City of San Ramon Zoning Ordinance Adopted: October 27, 2015 Latest Revisions Effective: March 28, 2018 City of San Ramon 7000 Bollinger Canyon Road San Ramon, California 94583
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CITY OF SAN RAMON ZONING ORDINANCE Contents Division D1 - Zoning Ordinance Applicability... 1-1 Chapter I - Purpose and Applicability of Zoning Ordinance... 1-3 D1-1 - Purposes of the Zoning Ordinance... 1-3 D1-2 - Authority for the Zoning Ordinance... 1-4 D1-3 - Applicability of the Zoning Ordinance... 1-4 D1-4 - Responsibility for Administration... 1-6 D1-5 - Rules of Interpretation... 1-6 Chapter II - Zoning Map... 1-7 D1-6 - Purpose... 1-7 D1-7 - Zoning Map and Zones... 1-7 Division D2 - Allowable Land Uses and Zoning Standards... 2-1 Chapter I - Development and Land Use Approval Requirements... 2-3 D2-1 - Purpose... 2-3 D2-2 - General Requirements for Development and New Land Uses... 2-3 D2-3 - Allowable Land Uses and Permit Requirements... 2-3 D2-4 - Exemptions from Land Use Permit Requirements... 2-4 D2-5 - Temporary Uses... 2-6 Chapter II - Residential Zones... 2-7 D2-6 - Purpose... 2-7 D2-7 - Purposes of the Residential Zones... 2-7 D2-8 - Residential Zone Land Uses and Permit Requirements... 2-8 D2-9 - Residential Zone General Development Standards... 2-13 D2-10 - RC and HR Zone Clustering Requirements... 2-17 Chapter III - Mixed Use Zones... 2-19 D2-11 - Purpose... 2-19 D2-12 - Purposes of Mixed Use Zones... 2-19 D2-13 - Mixed Use Zone Land Uses and Permit Requirements... 2-20 D2-14 - Mixed Use Zone General Development Standards... 2-25 D2-15 - Mixed Use Zone Additional Development Standards... 2-27 3
Chapter IV - Commercial, Office and Industrial Zones... 2-29 D2-17 - Purpose... 2-29 D2-18 - Purposes of Commercial, Office and Industrial Zones... 2-29 D2-19 - Commercial, Office and Industrial Land Uses and Permit Requirements... 2-30 D2-20 - Commercial, Office, and Industrial General Development Standards... 2-37 D2-21 - Standards for Specific Commercial, Office and Industrial Zones... 2-39 Chapter V - Special Purpose Zones... 2-41 D2-22 - Purpose... 2-41 D2-23 - Purposes of Special Purpose Zones... 2-41 D2-24 - Special Purpose Zone Land Uses and Permit Requirements... 2-42 D2-25 - Special Purpose Zone General Development Standards... 2-47 D2-26 - Special Purpose Zone Land Use Limitations and Additional Standards... 2-49 Chapter VI - Overlay Zones... 2-51 D2-27 - Purpose... 2-51 D2-28 - Applicability of Overlay Zones... 2-51 D2-29 - Height Limit (-H) Overlay Zone... 2-52 D2-30 - Interim Study (-IS) Overlay Zone... 2-52 D2-31 - Landmark (-L) Overlay Zone... 2-53 D2-32 - Reserved... 2-57 D2-33 - Senior Housing (-SH) Overlay Zone... 2-57 Division D3 - Site Planning and Project Design Standards... 3-1 Chapter I - General Property Development Standards... 3-3 D3-1 - Purpose... 3-3 D3-2 - Applicability... 3-3 D3-3 - Development on Substandard Parcel... 3-3 D3-4 - Fences, Walls, and Screening... 3-4 D3-5 - Hazardous Materials Storage... 3-8 D3-6 - Height Limits and Exceptions... 3-9 D3-7 - Outdoor Lighting... 3-12 D3-8 - Performance Standards... 3-13 D3-9 - Relocated Structures... 3-15 D3-10 - Setback Requirements and Exceptions... 3-15 D3-11 - Solid Waste/Recyclable Materials Storage... 3-20 D3-12 - Underground Utilities... 3-22 D3-13 - Utility and Public Service Requirements... 3-24 Chapter II - Landscape Design Standards... 3-25 D3-14 - Purpose of Chapter... 3-25 D3-15 - Reserved... 3-25 D3-16 - Definitions... 3-25 D3-17 - Applicability... 3-25 D3-18 - Landscape Plan Approval Required... 3-26 D3-19 - Landscape Location Requirements... 3-27 D3-20 - Landscape Area Requirements... 3-28 D3-21 - Landscape Standards... 3-29 D3-22 - Landscape Requirements... 3-31 D3-23 - Maintenance of Landscape Areas... 3-31 D3-24 - Landscaping Education... 3-31 4
