Evidence suggests that PM2.5 is the most harmful air pollutant in the San Francisco Bay Area Air Basin in terms of the associated impact on public health. TAC and PM2.5 fall within two broad categories, stationary sources and mobile sources. Common stationary source types of TAC and PM2.5 emissions include gasoline stations, dry cleaners, and diesel backup generators. Stationary sources are regulated through BAAQMD permit requirements and are generally identified on local inventories and acknowledged and addressed through local environmental review.
Common mobile sources are on-road motor vehicles on freeways and roads such as trucks and cars, and off-road sources such as construction equipment. Mobile sources are prevalent in many communities based on regional roadway networks that carry higher levels of vehicle and truck traffic.
12.3 Climate Change and Greenhouse Gases Legislation
The greenhouse effect results when shortwave solar radiation is readily transmitted through the atmosphere on the way in, but longer-wave infrared radiation is prevented from being transmitted out as it is absorbed by atmospheric gases often referred to as greenhouse gases. The greenhouse gases trap heat near the surface of the earth, resulting in heating of the atmosphere. Rising levels of greenhouse gases that result from human activities are of concern because of the potential to change the global climate in an adverse way. Although uncertainty regarding the cause of climate change exists, there is broad scientific consensus that actions should be taken to reduce GHG emissions as well as air quality criteria pollutants.
The State of California has taken action with the adoption of the California Global Warming Solutions Act of 2006 (AB 32). The legislative findings from AB 32 articulate California’s position regarding why action is needed:
“Global warming poses a serious threat to the economic well-being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the State from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems.
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Packet Pg. 258 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 6
STATE LEGISLATION
State Legislation Assembly Bill 32, the California Global Warming Solutions Act of 2006 The California State Legislature adopted Assembly Bill 32, the California Global Warming Solutions Act of 2006 (AB 32), which charged CARB to develop regulations on how the State would address global climate change. AB 32 focuses on reducing GHG emissions in California. Greenhouse gases, as defined under AB 32, include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), sulfurhexafluoride (SF6), hydrofluorocarbons (HFCs), and perfluorocarbons (PFCs).
CARB approved the 1990 GHG emissions level of 427 MMTCO2e on December 6, 2007 (CARB 2007).
Therefore, emissions generated in California in 2020 were required to be equal to or less than 427 MMTCO2e. Emissions in 2020 in a “business as usual” scenario are estimated to be 596 MMTCO2e, which did not account for reductions from AB 32 regulations (California Air Resources Board 2008).
At that level, a 28 percent reduction was required to achieve the 427 million MTCO2e 1990 inventory. In October 2010, CARB prepared an updated 2020 forecast to account for the recession and slower forecasted growth. The forecasted inventory without the benefits of adopted regulation is now estimated at 545 million MTCO2e. Therefore, under the updated forecast, a 21.7 percent reduction from “business as usual” (BAU) is required to achieve 1990 levels (CARB 2010). Executive Order B-30-15 and SB 32 extended the goals of AB 32 and set a 2030 goal of reducing emissions 40 percent from 2020 levels.
AB 32 requires CARB to update the Scoping Plan at least every five years.
Executive Order B-30-15
In his January 2015 inaugural address, Governor Brown identified actions in five key climate change strategy “pillars” necessary to meet California’s ambitious climate change goals. These five pillars are:
Reducing today’s petroleum use in cars and trucks by up to 50 percent. Increasing from one-third to 50 percent our electricity derived from renewable sources. Doubling the efficiency savings achieved at existing buildings and making heating fuels cleaner.
Reducing the release of methane, black carbon, and other short-lived climate pollutants. Managing farm and rangelands, forests, and wetlands so they can store carbon.
Consistent with these goals, Governor Brown signed Executive Order B-30-15 in April 2015:
Establishing a California GHG reduction target of 40 percent below 1990 levels by 2030. Calling on CARB, in coordination with sister agencies, to update the AB 32 Climate Change Scoping Plan to incorporate the 2030 target.
Building out the “sixth pillar” of the Governor’s strategy–to safeguard California in the face of a changing climate–highlighting the need to prioritize actions to reduce GHG emissions and build resilience in the face of a changing climate.
Senate Bill 32 and Assembly Bill 197
SB 32 (2016) affirms the importance of addressing climate change by codifying into statute the GHG emissions reductions target of at least 40 percent below 1990 levels by 2030 contained in Governor
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Packet Pg. 259 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 7 Brown’s Executive Order B-30-15. The 2030 target reflects the same science that informs the agreement reached in Paris by the 2015 Conference of Parties to the United Nations Framework Convention on Climate Change (UNFCCC), aimed at keeping the global temperature increase below 2 degrees Celsius (°C). The California 2030 target represents the most ambitious GHG reduction goal for North America. Based on the emissions reductions directed by SB 32, the annual 2030 statewide target emissions level for California is 260 million metric tons of carbon dioxide equivalent (MMTCO2 e).
The companion bill to SB 32, AB 197 (2016), provides additional direction to CARB on the following areas related to the adoption of strategies to reduce GHG emissions:
Requires annual posting of GHG, criteria, and toxic air contaminant data throughout the State, organized by local and sub-county level for stationary sources and by at least a county level for mobile sources.
Requires CARB, when adopting rules and regulations to achieve emissions reductions and to protect the State’s most affected and disadvantaged communities, to consider the social costs of GHG emissions and prioritize both of the following:
o Emissions reductions rules and regulations that result in direct GHG emissions reductions at large stationary sources of GHG emissions and direct emissions reductions from mobile sources.
o Emissions reductions rules and regulations that result in direct GHG emissions reductions from sources other than those listed above.
Directs CARB, in the development of each scoping plan, to identify for each emissions reduction measure:
o The range of projected GHG emissions reductions that result from the measure. o The range of projected air pollution reductions that result from the measure. o The cost-effectiveness, including avoided social costs, of the measure.
Senate Bill 1383
SB 1383 (2016) requires the development, adoption, and implementation of a Short-Lived Climate Pollutant Strategy. It includes the following specific goals for 2030 from 2013 levels:
40 percent reduction in methane.
40 percent reduction in hydrofluorocarbon gases.
50 percent reduction in anthropogenic black carbon
Short-lived climate pollutants (SLCPs), such as black carbon, fluorinated gases, and methane, are powerful climate forces that have a dramatic and detrimental effect on air quality, public health, and climate change. These pollutants create a warming influence on the climate that is many times more potent than that of carbon dioxide. In March 2017, the Board adopted the Short-Lived Climate Pollutant Reduction Strategy (SLCP Strategy) establishing a path to decrease GHG emissions and displace fossil-based natural gas use. Strategies include avoiding landfill methane emissions by reducing the disposal of organics through edible food recovery, composting, in-vessel digestion, and other processes; and recovering methane from wastewater treatment facilities, and manure methane at dairies, and using the methane as a renewable source of natural gas to fuel vehicles or generate electricity. The SLCP Strategy also identifies steps to reduce natural gas leaks from oil and gas wells, pipelines, valves, and pumps to improve safety, avoid energy losses, and reduce methane emissions associated with natural gas use. Lastly, the SLCP Strategy also identifies measures that can
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Packet Pg. 260 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 8 reduce hydrofluorocarbon (HFC) emissions at national and international levels, in addition to Statelevel action that includes an incentive program to encourage the use of low-Global Warming Potential (GWP) refrigerants, and limitations on the use of high-GWP refrigerants in new refrigeration and air-conditioning equipment.
Assembly Bill 617
AB 617 (2017) strengthens air quality monitoring and reduces air pollution at a community level in communities affected by a high cumulative burden of exposure to pollution. CARB was required to prepare a monitoring plan in 2018 that assessed the State’s current air monitoring network with recommendations for a set of high-priority locations around the State to deploy community focused air monitoring systems. Local air districts were required to deploy air monitoring systems in the selected high priority locations by July 1, 2019. Therefore, CARB evaluated and selected additional locations for community air monitoring on an annual basis, which included San Ramon. The air districts must also deploy air monitoring systems within one year of CARB’s selection of the highpriority locations. In addition to the monitoring plan, the bill requires CARB to develop a statewide strategy to reduce criteria pollutants and toxic air contaminants (TACs) in communities affected by high cumulative exposure burdens through approved community emissions reduction programs developed by local air districts, in partnership with residents in the affected communities; requires CARB to establish a uniform system of annual reporting of criteria pollutants and TACs for the existing statewide air monitoring network; and expedites implementation of best available retrofit control technology in non-attainment areas.
Senate Bill 375
State Senate Bill 375 (SB 375) assures that the decisions on how to achieve travel-related GHG emissions from cars and light trucks will remain in the hands of locally elected officials. SB 375 aligns what have been three separate planning processes—one for transportation, housing, and for reducing GHG emissions—into a single process. The legislation provides more certainty for General Plans and better coordination between state agencies.
SB 375 provides exemptions from the California Environmental Quality Act (CEQA) for residential projects that are consistent with the regional plan to achieve greenhouse gas reductions. It provides a foundation for a comprehensive approach to reducing GHG emissions from the land use and transportation sector. SB 375 seeks to harness funding and regulatory incentives to align transportation, housing, and land use planning.
Especially important for local government are the regional Sustainable Communities Strategy (SCS) and the Alternative Planning Strategy (APS) requirements of the legislation. CARB must certify that the region’s SCS will achieve its GHG emission reduction targets. Projects outside the approved SCS would not qualify for federal transportation funding. Although these measures directly impact RTPs prepared by the Metropolitan Transportation Commission (MTC), the success of the Sustainable Communities Strategy/Alternative Planning Strategy depends on the land use decisions by local land use agencies.
