also permitted. Minimum lot size for new parcels is 2,900 square feet or larger. The RM zone is consistent with and implements the Medium Density Residential land use classification of the General Plan.
6. F.
   RMH (Medium-High Density Residential) zone (15.0 to 22.0 du/ac). The RMH zone is applied to areas of the City appropriate for townhouses or apartments at a density of 15 to 22 units per net acre. Minimum lot size for new multifamily parcels is 10,000 square feet or larger. Single-family dwellings are also permitted with a minimum lot size for new parcels of 2,000 square feet with a maximum of 3,100 based on the per acre RMH density range. The RMH zone is consistent with and implements the Medium-High Density Residential land use classification of the General Plan.
7. G.
   RH (High-Density Residential) zone (22.0 to 30.0 du/ac). The RH zone is applied to areas of the City appropriate for compact, high density, well-designed residential development, including apartments and town houses with a density range of 22 to 30 units per net acre. Proposed development will reflect high quality design with integrated open space and recreational and/or cultural amenities, as well as providing workforce housing, structured parking, and units of various number of bedrooms, with specific attention to three and more bedroom units to achieve the overall goal of providing diverse types of dwelling units. Minimum lot size for new parcels is 10,000 square feet or larger. The RH zone is consistent with and implements the Medium-High Density Residential land use classification of the General Plan.
8. H.
   RVH (Multiple Family-Very High Density) zone (30.0 to 50.0 du/ac). The RVH zone is applied to areas appropriate for the highest density multiple-family residential development within the City, at densities between 30 and 50 units per net acre. Proposed development will reflect high quality design with integrated open space and recreational and/or cultural amenities, as well as providing workforce housing, structured parking, and units of various number of bedrooms, with specific attention to three and more bedroom units to achieve the overall goal of providing diverse types of dwelling units. Minimum lot size for new parcels is 10,000 square feet or larger. The RVH zone is consistent with and implements the High-Very High Density Residential land use classification of the General Plan.

(Ord. No. 534, § 1 (Exh. A-1), 10/14/2025) 

Effective on: 11/13/2025

1. A.
   Applicability. Table 2-1 identifies the uses of land allowed by this Zoning Ordinance in each residential zone, and the land use permit required to establish each use, in compliance with Section D2-3 (Allowable Land Uses and Permit Requirements).

   Note: Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Zoning Ordinance may also apply.

2. B.
   Additional City review requirements. A land use that is authorized by the planning permit required by Table 2-1 may also require Architectural Review (Section D6-22), and/or Preliminary Plan Review (Section D6-26).
3. C.
   Temporary uses. Section D6-27 (Temporary Use Permits) establishes permit requirements and standards for all allowable temporary uses.

(Ord. No. 496, § 2, 01/28/2020; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025) 

Effective on: 11/13/2025

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and established in compliance with the requirements in Tables 2-2, 2-3, and 2-4 in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance and the adopted Objective Design and Development Standards.

(Ord. No. 534, § 1 (Exh. A-1), 10/14/2025) 

Effective on: 11/13/2025

1. Applicability. Residential development including four or more units should be clustered within the RC zone, and shall be clustered within the HR zone, in compliance with this Section.
2. Cluster development design standards. The design of a proposed cluster development shall comply with the following standards.
   1. Minimum lot area. Each clustered lot shall be a minimum of 20,000 square feet.
   2. Maximum cluster size. No more than 10 dwelling units shall be within a single cluster.
   3. Setback and buffer requirements. Proposed structures shall be located on each parcel with minimum setbacks of 30 feet in the front, 20 feet on each side, and 35 feet in the rear. A residential cluster shall be separated from each other cluster and any roadway abutting the site by a minimum of 100 feet.

Figure 2-1 – Location of Residential Cluster

3. Open space preservation.
   1. RC zone. Clustering is encouraged to permit suitable development sites with less than 20 percent slope, and so that the overall project will preserve 90 percent of its site as open space.
   2. HR zone. Clustering is required to permit suitable development sites with less than 20 percent slope. The overall project shall preserve 70 percent of its site as open space.
   3. Preservation requirements. The open space on the site that is preserved by clustering shall be retained as part of an unsubdivided open space parcel or in individual open space parcels, and shall not be eligible for future development; provided that open space parcels may include conservation open space, community recreation open space, public access opens space, or buffer open space.
4. Maximum residential density. The maximum allowed residential density on a site where the development is clustered in compliance with this Section shall be based on the percentage of total site area that is permanently preserved as open space, as follows.