Chapter III - Parking and Loading... 3-33 D3-25 - Intent and Purpose of Chapter... 3-33 D3-26 - Applicability and Basic Requirements... 3-34 D3-27 - General Parking Regulations... 3-35 D3-28 - Number of Parking Spaces Required... 3-35 D3-29 - Disabled Parking Requirements... 3-45 D3-30 - Reduction of Parking Requirements... 3-45 D3-31 - Parking Design and Development Standards... 3-47 D3-32 - Parking Area Screening... 3-51 D3-33 - Parking Area Lighting Requirements... 3-51 D3-34 - Parking Lot Landscaping Standards... 3-51 D3-35 - Garage and Carport Design and Location Requirements... 3-52 D3-36 - Additional Standards for Parking Lots and Structures... 3-53 D3-37 - Driveways and Site Access... 3-55 D3-38 - Bicycle and Motorcycle Parking Requirements... 3-58 D3-39 - Loading Space Requirements... 3-59 D3-40 - Designation of Off-Site Parking and Loading Spaces... 3-61 D3-41 - Vehicles on Private Property... 3-62 Chapter IV - Signs... 3-65 D3-42 - Purpose of Chapter... 3-65 D3-43 - Criteria and Guidelines... 3-66 D3-44 - Definitions... 3-67 D3-45 - Exempt Signs - Signs Not Requiring a Sign Permit... 3-73 D3-46 - On and Off-Site Sign Regulations and Guidelines... 3-75 D3-47 - Specific Sign Regulations... 3-77 D3-48 - Miscellaneous Signs... 3-84 D3-49 - Illumination of Signs... 3-84 D3-50 - Prohibited Locations, Sign Types, and Messages... 3-85 D3-51 - Maintenance, Abandonment, and Removal... 3-86 D3-52 - Master Sign Program Required... 3-86 D3-53 - Off-Site Directional Signs... 3-89 D3-54 - Approvals Required... 3-92 D3-55 - Required Findings... 3-93 D3-56 - Sign Permit Required... 3-93 D3-57 - Owner s Consent Required... 3-93 D3-58 - Sign Permit Applications... 3-94 D3-59 - Building Permit Required... 3-94 D3-60 - Required Inventory of Illegal or Abandoned Signs... 3-94 D3-61 - Reserved... 3-94 D3-62 - Reserved... 3-94 D3-63 - Reserved... 3-94 Chapter V Portable Outdoor Storage Units... 3-95 D3-64 - Purpose of Chapter... 3-95 D3-65 - Definitions... 3-95 D3-66 - Number, Size, Duration, and Location... 3-95 D3-67 - Signage... 3-96 D3-68 - Maintenance and Prohibition of Hazardous Materials... 3-96 D3-69 - Reserved... 3-96 D3-70 - Reserved... 3-96 D3-71 - Permits... 3-96 D3-72 - Reserved... 3-96 D3-73 - Reserved... 3-96 5
Division D4 - Standards for Specific Land Uses... 4-1 Chapter I - Adult Business Regulations... 4-3 D4-1 - Purpose... 4-3 D4-2 - Definitions... 4-4 D4-3 - Permitted Areas and Minimum Proximity Requirements... 4-4 D4-4 - Use Permit Required... 4-4 D4-5 - Application Requirements... 4-5 D4-6 - Investigation and Action on Application... 4-6 D4-7 - Appeal... 4-7 D4-8 - Judicial Review of Decision to Grant, Deny, or Revoke... 4-7 D4-9 - Permit Expiration... 4-7 D4-10 - Findings... 4-7 D4-11 - Registration of New Employees... 4-8 D4-12 - Adult-Oriented Business Development Standards... 4-9 D4-13 - Display of Permit... 4-13 D4-14 - Persons Under 18 Prohibited... 