The Association of Bay Area Governments (ABAG) originally adopted Plan Bay Area, which includes the 2040 Regional Transportation Plan (RTP) and Sustainable Communities Strategy (SCS), on July 18, 2013 (ABAG 2013). The RTP describes the strategy to achieve the SB 375 targets for the Bay Area. Plan Bay Area 2050 was adopted in 2021 to plan for the next 30 years of regional growth.
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City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 9
12.4 Greenhouse Gas Types and Sources
The EPA describes the global warming potential as the potential of a gas or aerosol to trap heat in the atmosphere; Individual greenhouse gas compounds have varying properties, global warming potential and atmospheric lifetimes. To simplify the measurement and quantification of global warming potential (GWP) associated with GHG emissions, carbon dioxide has been established as the reference gas. Carbon dioxide has a global warming potential of 1, which easily allows other greenhouse gases to be converted to carbon dioxide equivalent (CO2e) to simplify calculations. The calculation of the carbon dioxide equivalent is a consistent methodology for comparing GHG emissions, since it normalizes various GHG emissions to a consistent metric. Methane’s warming potential of 21 indicates that methane has a 21 times greater warming effect than carbon dioxide on a molecule per molecule basis. A carbon dioxide equivalent is the mass emissions of an individual greenhouse gas multiplied by its GWP.
Table 12-3 provides a description of the characteristics of greenhouse gases (GHG) that are regulated under AB 32.
Table 12-3: Greenhouse Gas Descriptions
Greenhouse Gas Description and Physical
Properties Sources
Methane (CH4)
Methane is a flammable gas and is the
main component of natural gas. Global
Warming Potential (GWP) = 21.
Methane is extracted from geological
deposits (natural gas fields). Other
sources are from landfills, decay of
organic matter, fermentation of manure,
and cattle.
Nitrous oxide (N2O)
Nitrous oxide is also known as laughing
gas and is a colorless greenhouse gas.
GWP = 310.
Microbial processes in soil and water,
fuel combustion, and industrial
processes.
Carbon dioxide (CO2) Carbon dioxide is an odorless, colorless, natural greenhouse gas. GWP = 1.
Carbon dioxide is emitted from natural
and anthropogenic sources. Natural
sources include decomposition of dead
organic matter; respiration of bacteria,
plants, animals, and fungus; evaporation
from oceans; and volcanic outgassing.
Anthropogenic sources are from burning
coal, oil, natural gas, and wood.
Hydrofluorocarbons (HFCs)
The HFCs with the largest measured
atmospheric concentrations are HFC-23
and HFC-134a (10 ppt), and HFC-152a (1
ppt).
GWPs:
HFC-23 = 11,700
HFC-134a = 1,300
HFC-152a = 140
HFCs are synthetic chemicals that are
used as a substitute for
chlorofluorocarbons in applications such
as automobile air conditioners and
refrigerants.
Perfluorocarbons (PFCs)
PFCs have stable molecular structures
and only break down by ultraviolet rays
about 60 kilometers above Earth’s
surface. Because of this, PFCs have very
long lifetimes, between 10,000 and
Two main sources of PFCs are primary
aluminum production and semiconductor
manufacturing.
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Packet Pg. 262 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 10 Table 12-3: Greenhouse Gas Descriptions
Greenhouse Gas Description and Physical
Properties Sources
50,000 years. GWPs range from 6,500 to
9,200.
Sulfur hexafluoride
Sulfur hexafluoride is an inorganic,
odorless, colorless, and nontoxic,
nonflammable gas. Concentrations in
the 1990s were about 4 ppt. It has the
highest GWP of any gas evaluated,
23,900.
This gas is man-made and used for
insulation in electric power transmission
equipment, in the magnesium industry, in
semiconductor manufacturing, and as a
tracer gas.
Notes:
ppm = parts per million; ppt = parts per trillion (measure of concentration in the atmosphere); GWP = global warming potential.
Source: Compiled from a variety of sources, including EPA, Global Warming Potentials and Atmospheric Lifetimes, 2006 and Intergovernmental Panel on Climate Change, 2007.
Figure 12-1 shows the generation of California’s GHG emissions by major economic sector. The top three sectors are transportation, electric power generation, and industrial fuel use. These sectors are integral to our daily activities and so reducing emissions from these sectors is likely to affect many aspects of our lives.
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Packet Pg. 263 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 11 It is instructive to consider GHG emissions at a smaller scale for perspective. The following examples are from emission estimates from CARB:
1 kWh of electricity = approximately 1 lb. CO2e
1 therm of natural gas = approximately 12 lbs. CO2e
1 gallon of gasoline = approximately 20 lbs. CO2e
1 mile of driving at 20 miles per gallon = 1 lb. CO2e California 2019 per person emissions = 10.5 metric tons/year CO2e
12.5 Federal, State, Regional, and Local Responsibilities The U.S. Environmental Protection Agency (EPA) is responsible for international, national, and interstate air pollution issues and policies. The EPA sets national vehicle and stationary source emission standards, oversees approval of all State Implementation Plans, and provides research and guidance in air pollution programs.
The California Air Resources Board (CARB) is the state agency with primary authority over State air quality regulation and is responsible for developing and periodically updating the California standards. The CARB is responsible for the California State Implementation Plan required to demonstrate attainment and continued compliance with federal standards. Because of California’s severe air quality challenges, the federal Clean Air Act authorizes California to adopt mobile source emission standards that are more stringent than imposed by the EPA. The CARB regulates on-road and off-road mobile sources, consumer products, and fuels. Other responsibilities include air quality research on health effects, atmospheric chemistry, air quality modeling, monitoring and other implementation programs.
Figure 12-1: California GHG emissions Inventory 2000-2019 Source: California Air Resources Board Emissions Inventory 2000-2019.
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Packet Pg. 264 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 12 The BAAQMD is responsible for air quality regulations at the regional and local level and regulates stationary (industrial) air pollutant emission sources, area-wide sources, and certain transportation sources. The BAAQMD also operates grant and incentive programs, conducts air monitoring, and enforces its rules and regulations. The BAAQMD prepares plans to attain state and federal standards, including the Clean Air Plan to provide a comprehensive strategy to reduce emissions from stationary and mobile emission sources. The plan addresses ozone, particulate matter, air toxics, and GHG emission in a single, integrated plan.
The City of San Ramon works cooperatively with the BAAQMD, the Association of Bay Area Governments (ABAG), and the Bay Area Metropolitan Transportation Commission (MTC) on air quality issues related to land use and transportation. Local government’s control of development and its ability to condition new development, to impose mitigation measures, and to set development standards provide substantial opportunities to reduce air pollutant emissions.
STATE TARGETS
California Air Resources Board (CARB) 2022 Scoping Plan The CARB Scoping Plan contains emission targets for the year 2020 of 427 million metric tons of CO2e (MMTCO2e) based on a goal of returning California’s emissions to 1990 levels. California’s 2006 emission inventory was 484 MMTCO2e, but is projected to grow to 545 MMTCO2e by 2020 if no action were taken to limit the cumulative increase in emissions related to population and economic growth. This was revised from 596 to 545 MMTCO2e after updated data from the 2000-2010 inventory. Therefore, reaching the target level of 427 MMTCO2e by 2020 requires reductions amounting to 118 MMTCO2e or 21.7 percent below projected 2020 levels.
AB 32 requires California to reduce its emission inventory to 1990 levels by 2020. The State reached this goal in 2016. Additionally, the State has achieved the goal of Executive Order S-05-03 to reduce emissions to 2000 levels by 2010. The State is currently working towards the SB 32 goals, which requires California to reduce emissions to 40 percent below the 1990 levels by 2030.
San Ramon GHG Emissions
Table 12-4 provides San Ramon’s 2019 community GHG emissions (GHG) inventory. This is an updated inventory from the previous 2014 community GHG emissions inventory. The inventory provides a baseline to identify emission reduction opportunities and to model future year emission targets. The percentage contribution of each sector is also illustrated in Figure 12-2.
Table 12-4: San Ramon Community GHG emissions in 2019 by Sector Sector Equivalent CO2
(tons/year) Equivalent CO2 (%)
Motor Vehicles 226,299 52
Electricity (Residential, Commercial,
Municipal, Water Transport) 42,249 10
Natural Gas (Residential, Commercial,
Municipal) 117360 27
Waste 15,376 4
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Packet Pg. 265 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 13 Table 12-4: San Ramon Community GHG emissions in 2019 by Sector Sector Equivalent CO2
(tons/year) Equivalent CO2 (%)
Offroad equipment 33,415 8
Wastewater Treatment Processes 3,369 1
Total 438,067 100.0
Notes:
MT CO2e = metric tons of carbon dioxide equivalent
Totals may not add due to rounding.
Figure 12-2: San Ramon Community GHG emissions Inventory 2019 Source: Rincon Consultants, 2022.
SAN RAMON STRATEGIES
=San Ramon has committed to reducing local air pollutant and GHG emissions within the community through actions under its purview. Over 90% of City residents are in MCE that has 97% GHG-free.
The City’s influence over the density and design of land use projects and the local transportation system allows for reductions in transportation-related emissions. The City also has substantial influence over the energy use from new development through conditions of approval based on proportional impacts and established regulation, CEQA mitigation measures, design standards, green building standards, and incentive programs. The City can reduce emissions from government operations by incorporating green building techniques, and energy efficiency into City capital improvement projects and purchasing decisions. To further this effort, the General Plan 2030 called for the formation of a City Council appointed body to monitor the City’s progress in implementation of the City’s Climate Action Plan and other programs to achieve the reduction targets identified in AB 32. The General Plan 2040 continues the policies of monitoring and updating the CAP as necessary to achieve reduction targets.