Effective on: 1/1/1901

This Chapter lists the land uses that may be allowed within the Mixed Use zones established by Section D1-7 (Zoning Map and Zones), determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.

Effective on: 1/11/2024

The purposes of the individual Mixed-Use zones and the manner in which they are applied are as follows:

1. A.
   MUX (Mixed-Use Commercial Emphasis) zone. The purpose of the Mixed-Use Commercial Emphasis (MUX) zone is to provide areas for an integrated neighborhood, primarily to enhance existing and promote new commercial uses (retail and/or office) with complementary residential uses. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. The MUX zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residential uses located behind or above the primary commercial uses. Development could be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUX zone, a nonresidential 0.45 FAR minimum is established to maintain retail square footage. The MUX sitewide FAR range is 0.7 to 2.0.
2. B.
   MUR (Mixed-Use Residential Emphasis) zone. The purpose of the Mixed-Use Residential Emphasis (MUR) zone is to provide areas for an integrated neighborhood, with a combination of primarily residential uses mixed with complementary office and commercial uses. The MUR zone provides housing infill opportunities on existing small and mid-size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand-alone, vertical, or horizontal mixed-use configurations. Within the MUR zone, a residential 0.5 FAR minimum is established to maintain and encourage residential development within this zone. The MUR sitewide FAR range is 0.7 to 2.0.
3. C.
   DMU-N (Downtown Mixed-Use - North) zone. The purpose of the Downtown Mixed-Use - North (DMU-N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian-friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density. Development can be vertical mixed use or stand-alone residential in proximity to nearby commercial uses with a horizontal mixed-use configuration. The DMU-N sitewide FAR range is 0.5 to 2.75.
4. D.
   DMU-S (Downtown Mixed-Use - South) zone. The purpose of the Downtown Mixed‐Use - South (DMU‐S) zone is to encourage an integrated transit-oriented and mixed use neighborhood, extending the activity of City Center across Bollinger Canyon Road with shops, offices, and a diversity of housing opportunities set in an urban environment of walkable streets, parks and trails. The intent is to promote a broad mix of uses which incorporates a transition of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residential uses located behind or above the primary commercial uses in close proximity to transportation networks. The allowed density in the DMU-S zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations. The DMU-S sitewide FAR range is 1.25 to 2.75. 
5. E.
   CCMU (City Center Mixed Use) zone. This designation applies to City Center Bishop Ranch and the adjacent BR-2600 property in the core area of San Ramon. It is intended to foster a vibrant, integrated and cohesive mix of civic, retail, office, residential and open space uses and promote a walkable, bikeable environment at the physical center of the city. The CCMU designation is also intended to create a vital, attractive destination for people from other parts of the city and the region. Development intensities of up to 0.70 FAR are permitted, with additional FAR, up to a maximum of 1.35, allowed for projects that include such elements as affordable housing; significant public benefits and/or amenities such as public art and plazas, public facilities; and/or a transit facility nearby or in proximity. The allowable residential density range is 22 dwelling units per acre up to 50 dwelling units per acre. Development should reflect high quality design, with integrated open space and recreational and/or cultural amenities, as well as opportunities for workforce housing. Structured parking may be required.

(Ord. No. 522, § 6, 12/12/2023; Ord. No. 529, § 1,2, 05/13/2025) 

Effective on: 6/12/2025

1. A.
   Allowable Land Uses and Permit Requirements. Table 2-6 identifies the uses of land allowed by this Zoning Ordinance in the Mixed-Use Zones, and the land use permit required to establish each use. The uses of land allowed in Table 2-6 (other than the residential uses) only applies to the non-residential component of the Mixed-Use zone. Businesses located within the residential component of the Mixed-Use zone are limited to those established through a Home Occupation Permit.
2. B.
   Specific Use Regulations. Where the last column in the table ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of the Zoning Ordinance may also apply.

(Ord. No. 522, § 6, 12/12/2023; Ord. No. 526, § 1,2, 11/12/2024; Ord. No. 534, § 1 (Exh. A-1), 10/14/2025)

Effective on: 11/13/2025

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-7, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Division D3 of this Zoning Ordinance.