4-13 D4-15 - Transfer of Adult-Oriented Business Regulatory Permits... 4-13 D4-16 - Permit Revocation... 4-13 D4-17 - Violations... 4-15 D4-18 - Applicability to Other Regulations... 4-15 D4-19 - Conduct Constituting a Public Nuisance... 4-15 D4-20 - Inspections... 4-16 Chapter II - Alternative Energy Structures... 4-17 D4-21 - Purpose... 4-17 D4-22 - Solar Energy System... 4-17 D4-23 - Wind Energy Equipment... 4-18 Chapter III - Standards for Specific Land Uses... 4-21 D4-24 - Purpose... 4-21 D4-25 - Applicability... 4-21 D4-26 - Accessory Structures... 4-22 D4-27 - Bed and Breakfast Inns... 4-24 D4-28 - Card Rooms... 4-25 D4-29 - Child Day Care Facilities... 4-25 D4-30 - Commercial Entertainment Facilities... 4-26 D4-31 - Employee Eating Areas... 4-27 D4-32 - Heliports... 4-27 D4-33 - Home Occupations... 4-29 D4-34 - Live Entertainment... 4-30 D4-35 - Outdoor Display, Storage, and Vending... 4-31 D4-36 - Mobile Homes and Mobile Home Parks... 4-34 D4-37 - Recycling Facilities... 4-36 D4-38 - Restaurants with Take-Out Service... 4-41 D4-39 - Accessory Dwelling Units... 4-42 D4-40 - Service Stations and Car Washes... 4-44 Chapter IV - Wireless Telecommunications Facilities... 4-47 D4-41 - Purpose... 4-47 D4-42 - Process and Applicability... 4-48 D4-43 - Development Standards... 4-50 D4-44 - Permitting Requirements... 4-51 6
D4-45 - Performance Standards and Maintenance... 4-55 D4-46 - Administration... 4-56 D4-47 - Reserved... 4-58 D4-48 - Reserved... 4-58 D4-49 - Reserved... 4-58 D4-50 - Reserved... 4-58 D4-51 - Reserved... 4-58 D4-52 - Reserved... 4-58 D4-53 - Reserved... 4-58 D4-54 - Reserved... 4-58 Chapter V Homeless Shelters... 4-59 D4-55 - Purpose... 4-59 D4-56 - Permit Requirements... 4-59 D4-57 - Homeless Shelter Standards... 4-59 D4-58 - Post-Approval Procedures... 4-60 D4-59 - Reserved... 4-60 D4-60 - Reserved... 4-60 D4-61 - Reserved... 4-60 D4-62 - Reserved... 4-60 D4-63 - Reserved... 4-60 D4-64 - Reserved... 4-60 D4-65 - Reserved... 4-60 Chapter VI Reasonable Accommodations for the Disabled... 4-61 D4-66 - Purpose... 4-61 D4-67 - Process and Applicability... 4-61 D4-68 - Reserved... 4-62 D4-69 - Reserved... 4-62 D4-70 - Reserved... 4-62 D4-71 - Reserved... 4-62 Chapter VII Raising of Chickens... 4-63 D4-72 - Purpose... 4-63 D4-73 - Applicability and Standards... 4-63 D4-74 - Reserved... 4-63 D4-75 - Reserved... 4-63 Chapter VIII Density Bonus... 4-65 D4-76 - Purpose... 4-65 D4-77 - Definitions... 4-65 D4-78 - Process and Applicability... 4-65 D4-79 - Application Requirements... 4-66 D4-80 Density Bonus Housing Agreement... 4-66 D4-81 - Reserved... 4-67 D4-82 - Reserved... 4-67 D4-83 - Reserved... 4-67 D4-84 - Reserved... 4-67 7
Division D5 - Resource Management... 5-1 Chapter I - Hillside, Creek, and Ridgeline Areas... 5-3 D5-1 - Purpose... 5-3 D5-2 - Applicability... 5-4 D5-3 - Exemptions... 5-4 D5-4 - Hillside, Creek, and Ridgeline Area Development Standards... 5-4 D5-5 - Design Guidelines... 5-7 D5-6 - Slope Methodology... 5-9 Chapter II - Tree Preservation and Protection... 5-11 D5-7 - Purpose... 5-11 D5-8 - Applicability... 5-11 D5-9 - Tree Permit Application Requirements... 5-12 D5-10 - Tree Planting and Replacement... 5-13 D5-11 - Tree Permit Approval or Denial... 5-15 D5-12 - Post Approval Procedures... 5-17 Division D6 - Planning Permit Procedures... 6-1 Chapter I - Permit Application Filing and Processing... 6-3 D6-13 - Purpose... 