The Air Quality and Greenhouse Gas Element includes policies that support local actions, including:
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City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 14 Cooperation with regional agencies and private companies on multi-jurisdictional strategies
Encouraging smart growth
Supporting transit-oriented development
Promoting multimodal transit and Complete Streets
Supporting pedestrian-oriented development
Providing facilities that encourage bicycling
Requiring solar-ready roofs where feasible
Establishing green building standards
Promoting water conservation
Requiring recycling and solid waste reduction
Promoting energy conservation
Supporting the use of renewable energy sources and low-carbon fuels including electric and fuel cell (hydrogen) vehicles
Encouraging Transportation Demand Management programs
CLIMATE ACTION PLAN (CAP)
The City has prepared a Climate Action Plan as the primary implementation strategy for its greenhouse gas policies. The CAP document contains the following components:
Baseline and future year emission inventories for the community and local government operations;
Emission reduction estimates from potential reduction measures and strategies; Emission reduction targets for 2030 and 2045;
Descriptions of strategies selected to achieve targets; and Implementation plan with mechanisms for monitoring and course corrections.
SITING OF SENSITIVE RECEPTORS
A sensitive receptor is one where people live, play, or convalesce for extended periods of time, especially those particularly vulnerable to air pollution such as seniors, children, and people with respiratory illnesses (CARB 2005). Examples of receptors include residences, schools and school yards, parks and playgrounds, daycare centers, nursing homes, and medical facilities. Residences can include houses, apartments, and senior living complexes. Medical facilities can include hospitals, convalescent homes, and health clinics. Playgrounds could be play areas associated with parks or community centers.
Policies address the location of sources of hazardous emissions as well as sensitive land uses in order to minimize or avoid potential health risks to people that might result from hazardous air pollutant emissions. When siting a new source or receptor, the existing or future proposed sources of TAC and/or PM2.5 emissions that would adversely affect individuals within the planned project should be examined. Stationary sources are typically known and are identified on existing inventories; however, mobile sources such as freeways and high traffic arterial roadways are more difficult to identify with certainty absent additional analysis.
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Packet Pg. 267 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 15 To address the issue of mobile toxic air contaminants and/or PM2.5 emissions associated with the local transportation network, Figure 12-3 delineates a 1,000 foot screening zone from identified potential mobile sources. The screening zones have been established based on the average daily trip on the roadway (over 10,000 average daily trips) and distance criteria (1,000 feet) provided for in the BAAQMD CEQA guidelines. Analysis of sensitive receptors and these screening zones will assist in identifying potential conflicts between air quality issues and land uses. The fact that a sensitive receptor land use is proposed on a property within the established screening zone does not exclude approval of such uses, but rather suggests that additional air quality and health screening should be considered based on the specific project characteristic and location to determine any potential health impacts and if mitigation measures may be necessary.
Figure 12-3: Mobile Source Air Quality Study Zones
REGIONAL COORDINATION
Air quality is a truly regional concern. Air pollutants can travel long distances and do not recognize political boundaries. Regional travel is a substantial contributor to air quality impacts affecting the region and San Ramon. The City’s participation in regional air quality and transportation programs and initiatives can help ensure consistency in implementation and best use of resources.
GUIDING POLICIES – REGIONAL COORDINATION
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12.4-G-1
Work with the California Air Resources Board and the Bay Area Air Quality Management District to improve air quality in the region and San Ramon to meet State and federal
ambient air quality standards.
IMPLEMENTING POLICIES – REGIONAL COORDINATION
12.4-I-1
Comply with standards set by local and regional agencies to achieve and maintain air quality standards that are
consistent with State law.
Effective governmental coordination and cooperation in on-going government programs requires proactive and sustained effort. The differing responsibilities and constituencies of cities and counties, along with those of state, federal and regional agencies, will require a commitment by all to reduce land use-based sources of air pollution that affect our public health and quality of life. Working together for a common interest can multiply the resources available to accomplish air quality goals.
12.4-I-2
Encourage coordination with the California Air Resources Board (CARB) and the Bay Area Air Quality Management
District (BAAQMD) in monitoring the City’s progress in
meeting greenhouse gas emissions targets.
The appointed body will be responsible for overseeing the appropriate City department(s) who are responsible for implementing the City’s Climate Action Plan. To coordinate efforts, a Climate Change Coordinator should be identified who will be a single point of contact to coordinate efforts to reduce the City’s greenhouse gas emissions. These efforts may include expanded recycling programs, water conservation, review of maintenance practices, green building programs, fleet services, etc.
12.4-I-3
Utilize the CEQA process for applicable regulatory guidance, such as the BAAQMD’s CEQA Air Quality Guidelines to
disclose potential air quality and climate change impacts from discretionary projects under City review.
Stationary and mobile TAC and/or PM2.5 emissions should be evaluated in the context of existing and planned sensitive receptors. Figure 12-1 identifies areas within the City, based on roadway traffic volumes may result in potential health concerns sensitive receptors absent project specific mitigation as a result of mobile TAC. New discretionary projects, classified as sensitive receptors, located within the established buffer zones should conduct additional air quality analysis and identify any necessary mitigation measures.
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12.4-I-4
Use the City’s environmental review process to require
mitigation measures, as applicable, consistent with the Climate Action Plan (CAP) for new development to impacts from greenhouse gas emissions and hazardous air
pollutants.
Mitigation measures appropriate for the type of project and its physical location can reduce air quality and greenhouse emissions impacts through reduced energy use and motor vehicle use. The adoption of SB 743 has changed the way traffic impacts are mitigated based on vehicle miles traveled as opposed to a delay and level of service standard.
12.4-I-5
Comply with the regional Clean Air Plan by locally
implementing BAAQMD best management practices and
greenhouse gas reductions consistent with the targets
identified in the San Ramon CAP.
The regional Clean Air Plan includes transportation control measures that reduce vehicle emissions by increasing transit use, carpooling, bicycling and walking. Many of these measures are reliant on local government action for implementation. The City works closely with the BAAQMD and the MTC to implement applicable measures in San Ramon.
12.4-I-6
Educate residents on the linkage between land use,
transportation, and their impacts on water, energy use, and air pollution. Efforts should include educational materials through a variety of effective and engaging platforms and venues.
Without the understanding and support of the general public, local air quality and climate change prevention programs cannot be expected to achieve the desired results. Illustrating the livability and other benefits of land use and transportation measures such as increased density near transit or reduced street widths and traffic calming can increase support for these measures. Educating the public on air quality issues is a vital component of a successful air quality program. For example, the BAAQMD’s Spare the Air Program includes measures that encourage the public to reduce polluting activities on bad air days such as ridesharing, free transit passes, and fireplace use curtailment.
12.5 AIR QUALITY, LAND USE, AND TRANSPORTATION
GUIDING POLICIES – AIR QUALITY, LAND USE, AND TRANSPORTATION
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12.5-G-1
Reduce greenhouse gas emissions and improve air quality by encouraging development that integrates land use and transportation planning principles through the creation of compact, mixed-use neighborhoods that are bike and
pedestrian-friendly.
IMPLEMENTING POLICIES – AIR QUALITY, LAND USE, AND TRANSPORTATION
12.5-I-1
Minimize air pollution through project review, CEQA
evaluation, and conditions of approval that are consistent with CAP GHG emissions targets and BAAQMD toxic air
quality contaminant exposure thresholds
12.5-I-2
Support and encourage projects proposing infill, and mixeduse development that create walkable and bicycle friendly neighborhoods and communities that increase access to
transit.
Strategies that reduce air quality impacts, such as mixed-use development, will encourage people to walk between home and business. Local emissions can also be reduced by incorporating such strategies as Complete Streets, trails and bicycle paths into site design, as well as secure bicycle parking at destinations encouraging people to use their cars less frequently. The City encourages the use of best available technologies in terms of energy efficiency and air pollutant emissions that provide cost-effective emission reductions.
12.5-I-3
Implement the Growth Management program to assess
new development project impacts on transit plans and
facilities to minimize impacts from greenhouse gases and air pollution.
Projects with higher density housing or employment centers that are close to high-quality transit service contribute to the success of the transit system through increased ridership. Conversely, low-density development near transit stations can reduce the effectiveness of the transit system. The City can identify areas along transit corridors or near existing or proposed transit facilities where new growth areas can be planned to maximize their potential for transit service. The City can coordinate and consult with the regional transit agencies on large projects.
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12.5-I-4
Consider the City’s jobs to housing ratio when approving development applications to reduce VMT to below the
significance threshold.
12.6 HAZARDOUS EMISSIONS AND PUBLIC HEALTH
GUIDING POLICIES – HAZARDOUS EMISSIONS AND PUBLIC HEALTH
12.6-G-1
Utilize CEQA review and conditions of approval at the plan and project level to implement the Bay Area Air Quality Management District toxic air quality contaminant
exposure criteria to minimize public exposure to hazardous air pollutants that impact public health.
IMPLEMENTING POLICIES – HAZARDOUS EMISSIONS AND PUBLIC HEALTH
12.6-I-1
In accordance with BAAQMD Air Quality Guidelines, locate sources of hazardous emissions at appropriate distances from existing and planned sensitive land uses to minimize or avoid potential health risks to people that might result from hazardous air pollutant emissions.
Siting decisions for hazardous emission sources and sensitive receptors have the potential to create land use conflicts. Common hazardous emission sources include freeways and high traffic roads, distribution centers, dry cleaners, gasoline stations, diesel engines, and auto body shops. Providing appropriate locations and separation for incompatible land uses for all types of development can minimize conflicts and promote economic growth.
The ARB’s Air Quality and Land Use Handbook provides suggestions for appropriate distances between sensitive uses and sources of hazardous emissions. The Handbook recognizes that local conditions should be considered in application of the guidelines. In addition, the City requires health risk assessments for projects with potential for exposure to significant amounts of toxic and hazardous emissions.
12.6-I-2
Evaluate potential handling, storage, and transport of
hazardous materials in new commercial and industrial
developments to minimize public exposure to hazardous air pollutants.
Development projects that will handle, store, and transport hazardous materials require special consideration and evaluation to ensure that potential accidental releases will not impact the public.
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Packet Pg. 272 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 20
12.6-I-3
Require construction and grading activities to include
particulate emissions reduction measures in their Grading Manual Standards to limit fugitive dust and particulate pollution related to equipment.
Particulate emissions are generated during construction activities from diesel engines used for most off-road equipment and from soil disturbance during site grading. This implementing policy supports the Bay Area Air Quality Management District’s Clean Air Plan. Best management practices for construction and grading such as site watering, and use of diesel particulate filters are often required as mitigation measures in environmental documents and as standard conditions for projects requiring a grading plan.
12.6-I-4
Provide public information on the efforts by BAAQMD to
reduce wood smoke pollution through informational
handouts outlining health concerns related to increased fine particulate pollution, especially during wildfire and Spare the Air events.
Many homes in San Ramon are equipped with fireplaces, which are an important source of localized air pollution.
Wood smoke released from wood burning devices such as fireplaces and wood stoves contains carbon monoxide, nitrogen dioxide, volatile organic compounds, and inhalable particulate matter (PM10). The City enforces the BAAQMD’s Spare the Air Program that prohibits wood burning on days when air quality is unhealthful. The program also requires anyone, selling, renting, or leasing a property in the Bay Area to disclose the potential health impacts from air pollution caused by burning wood. Residents must register EPA-certified devices with the Air District to be exempt from the burn ban alerts or will no longer be exempt and subject to penalty for a violation.
12.6-I-5
Comply with BAAQMD CEQA guidance and thresholds as
part of conditions of approval and CEQA review for plans and projects.
12.7 TRANSPORTATION ENHANCEMENT
GUIDING POLICIES – TRANSPORTATION ENHANCEMENT
12.7-G-1
Reduce greenhouse gas emissions by shifting to multimodal transportation systems, and zero-emission and lowemission vehicles and car-sharing programs by enhancing existing infrastructure and improving multi-modal
infrastructure options.
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Packet Pg. 273 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 21
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Packet Pg. 274 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 22 IMPLEMENTING POLICIES – TRANSPORTATION ENHANCEMENT
12.7-I-1
The City shall encourage participation in feasible,
affordable, innovative and flexible employer-based trip reduction programs for employees and encourage employer and resident participation in employer-based trip reduction programs, including, but not limited to the BAAQMD
Commuter Benefit Program.
The City leads by example with early implementation and demonstration of trip reduction programs. Current programs include: Guaranteed Ride Home, Vanpool Subsidies, Carpool Incentives, Transit Incentives, Student Transit Ticket Program, and Spare the Air participation. City departments with regular business hours can consider telecommuting programs and flexible work schedules so long as customer service is not affected.
12.7-I-2
City fleet vehicle managers shall develop and maintain a fiscally sound plan to transition to cleaner fleets with a conversion schedule, where feasible, enacted by an
adopted Green Vehicle Procurement Policy.
The City of San Ramon has an active program to upgrade its fleet vehicles and has been adding alternative fuel vehicles to its fleet since 1999. The City is also upgrading facilities to include EV charging stations and additional alternative vehicle infrastructure support.
12.7-I-3
Work with telecommunications companies to develop
state-of-the-art telecommunications infrastructure within the city, including broadband access and neighborhood
work centers for telecommuting to reduce vehicular
commute travel and related emissions.
Encouraging alternative work environments will help reduce travel by automobile, thus reducing air pollution and traffic congestion. Improvements in telecommunications technology have made telecommuting more viable for larger numbers of employees and have lowered the cost.
12.7-I-4
Provide information to encourage the use of transportation modes that minimize vehicle miles travelled and the
resulting reduction in air pollution and greenhouse gas emissions.
Reducing the reliance on automobiles will minimize air pollution in the City. The Traffic and Circulation Element includes policies to encourage Complete Streets, public transit and non-motorized modes of travel and coordination of the City’s Transportation Demand Management (TDM) programs with regional plans that are aimed at reducing traffic congestion and improving air quality.
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City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 23
12.7-I-5
Construct and promote infrastructure and facilities that support and encourages the use of low-emission
transportation and alternative modes of travel, including safe and comprehensive bicycle and pedestrian system that connects all parts of the city and development standards that require installation of alternative fuel infrastructure, such as electric vehicle chargers and hydrogen fueling
stations.
The increased use of low-emission vehicles is a cornerstone of implementing the State’s air quality goals and strategy to reduce vehicle emissions that contribute to climate change. Electric vehicle, CNG and fuel cell technology infrastructure development is critical to the expanded use and continued success of these low emission vehicles. The City is in the position to continue to promote the development of this infrastructure as part of the City’s Capital Improvement Program for City facilities and for private property based on new regulations for new development. The City should continue to review and refine its Zoning Ordinance and development standards for residential and commercial properties to ensure that opportunities for low emission vehicle infrastructure are considered as part of the design process and pursued where appropriate. Pre-wiring for single-family development should be assessed based on the nature of the development and installation standards for EV charging stations and similar technologies should be considered for commercial office, retail and multifamily development.
Additionally, programs that encourage people to walk, bicycle, carpool, and use public transit are more successful when infrastructure and facilities are in place that increase convenience and safety of using those modes. San Ramon has developed a wide variety of facilities at locations around the City that fulfill this policy.
Examples include the San Ramon Transit Center, park and ride lots, and bike racks and lockers at the Transit Center. Complete Streets, bicycling and walking are key elements of San Ramon’s circulation system. The City has an extensive network of bikeways, sidewalks, and trails that enhance neighborhood accessibility and help to reduce reliance on the private automobile. All new development is required to consider the bicycle and pedestrian system in their design.
12.7-I-6
Invest in low-emission or zero-emission transportation
infrastructure through Traffic Demand Management
programs and incentivizing trip reduction programs to
reduce traffic congestion and harmful pollutants generated from increased traffic and traffic congestion.
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Packet Pg. 276 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 24
12.8 ENERGY EFFICIENCY AND CONSERVATION
GUIDING POLICIES – ENERGY EFFICIENCY AND CONSERVATION
12.8-G-1
Minimize emissions and potential climate change impacts related to energy consumption through government
operations and the built environment.
IMPLEMENTING POLICIES – ENERGY EFFICIENCY AND CONSERVATION
12.8-I-1
Work with developers and homeowners to utilize high
efficiency all-electric appliances and equipment in new and existing development projects within the city through
implementation of on-going State building code standards.
Natural gas-burning appliances used for space heating, water heating, and cooking are a sizable source of NOx and CO2 emissions. Consumption of electricity also causes pollutant emissions from the operation of power plants fueled by fossil fuels. Reduction in local energy demand will reduce overall energy demand, which decreases the expediency for power plant construction. Local efforts to reduce energy consumption can save consumers money and improve air quality. Simple and cost-effective designs, technologies, and methods are available to achieve energy savings and reduce air pollutant emissions.
12.8-I-2
Encourage resident and business participation in Marin
Clean Energy (MCE),as a regional not-for-profit renewable electricity provider.
12.8-I-3
Work with developers during the design review phase to
incorporate features to reduce the heat island effect and energy usage by shading buildings, homes, streets, and
pedestrian walkways, such as increasing tree and
vegetation cover, installing lighter colored building and roofing materials, and using cool pavements.
San Ramon’s Community Forestry Program was adopted in recognition that trees abate noise and air pollution, favorably modify micro-climates, reduce soil erosion and runoff, protect against flood hazards and risk of landslides, enhance the visual environment, encourage quality development, and provide a source of community pride. San Ramon’s Landscape Design Standards require landscaping plans for nearly all development. In parking lots, canopy trees are required to be provided throughout the parking area at the equivalent of one tree for every four spaces, to provide shade. One tree for each 30 linear feet is required adjacent to residential areas. Trees that shade building roofs can reduce the area available for installation of solar panels. The shading potential of trees, accounting for long-term growth potential, should be considered for all projects installing solar panels.
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City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 25
12.8-I-4
Sustain on-going efforts with utility providers, developers, and local water agencies to promote and encourage
voluntary rebate programs that utilize efficient building designs and energy saving equipment in new and existing development projects within the city.
PG&E and East Bay Municipal Utility District (EBMUD) offer incentives, rebates, and technical assistance to residents and businesses wanting to improve energy efficiency and reduce water use.
12.8-I-5
Encourage responsible development standards that, where reasonably available, use reclaimed water and non-potable water sources for particulate matter control, including landscaping and construction activities such as fugitive dust control. The development standards shall require new
development areas that will be foreseeably served with
recycled water to be plumbed with a “purple pipe” system to facilitate the future use of recycled water for landscape irrigation.
Implementation of this standard shall be through the adoption of development regulations and standards such as the Zoning Ordinance and Grading Manual and shall include applicability thresholds based on project size and a waiver process when application of these standards are not practicable in the context of the site conditions, state and federal regulations, water quality regulations, the project size and scope, project impacts or environmental concerns.
EBMUD and the Dublin San Ramon Services District (DSRSD) jointly provide and distribute recycled municipal water in San Ramon through the San Ramon Valley Recycled Water Program (DERWA). At least half of the City’s parks are currently using recycled water for irrigation. When completed, the program will supply approximately 2 million gallons per day (mgd) to parts of San Ramon, Danville, and Blackhawk. Future plans identify a network of recycled water lines serving the Bishop Ranch office park. Specific project requirements for the use or future use of “purple pipe” and reclaimed water for construction purposes shall be incorporated into the project’s development conditions and permit requirements.
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Packet Pg. 278 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 26
12.8-I-6
Encourage the use of recycled materials for construction and the efforts of the building industry, water and utility districts, and BAAQMD to promote enhanced energy
conservation and sustainable building standards for new construction.