6-3 D6-14 - Authority for Land Use and Zoning Decisions... 6-3 D6-15 - Multiple Permit Applications... 6-5 D6-16 - Application Preparation and Filing... 6-5 D6-17 - Application Fees... 6-6 D6-18 - Initial Application Review... 6-6 D6-19 - Environmental Assessment... 6-8 D6-20 - Project Evaluation and Staff Reports... 6-8 Chapter II - Permit Review and Decisions... 6-9 D6-21 - Purpose... 6-9 D6-22 - Architectural Review... 6-9 D6-23 - Development Plans... 6-14 D6-24 - Minor Exceptions... 6-16 D6-25 - Planned Development Permits... 6-19 D6-26 - Preliminary Plan Review... 6-22 D6-27 - Temporary Use Permits... 6-24 D6-28 - Use Permits and Minor Use Permits... 6-28 D6-29 - Variances... 6-30 D6-30 - Zoning Clearances... 6-32 Chapter III - Permit Implementation, Time Limits, and Extensions... 6-33 D6-31 - Purpose... 6-33 D6-32 - Effective Dates... 6-33 D6-33 - Performance Guarantees... 6-33 D6-34 - Time Limits and Extensions... 6-34 D6-35 - Changes to an Approved Project... 6-35 D6-36 - Permits to Run with the Land... 6-36 D6-37 - Resubmittals... 6-36 D6-38 - Covenants of Easements... 6-36 8
Chapter IV - Development Agreements... 6-39 D6-39 - Purpose... 6-39 D6-40 - Application Requirements... 6-39 D6-41 - Pre-Application Process... 6-40 D6-42 - Department Review and Recommendation... 6-40 D6-43 - Public Hearing Required... 6-40 D6-44 - Commission Action... 6-41 D6-45 - Council Action... 6-41 D6-46 - Annual Review... 6-42 D6-47 - Application of Existing Rules, Regulations, and Policies... 6-43 D6-48 - Modification and Termination... 6-43 D6-49 - Zoning Administrator s Responsibilities... 6-43 Division D7 - Zoning Ordinance Administration... 7-1 Chapter I - Nonconforming Uses, Structures, and Parcels... 7-3 D7-1 - Purpose... 7-3 D7-2 - Nonconforming Uses... 7-3 D7-3 - Nonconforming Structures... 7-4 D7-4 - Nonconforming Parcels... 7-6 D7-5 - Exemptions... 7-6 D7-6 - Unlawful Uses and Structures... 7-8 D7-7 - Nuisance Abatement... 7-9 Chapter II - Appeals and Calls for Review... 7-11 D7-8 - Purpose... 7-11 D7-9 - Right of Appeal... 7-11 D7-10 - Time Limits for Appeals and Calls for Review... 7-11 D7-11 - Initiation of Appeals and Calls for Review... 7-12 D7-12 - Procedures for Appeals and Calls for Review... 7-12 D7-13 - Effective Dates... 7-13 D7-14 - New Appeal... 7-13 Chapter III - Amendments... 7-15 D7-15 - Purpose... 7-15 D7-16 - Initiation of Amendment... 7-15 D7-17 - Application Requirements... 7-16 D7-18 - Public Hearing Scope and Notice... 7-16 D7-19 - Duties of the Commission... 7-16 D7-20 - Duties of the Council... 7-17 D7-21 - Revisions of Proposed Amendments... 7-17 D7-22 - Post Decision Procedures... 7-18 Chapter IV - Public Hearings... 7-19 D7-23 - Purpose... 7-19 D7-24 - Notice of Hearing... 7-19 D7-25 - Scheduling of Hearing... 7-20 D7-26 - Hearing Procedure... 7-21 D7-27 - Review Authority Decision and Notice... 7-21 D7-28 - Recommendation by Commission... 7-21 D7-29 - Effective Date of Decision... 7-22 9
Chapter V - Enforcement... 7-23 D7-30 - Purpose... 7-23 D7-31 - Enforcement Responsibilities... 7-23 D7-32 - Revocation or Modification of Discretionary Permits... 7-23 D7-33 - Violations... 7-24 D7-34 - Penalties... 7-24 Division D8 - Glossary... 8-1 Chapter I - Definitions... 8-3 D8-1 - Purpose... 8-3 D8-2 - Definitions of Specialized Terms and Phrases... 8-4 Appendix A - Mixed Use Zone Redevelopment Guidelines... 9-1 10