The City of San Ramon encourages sustainable building practices by providing New Residential Construction Green Building Guidelines that were prepared for Contra Costa County communities. Programs such as LEED certification operated by the U.S. Green Building Council, the Energy Star operated by EPA and the U.S.
Department of Energy, and others provide developers with recognition for going above and beyond current standards. City staff participates on the Green Affordable Housing Coalition that provides information and outreach on green building to the affordable housing community.
12.8-I-7
Work with local conservation organizations, local
contractors and developers, and the building industry to revise or develop design standards that achieve energy
efficiency, weatherization, and carbon neutral buildings relating to solar orientation, using remote sensors that adjust heating, cooling and lighting, cooling building
materials, landscaping, use of cool paving surfaces, parking lot shading and other measures oriented towards reducing energy demand in the built environment.
Measures and practices that have been proven effective over time can be incorporated as City design standards to provide consistent implementation and guidance to developers. Solar orientation can provide benefits from passive design features to solar power generation. Water conserving landscaping and irrigation systems are effective in reducing water demand. Measures such as using cool paving materials with higher reflectivity and shading parking lots can reduce ambient temperatures and cooling loads.
12.8-I-8
Encourage use of materials developed with recycled
materials as well as recycling and composting in order to reduce materials being sent to landfills.
Recycling has been expanded to cover more and more types of materials to meet state recycling and diversion mandates. In addition, to extending the life of the landfill, recycling and diversion results in energy savings related to manufacturing of new items, transport of the waste, and reduced methane production from the decomposition of organic waste. San Ramon has many programs in place, including Composting of Residential Yard Trimmings, Composting of Residential Food Scraps and Soiled Paper, Home Composting Program, Curbside Recycling Program, Multi-Family Dwelling Recycling Program, Commercial Recycling Program, and City Facilities, Events, and Venues Recycling Program. San Ramon Municipal Code, Division B6, Chapters XIII and II, requires projects to divert at least 50 percent of waste from construction/demolition/remodel activities.
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Packet Pg. 279 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 27
12.8-I-9
Provide recycling programs to directly accept or connect construction companies with those who accept
construction and demolition debris, and provide resources on where recycled materials can be procured for local use.
12.8-I-10
Engage with residents, businesses, haulers, solid waste facilities and local food banks to educate community
members and stakeholders on SB 1383 requirements to
reduce methane emissions that would otherwise be
generated from disposed organic waste at landfills.
12.9 CLIMATE CHANGE
GUIDING POLICIES – CLIMATE CHANGE
12.9-G-1 Reduce the City’s proportionate contribution of greenhouse gas emissions derived from municipal operations.
IMPLEMENTING POLICIES – CLIMATE CHANGE
12.9-I-1
Strive to reduce greenhouse gas emissions from its internal governmental operations and land use activities within its authority 40 percent below 1990 levels by 2030 and
reaching carbon neutrality by 2045. The City will also work with MTC to ensure that the City receives its proportionate fair share reduction in greenhouse gas emissions as may be identified under the provisions of SB 375 (2008 Chapter 728) for any projects or activities requiring approval by MTC.
The California Air Resources Board (ARB) Scoping Plan suggests that cities strive to achieve a 15 percent emission reduction from government operations and the overall community by 2020. As part of SB 375 implementation, the SB 375 Regional Targets Advisory Committee recommended approaches to set greenhouse gas reduction targets to the
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Packet Pg. 280 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 28 ARB in September 2009. The ARB adopted final regional targets on September 23, 2010. The City will work with the MTC to determine the City’s proportionate fair share reduction of the regional targets. The results of this process could require revision of the City’s internal greenhouse gas targets.
12.9-I-2
Keep current and maintain the City’s adopted Climate
Action Plan (CAP) as an implementation strategy of the
General Plan 2040.
The CAP shall include an inventory of greenhouse gas emissions within the City.
The CAP shall set out specific policies and actions to be undertaken by the City to reduce greenhouse gas emissions under the control of the City. The CAP targets will be updated as necessary during periodic reviews of the CAP based upon the potential of available sources for control, the feasibility of control implementation, and potential for funding to pursue implementation.
12.9-I-3
Conduct regular reviews of San Ramon’s progress towards meeting greenhouse gas emission reduction targets
established in the San Ramon CAP by annually biennially tracking and reporting on communitywide GHG emissions
and updating the GHG emissions inventory and CAP every 4 to 8 years, reporting progress and revising the plan as needed to achieve the plan’s objectives.
The Annual Progress Reports required for the General Plan by Government Code Section 65400(a)(2) also provides a suitable forum to address progress on CAP implementation. Under adaptive management, measures would be assessed periodically for effectiveness and revised or replaced as needed to improve the program.
12.9-I-4
Meet with other local and regional governments to assess federal and state programs and their impact on greenhouse gas emissions and mitigation efforts and revise the CAP as necessary.
Federal and state programs to reduce greenhouse gases often affect the same emission sources that will be targeted for reductions by the City. Work with other local and regional governments to ensure that its efforts enhance state and federal programs and are not duplicative.
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Packet Pg. 281 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ramon, CA | Revised Public Review Draft General Plan | October 2023 29
12.9-I-5
Develop, adopt, and utilize a locally applicable CAP and CEQA significance thresholds consistent with BAAQMD
CEQA GHG guidance for the evaluation of plan and projectlevel greenhouse gas emissions impacts and implementation of identified mitigation.
The 2022 BAAQMD CEQA Thresholds for Evaluating the Significance of Climate Impacts From Land Use Projects and Plans requires that a plan or project (1) be consistent with a qualified local GHG reduction strategy (i.e., CAP) or (2) be 100 percent electric; provide EV charging and parking as required by CalGreen Tier 2 standards, and achieve 15 percent below regionwide vehicle miles traveled. The City of San Ramon is in the process of adopting a qualified GHG reduction strategy (i.e., 2023 CAP).
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Packet Pg. 282 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 13
LIST OF ACRONYMS
AB: Assembly Bill
ABAG: Association of Bay Area Governments
ACS: American Community Survey
ADA: Americans with Disabilities Act
AMI: Area Median Income
APS: Alternative Planning Strategy
ARB: Architectural Review Board
ARB: California Air Resources Board
BAAQMD: Bay Area Air Quality Management District
BACT: Best Available Control Technology
BART: Bay Area Rapid Transit
BAU: business as usual
BMP: Best Management Practice
BMR: Below-Market Rate
CAL FIRE: California Department of Forestry and Fire Protection CALTRANS: California Department of Transportation
CAP: Climate Action Plan
CAR: California Association of Realtors
CASA: Community Assisted Shared Appreciation Program
CC&Rs: Covenants, Conditions, and Restrictions
CCCTA: Central Contra Costa Transit Authority
CCSP: Crow Canyon Specific Plan
CCTA: Contra Costa Transportation Authority
CDBG: Community Development Block Grant
CDFW: California Department of Fish and Wildlife
CEPA: California Environmental Protection Agency
CEQA: California Environmental Quality Act
CERT: Community Emergency Response Team
CFD: Community Facilities District
CHAS: Housing and Urban Development Comprehensive Housing Affordability Strategy CHFA: California Housing Finance Agency
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Packet Pg. 283 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 14 CIP: Capital Improvement Program
CIWMB: California Integrated Waste Management Board
CMFNH: California Multifamily New Homes
CMP: Congestion Management Plan
CNEL: Community Noise Equivalent Level
CNPS: California Native Plant Society
CPTED: Crime Prevention Through Environmental Design
CSA: County Service Area
dB: Decibel
dBA: Decibel A-Weighted
DDS: State Department of Developmental Services
DERWA: Dublin San Ramon Services District and East Bay Municipal Utilities District Recycled Water Authority
DNL: Day-Night Average Noise Level
DSRSD: Dublin San Ramon Services District
DTSC: Department of Toxic Substances Control, State of California DU: Dwelling Unit
EBMUD: East Bay Municipal Utility District
EBRPD: East Bay Regional Parks District
ECHO: Eden Council for Hope and Opportunity
EDAC: Economic Development Advisory Committee
EDSP: Economic Development Strategic Plan
EIR: Environmental Impact Report (CEQA)
EMF: Electric and Magnetic Field
EPA: United States Environmental Protection Agency
EV: Electric Vehicle
FAR: Floor Area Ratio
FCWCD: Flood Control and Water Conservation District, Contra Costa County FEMA: Federal Emergency Management Agency
FHAA: Fair Housing Amendment Act
FMR: fair market rent
FY: Fiscal Year
GAHC: Green Affordable Housing Coalition
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Packet Pg. 284 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 15 GHADs: Geologic Hazard Abatement Districts
GHG: greenhouse gas(es)
GME: Growth Management Element
GMI: Gross Monthly Income
GMP: Growth Management Program
GPRC: General Plan Review Commission
GWP: global warming potential
HAC: Housing Advisory Committee
HCD: Housing and Community Development Department of the State of California HCP: Habitat Conservation Plan
HELP: Housing Enabled by Local Partnerships
HFCs: hydrofluorocarbons
HHW: Household Hazardous Waste
HMDA: Home Mortgage Disclosure Act
HOME: Home Investment Partnership Act
HOV: High Occupancy Vehicle
HUD: Housing and Urban Development
I: Interstate
JPA: Joint Powers Agreement
LAFCo: Local Agency Formation Commission
Ldn: Day-Night Average Sound Level
LESA: Land Evaluation and Site Assessment
LID: Low Impact Development
LOS: Level of Service
LUP: Land Use Permit
MBTA: Migratory Bird Treaty Act
mgd: million gallons per day
MLS: Multiple Listing Service
MMTCO2e: million metric tons of carbon dioxide equivalent MOU: Memorandum of Understanding
MTC: Metropolitan Transportation Commission
MU: Mixed Use
MUP: Minor Use Permit
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Packet Pg. 285 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 16 MVSD: Mountain View Sanitary District
MWELO: Model Water Efficient Landscape Ordinance
NCCP: Natural Communities Conservation Plan
NCRSP: North Camino Ramon Specific Plan
NIMS: National Incident Management System
NPDES: National Pollutant Discharge Elimination System
NWSP: North West Specific Plan
OPR: Office of Planning and Research
PCA: Priority Conservation Area
PD: Planned Development
PDA: Priority Development Area
PFCs: perfluorocarbons
PG&E: Pacific Gas and Electric Company
PM: particulate matter
ppb: parts per billion
ppm: parts per million
ppt: parts per trillion
RCEB: Regional Center of the East Bay
RCFE: Residential Care Facilities for the Elderly
RCOD: Resource Conservation Overlay District
RDA: Redevelopment Agency
RFQ: Request for Qualifications
RHNA: Regional Housing Needs Allocation
RMI: Regional Median Income
RTC: Residential Traffic Calming Program
RTP: Regional Transportation Plan
SB: Senate Bill
SCS: Sustainable Communities Strategy
SDU: second dwelling unit
SDU: secondary dwelling unit
SEMS: Standardized Emergency Management System
SHIA: Supportive Housing Initiative Act
SOI: Sphere of Influence
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Packet Pg. 286 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 17 SQ. FT.: Square Feet
SRO: Single Room Occupancy
SRVFPD: San Ramon Valley Fire Protection District
SRVUSD: San Ramon Valley Unified School District
SWAT: Southwest Area Transportation Committee
SWP: State Water Project
TAC: toxic air contaminant
TAC: Transportation Advisory Committee
TDM: Transportation Demand Management
TDR: Transfer of Development Rights
TLC: Transportation for Livable Communities
TOD: Transit-Oriented Development
TSM: Transportation Systems Management
TVAHC: Tri-Valley Affordable Housing Committee
TVPOA: Tassajara Valley Property Owners Association
TVTC: Tri-Valley Transportation Council
UBC: Uniform Building Code
UFC: Uniform Fire Code
UGB: Urban Growth Boundary
ULL: Urban Limit Line
USFWS: United States Fish and Wildlife Service
USGS: United States Geological Survey
UST: Underground Storage Tank
V/C: volume to capacity ratio
VCSD: Valley Community Services District
VMT: vehicle miles traveled
VWM: Valley Waste Management
ZA: Zoning Administrator
GLOSSARY
360-degree design: An architectural design that relates to all adjacent buildings, including those on the sides and rear as well as those facing the building.
Acres, Gross: A measure of total land area of any lot including streets, parks and other land dedications.
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Packet Pg. 287 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 18 Acres, Net: The gross area of a site excluding:
1. All public and private streets, and streets.
2. Land which has been determined to be hazardous or unbuildable based on the City’s grading ordinance or the Resource Management Division of the Zoning Ordinance.
3. Land within any existing or planned non-exclusive easement.
4. Schools and parks or other facilities dedicated for public use.
Affordable Housing: Housing that can be purchased or rented by a household with very low, low, or moderate income and based on a household’s ability to make monthly payments necessary to obtain housing. Housing is considered affordable when a household pays less than 30% of its gross monthly income (GMI) for housing, including utilities.
Agency: The governmental entity, department, office, or administrative unit responsible for carrying out regulations.
Agricultural Preserve: Land designated for agriculture or conservation (see “Williamson Act”).
Agricultural Land: Land as identified by the California Department of Conservation Farmland Mapping and Monitoring Program.
Air Pollution: Concentrations of substances found in the atmosphere that exceed naturally occurring quantities and are undesirable or harmful in some way.
Alquist-Priolo Earthquake Fault Zoning Act, Earthquake Fault Zone: A seismic hazard zone designated by the State of California within which specialized geologic investigations must be prepared prior to approval of certain new development.
Ambient: Surrounding on all sides; used to describe measurements of existing conditions with respect to traffic, noise, air, and other environments.
Aquifer: An underground, water-bearing layer of earth, porous rock, sand, or gravel, through which water can seep or be held in natural storage. Aquifers generally hold sufficient water to be used as a water supply.
Archaeological: Relating to the material remains of past human life, culture, or activities.
Architectural Review: Regulations and procedures requiring the placement and exterior design of structures to be suitable, harmonious, and in keeping with the general appearance, historical character, and/or style of surrounding areas.
Arterial: A major street carrying volumes of relatively high speed traffic from local and collector streets to and from freeways and other major streets. These streets have controlled intersections and generally provide limited direct access to abutting properties.
Assessment District; Benefit Assessment District: An area within a public agency’s boundaries that receives a special benefit from the construction of one or more public facilities. A Benefit Assessment District has no legal life of its own and cannot act by itself. It is strictly by providing a financing mechanism for providing public infrastructure as allowed under the Streets and Highways Code. Bonds may be issued to finance the improvements, subject to repayment by assessments charged against the benefiting properties. Creation of a Benefit Assessment District enables property owners in a specific area to cause the construction of public facilities or to maintain them (for example, a downtown, or the grounds and landscaping of a specific area) by contributing their fair share of the construction and/or installation and operating costs.
Basic Routes: All local roads not designated as Routes of Regional Significance.
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Packet Pg. 288 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 19 Below-Market-Rate (BMR) Housing Unit: Any housing unit specifically priced to be sold or rented to very-low, low- or moderate-income households for an amount less than the fair-market value of the unit.
The U.S. Department of Housing and Urban Development sets standards for determining which households qualify as “low income” or “moderate income.” Best Available Control Technology (BACT): The most stringent emission limit or control technique that has been achieved in practice that is applicable to a particular emission source.
Best Management Practices (BMP): The combination of conservation measures, structure, or management practices that reduces or avoids adverse impacts of development on adjoining site’s land, water, or waterways, and waterbodies.Management practices and structural controls used to prevent or reduce the discharge of pollutants from runoff, spillage or leaks, sludge or waste disposal, or drainage from raw material storage to waters of the United States. BMPs include scheduling of activities, prohibitions of practices, operation and maintenance procedures, treatment, and vegetated infiltration basins amongst other practices.
Bicycle Lane (Class II facility): A corridor expressly reserved for bicycles, existing on a street or roadway in addition to any lanes for use by motorized vehicles.
Bicycle Path (Class I facility): A paved route not on a street or roadway and expressly reserved for bicycles traversing an otherwise unpaved area. Bicycle paths may parallel roads but typically are separated from them by landscaping.
Bicycle Route (Class III facility): A facility shared with pedestrians and motorists, identified only by signs, and having no pavement markings or lane stripes.
Bikeways: A term that encompasses bicycle lanes, bicycle paths and bicycle routes.
Buffer Zone: An area of land separating two distinct land uses which acts to soften or mitigate the effects of one land use on the other.
Business Services: A subcategory of commercial land use which permits establishments primarily engaged in rendering services to other business establishments on a fee or contract basis such as; namely, advertising and mailing, building maintenance, personnel and employment services, management and consulting services, protective services, equipment rental and leasing, photo finishing, copying and printing, and travel, and similar services.
California Housing Finance Agency (CHFA): A State agency, established by the Housing and Home Finance Act of 1975, which is authorized to sell revenue bonds and generate funds for the development, rehabilitation, and conservation of low- and moderate-income housing.
Capital Costs: The cost of public improvements or facilities and major pieces of equipment (e.g. utility systems, major roads, communication facilities, and public buildings) that have a useful life of more than three years.
Capital Improvement Program (CIP): A program, administered by the City that schedules permanent improvements, usually for a minimum of five years into the future, to fit the projected fiscal capability of the City. The program generally is reviewed annually for conformance to and consistency with the General Plan.
Carbon Dioxide (CO2): A colorless, odorless, non-poison gas that is a normal part of the atmosphere.
Carbon Monoxide (CO): A colorless, odorless, highly poisonous gas produced by automobiles and other machines with internal combustion engines that imperfectly burn fossil fuels such as oil and gas.colorless, odorless, poisonous gas formed by incomplete combustion of carbon.
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Packet Pg. 289 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 20 Channelization: (1) The straightening and/or deepening of a watercourse for purposes of storm-runoff control or ease of navigation. Channelization often includes lining of stream banks with a retaining material such as concrete. (2) At the intersection of roadways, the directional separation of traffic lanes through the use of curbs or raised islands that limit the paths that vehicles may take through the intersection.
Circulation Element: One of seven State-mandated elements of a local general plan, it contains adopted goals, policies, and implementation programs for the planning and management of existing and proposed thoroughfares and transportation routes correlated with the Land Use Element of the General Plan.
City: City, with a capital “C,” refers to the City of San Ramon; when used with a lower case “c” it means any city.
City Center: A central gathering place including civic, cultural, commercial, and social activities.
Climate Action Plan (CAP): It identifies programs and actions to reduce greenhouse gas emissions to meet the greenhouse gas reduction goal. Specifically, the CAP identifies the sources of greenhouse gas emissions and the sectors such as transportation, energy, and waste to be targeted for emissions reductions, and it provides emission reduction goals and strategies.
Clustered Development: Development in which a number of dwelling units are placed in closer proximity than typically permitted, or are attached, with the purpose of minimizing grading and retaining open space areas.
Collector Street: A street serving traffic movements between arterial and local streets, generally providing direct access to abutting properties.
Colluvium: Loose and incoherent deposits, usually at the foot of a slope or cliff and brought there chiefly by gravity.
Combined Sewer/Combination Sewer: A sewer system that carries both sanitary sewage and storm water runoff.
Commercial: A land use classification that permits facilities for the buying and selling of commodities and services.
Commercial Services: A classification of land uses intended to provide a broad range of services to the general public. Commercial services may include automobile sales and services, building materials, contractors’ yards, warehousing, storage and similar uses as defined by local zoning regulations.
Community Care Facility: Senior housing licensed by the State Health and Welfare Agency, Department of Social Services, typically for residents who are frail and need supervision. Services normally include three meals daily, housekeeping, security and emergency response, a full activities program, supervision in the dispensing of medicine, personal services such as assistance in grooming and bathing, but no nursing care. Sometimes referred to as residential care or personal care. (See “Congregate Care.”) Community Development Block Grant (CDBG): A grant program administered by the U.S.
Department of Housing and Urban Development on a formula basis for entitlement communities, and by the State Department of Housing and Community Development for non-entitled jurisdictions.
Community Facilities District: Under the Mello-Roos Community Facilities Act of 1982 (Government Code Section 53311, et. seq.), a legislative body may create within its jurisdiction a special district that can issue tax-exempt bonds for the planning, design, acquisition, construction, and/or operation of public facilities, as well as provide public services to district residents. Special tax assessments levied by the district are used to repay the bonds.
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Packet Pg. 290 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 21 Community Noise Equivalent Level (CNEL): A 24-hour energy equivalent level derived from a variety of single-noise events with weighing factors of 5 and 10 dBA applied to the evening (7:00 p.m. to 10:00 p.m.) and nighttime (10:00 p.m. to 7:00 a.m.) periods, respectively, to allow for the greater sensitivity to noise during these hours (see “Ldn”).
Community Redevelopment Agency: A local agency created under California Redevelopment Law, or a local legislative body which has elected to exercise the powers granted to such an agency, for the purpose of planning, developing, re-planning, redesigning, clearing, reconstructing, and/or rehabilitating all or part of a specified area with residential, commercial, industrial, and/or public (including recreational) structures and facilities. The redevelopment agency’s plans must be compatible with adopted community general plans.
Complete Streets: Complete streets are designed and operated to enable safe and comfortable access for all users, particularly non-motorized modes. Pedestrians, bicyclists, motorists and transit riders of all ages and abilities must be able to safely move along and across a complete street.
Congregate Care: Apartment housing, usually for seniors, in a group setting that includes independent living and sleeping accommodations in conjunction with shared dining and recreational facilities. (See “Community Care Facility.”)
Conservation: The management of natural resources to prevent waste, destruction or neglect.
Consistent: Free from variation or contradiction. Programs in the General Plan are to be consistent, not contradictory or preferential. State law requires consistency between a General Plan and implementation measures such as the Zoning Ordinance.
Covenants, Conditions, and Restrictions (CC&Rs): A term used to describe restrictive limitations which may be placed on a property and its use and which usually are made a condition of holding title or lease.
Creek: A natural stream of water normally smaller than and often tributary to a river, which may be shown on the Resource Management Map (Figure 8-3).
Cul-de-sac: A short street or alley with only a single means of ingress and egress at one end and with a large turnaround at its other end.
Cumulative Impact: As used in CEQA, the total impact resulting from the accumulated impacts of individual projects or programs over time.
dB: Decibel; a unit used to express the relative intensity of a sound as it is heard by the human ear. dBA: The “A-weighted” scale for measuring sound in decibels; weighs or reduces the effects of low and high frequencies in order to simulate human hearing.
Dedication: The turning over by an owner or developer of private land for public use, and the acceptance of land for such use by the governmental agency having jurisdiction over the public function for which it will be used.
Dedication, In lieu of: Cash payments which may be required of an owner or developer as a substitute for a dedication of land, usually calculated in dollars per lot, and referred to as in lieu fees or in lieu contributions.
Density:. Residential developments are regulated by an allowed density range (minimum and maximum) measured in “dwelling units per net acre.” Residential density is calculated by dividing the number of housing units on the site (excluding accessory dwelling units) by the net acreage of the site.
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Packet Pg. 291 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 22 Density Bonus: The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location..
Design Review: The comprehensive evaluation of a development and its impact on neighboring properties and the community as a whole, from the standpoint of site and landscape design, architecture, materials, colors, lighting, and signs, in accordance with a set of adopted criteria and standards.
Detention Dam/Basin/Pond: Facilities classified according to the broad function they serve, such as storage, diversion, or detention. Detention dams are constructed to retard flood runoff and minimize the effect of sudden floods.
Developer: An individual who, or business which, prepares raw land for the construction of buildings or builds or causes to be built physical building space for use primarily by others, and in which the preparation of the land or the creation of the building space is in itself a business and is not incidental to another business or activity.
Development: The physical extension and/or construction of urban land uses. Development activities include but are not limited to: subdivision of land; construction or alteration of structures, roads, utilities, and other facilities; installation of septic systems; grading; deposit of refuse, debris, or fill materials; and clearing of natural vegetation cover (with the exception of agricultural activities). Routine repair and maintenance activities are not considered as “development.” Development Fee: See “Impact Fee.”
Development Rights: The right to develop land by a landowner who maintains fee-simple ownership over the land or by a party other than the owner who has obtained the rights to develop. Such rights usually are expressed in terms of density allowed under existing zoning. For example, one development right may equal one unit of housing or may equal a specific number of square feet of gross floor area in one or more specified zone districts.
Dwelling Unit: One or more rooms with a single kitchen, designed for occupancy by one family for living and sleeping purposes.
Easement: The right to use property owned by another for specific purposes or to gain access to another property.
Easement, Conservation: A tool for acquiring open space with less than full-fee purchase, whereby a public agency buys only certain specific rights from the landowner. These may be positive rights (providing the public with the opportunity to hunt, fish, hike, or ride over the land) or they may be restrictive rights (limiting the uses to which the landowner may devote the land in the future).A conservation easement is voluntary agreement between a landowner and a land trust or government agency that limits the uses of lands to achieve conservation values.
Easement, Scenic: A tool that allows a public agency to use land for scenic enhancement, such as roadside landscaping or vista preservation.
Emission Standard: The maximum amount of pollutant legally permitted to be discharged from a single source, either mobile or stationary.
Endangered Species: A species of animal or plant whose prospects for survival and reproduction are in immediate jeopardy from one or more causes.A species of animal or plant which is in danger of extinction throughout all or a significant portion of its range.
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Packet Pg. 292 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 23 Environmental Impact Report (EIR): A report that assesses all the environmental characteristics of an area and determines what effects or impacts will result if the area is altered or disturbed by a proposed action. A report to inform the public and public agency decision-makers of significant environmental effects of proposed projects, identify possible ways to minimize those effects, and describe reasonable alternatives to those projects.
Erosion: The loosening and transportation of rock and soil debris by wind, rain, or running water.
Exaction: A contribution or payment required as an authorized precondition for receiving a development permit; usually refers to mandatory dedication (or fee in lieu of dedication) requirements found in many subdivision regulations.
Expansive Soils: Soils that swell when they absorb water and shrink as they dry.
Family: An individual or a group of persons living together who constitute a housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind.
Fault: A fracture in the earth’s crust forming a boundary between rock masses that have shifted. An “active” fault is one that has had surface displacement within Holocene time (about the last 11,000 years).
A “potentially active” fault is one that shows evidence of surface displacement during Quaternary time (the last 2 million years).
Federal Emergency Management Agency (FEMA): A federal agency that provides disaster relief when cities, counties, or the State cannot respond.
Finding(s): The result(s) of an investigation and the basis upon which decisions are made. Findings are used by government agencies and bodies to justify action taken by the entity.
Fire-resistive: Able to withstand specified temperatures for a certain period of time, such as a one-hour firewall; not fireproof.
Fiscal Year (FY): A twelve-month period used for accounting purposes by public and private entities. A fiscal year may have different beginning and ending dates than the calendar year. San Ramon uses a fiscal year that begins July 1 in one calendar year and ends June 30 of the following calendar year. Therefore, San Ramon’s fiscal year is designated by a name that includes two calendar years; for example, FY 2000- 2001 would be the fiscal year beginning July 1, 2000 and ending June 30, 2001.
Flood, 100-Year: The magnitude of a flood expected to occur on the average every 100 years, based on historical data. The 100-year flood has a 1/100, or 1%, chance of occurring in any given year.
Flood, Base: A 100-year flood that has a 1% likelihood of occurring in any given year.
Flood Insurance Rate Map (FIRM): For each community, the official map on which the Federal Insurance Administration has delineated areas of special flood hazard and the premium risk zones applicable to that community.
Flood Plain: The relatively level land area on either side of the banks of a stream regularly subject to flooding. That part of the flood plain subject to a 1% chance of flooding in any given year, is designated as an area of special flood hazard by the Federal Insurance Administration.
Floor Area Ratio (FAR): Total building size is regulated by a maximum FAR standard. FAR means the net floor area of a building(s) on a parcel divided by the total gross area of that parcel.
Floor Area, Gross: The sum of the areas of all floors of a building, measured from the exterior faces of exterior walls or from the center lines of walls separating two buildings. Gross floor area shall not include:
Interior parking spaces,
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Packet Pg. 293 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 24 Loading space for motor vehicles,
Porches,
Exterior balconies/decks
Floor Area, Net (Residential): The sum of the areas of all floors of a residential building, measured from the exterior faces of exterior walls or from the center lines of walls separating two buildings. Net residential floor area shall not include:
Interior parking spaces,
Loading space for motor vehicles,
Porches,
Exterior balconies/decks,
Areas for vertical circulation,
Elevator shafts,
Stairwells,
Halls,
Lobbies,
Mechanical, electrical, and technical equipment rooms, Janitorial rooms,
Restrooms,
Storage areas (adjoining loading docks),
Loading and garbage areas,
Residential and Non-residential penthouses
Floor Area, Net (Non-Residential): The sum of the areas of all floors of a non-residential building, measured from the exterior faces of exterior walls or from the center lines of walls separating two buildings. Net non-residential floor area shall not include:
Interior parking spaces,
Loading space for motor vehicles,
Porches,
Exterior balconies/decks,
Areas for vertical circulation,
Elevator shafts,
Stairwells,
Halls,
Lobbies,
Mechanical, electrical, and technical equipment rooms, Janitorial rooms,
Restrooms,
Storage areas (adjoining loading docks),
Loading and garbage areas,
Residential and Non-residential penthouses
Gateway: A point along a roadway at which a motorist gains a sense of having left one destination and of having arrived at a new and distinct destination.
Geologic Review: The analysis of geologic hazards, including all potential seismic hazards, surface ruptures, liquefaction, landsliding, mudsliding, and the potential for erosion and sedimentation.
Grasslands: Land reserved for pasturing or mowing, in which grasses are the predominant vegetation.
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Packet Pg. 294 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 25 Groundwater: Water under the earth’s surface, often confined to aquifers capable of supplying wells and springs..
Groundwater Recharge: The natural process of infiltration and percolation of rainwater from land areas or streams through permeable soils into water-holding rocks, which provide underground storage (“aquifers”).
Group Quarters: A residential living arrangement, other than the usual house, apartment, or mobile home, in which two or more unrelated persons share living quarters and cooking facilities.
Growth Management: The use by a community of a wide range of techniques that direct the amount, type, rate, and location of development desired by the community. Growth management policies can be implemented through growth rates, zoning, capital improvement programs, public facilities ordinances, urban limit lines, standards for levels of service, and other programs.
Guidelines: General statements of policy direction for which specific details may be later established.
Habitat: The physical location or type of environment in which an organism or biological population lives or occurs.
Habitat Conservation Plan (HCP): A Federal program that is designed to extend protection provided for endangered or threatened species to all sensitive habitat in a Planning planning Areaarea.
Handicapped: A person determined to have a mobility impairment or mental disorder expected to be of long or indefinite duration. Many such impairments or disorders are of such a nature that a person’s ability to live independently can be improved by appropriate housing conditions.
Hazardous Material: Any material that, because of its quantity, concentration, or physical or chemical characteristics, poses a significant present or potential hazard to human health and safety or to the environment if released into the workplace or the environment. The term includes, but is not limited to, hazardous substances and hazardous wastes.
High Occupancy Vehicle (HOV): Any vehicle other than a driver-only automobile (e.g., a vanpool, a bus, or two or more persons to a car).
Hillside: Land that is part of a hill between the summit and the foot with slopes of 10% or more.
Hillslope: Hillside.
Hilltop: Land that is the highest elevation at the crest of a hill.
Home Occupation: A commercial activity conducted solely by the occupants of a particular dwelling unit in a manner incidental to residential occupancy.
Household: All those persons, related or unrelated, who occupy a single housing unit. (See “Family.”) Housing Element: One of the seven State-mandated elements of a local general plan, it assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five eight years.
Housing Unit: The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law.
Impact: The effect of any man-made actions or indirect repercussions of man-made actions on existing physical, social, or economic conditions.
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Packet Pg. 295 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 26 Impact Fee: A fee, also called a development fee, levied on the developer of a project by a city, county, or other public agency as compensation for otherwise-unmitigated impacts the project will produce.
California Government Code § 54990 specifies that development fees shall not exceed the estimated reasonable cost of providing the service for which the fee is charged. To lawfully impose a development fee, the public agency must verify its method of calculation and document proper restrictions on use of the fund.
Impervious Surface: Surface through which water cannot penetrate, such as roof, road, sidewalk, and paved parking lot. The amount of impervious surface increases with development and establishes the need for drainage facilities to carry the increased runoff.
Implementation: Actions, procedures, programs, or techniques that carry out policies.
Improvement: The addition of one or more structures or utilities on a vacant parcel of land.
Income Categories: The income limits for each income group are as follows:
1. Extremely Low. A household with an annual income usually no greater than 30% of the area median family adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development for the Section 8 housing program.
2. Very Low: A household with an annual income usually no greater than 50% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development for the Section 8 housing program.
3. Low: A household with an annual income usually no greater than 80% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development for the Section 8 housing program.
4. Moderate: A household with an annual income between the lower income eligibility limits and 120% of the area median family income adjusted by household size, usually as established by the U.S. Department of Housing and Urban Development.
5. Above-Moderate: A household with an annual income above 120% of the County’s area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development for the Section 8 housing program.
Industrial: The manufacture, production, and processing of consumer goods. Industrial is often divided into “heavy industrial” uses, such as construction yards, quarrying, and factories and “light industrial” uses, such as research and development and less intensive warehousing and manufacturing.
Infill Development: Development of underutilized or vacant land (usually individual lots or leftover properties) within areas that are already largely developed.
Infrastructure: Public services and facilities, such as sewage-disposal systems, water-supply systems, other utility systems, and roads.
In Lieu Fee: (See “Dedication, In lieu of.”)
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Packet Pg. 296 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 27 Institutional Use: (1) Privately owned and operated activities that are institutional in nature, such as hospitals, museums, and schools; (2) churches and other religious institutions; and (3) other nonprofit activities of an education, youth, welfare, or philanthropic nature that cannot be considered a residential, commercial, or industrial activity. These uses in San Ramon are often referred to as “Public/Semipublic.” Intermittent Stream: A stream that normally flows for at least 30 days after the last major rain of the season and is dry a large part of the year.
Landmark: (1) A building, site, object, structure, or significant tree, having historical, architectural, social, or cultural significance and marked for preservation by the local, State, or federal government. (2) A visually prominent or outstanding structure or natural feature that functions as a point of orientation or identification.
Landscaping: Planting, including trees, shrubs, and ground covers, suitably designed, selected, installed, and maintained permanently to enhance a site or roadway.
Landslide: A general term for a falling mass of soil or rocks.
Land Use: The occupation or utilization of land or water area for any human activity or any purpose defined in the General Plan.
Ldn: Day-Night Average Sound Level. The A-weighted average sound level for a given area (measured in decibels) during a 24-hour period with a 10 dB weighing applied to night-time sound levels. The Ldn is approximately numerically equal to the CNEL for most environmental settings.
Lease: A contractual agreement by which an owner of real property (the lessor) gives the right of possession to another (a lessee) for a specified period of time (term) and for a specified consideration (rent).
Leq: The energy equivalent level, defined as the average sound level on the basis of sound energy (or sound pressure squared). The Leq is a “dosage” type measure and is the basis for the descriptions used in current standards, such as the 24-hour CNEL used by the State of California.
Linkage Fee: A program designed to offset the impact of employment on housing needs within a community, whereby project approval is conditioned on the provision of housing units or the payment of an equivalent in-lieu fee is a condition of project approval. The linkage program must establish the causeand-effect relationship between a new commercial or industrial development and the increased demand for housing.
Liquefaction: The transformation of loose, water-saturated, granular materials (such as sand or silt) from a solid into a liquid state. A type of ground failure that can occur during an earthquake.
Local Agency Formation Commission (LAFCo): A commission within each county that reviews and evaluates all proposals for formation of special districts, incorporation of cities, annexation to special districts or cities, consolidation of districts, and the merger of districts with cities. Each county’s LAFCo is empowered to approve, disapprove, or conditionally approve such proposals. LAFCo members generally include two county supervisors, two city council members, and one member representing the general public.
Local Street: A street that primarily serves as access to abutting properties characterized by traffic with low speeds, low volumes and relatively short trip lengths.
Manufactured Housing: Houses that are constructed entirely in the factory, and which, since 1976, have been regulated by the federal Manufactured Home Construction and Safety Standards under the administration of the U.S. Department of Housing and Urban Development. (See “Mobile Home” and “Modular Unit.”)
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Packet Pg. 297 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 28 Median Income; Area Median Income: As used in State of California housing law with respect to income eligibility limits established by the U.S. Department of Housing and Urban Development. “Area” means metropolitan area or non-metropolitan county.
Median Strip: The dividing area, either paved or landscaped, between opposing lanes of traffic on a roadway.
Mitigation: A specific action taken to reduce environmental impacts. Mitigation measures are required as a component of an environmental impact report (EIR) if significant measures impacts are identified.
Mitigation Measures: Action taken to avoid, minimize, or eliminate environmental impacts. Mitigation includes: avoiding the impact altogether by not taking a certain action or parts of an action; minimizing impacts by limiting the degree or magnitude of the action and its implementation; rectifying the impact by repairing, rehabilitating, or restoring the affected environment; reducing or eliminating the impact over time by preservation and maintenance during the life of the action; and compensating for the impact by repairing or providing substitute resources or environments.
Mixed-use: A development consisting of one or more parcels developed and designed with a blend of various compatible uses (e.g., commercial retail, retail service, office, residential, civic, and institutional).
The uses may be located vertically in the same structure (see “Mixed-Use, Vertical” or horizontally (see “Mixed-Use, Horizontal) in separate structures. Mixed-use may include a proposed mix of uses on one or more parcel, or the addition of a compatible use(s) on a parcel(s) with an existing use(s).
Mixed-Use, Horizontal: Any mixed-use development that incorporates two or more different use categories alongside one another, either in one mixed-use structure or as two or more separate structures on one parcel or adjoining parcels under single ownership or single control.
Mixed-Use, Vertical: Any mixed-use development that incorporates two or more different use categories stacked in a multi-story mixed-use structure(s).
Mobile Home: A structure, transportable in one or more sections, built on a permanent chassis and designed for use as a single-family dwelling unit and which (1) has a minimum of 400 square feet of living space; (2) has a minimum width in excess of 102 inches; (3) is connected to all available permanent utilities; and (4) is tied down (a) to a permanent foundation on a lot either owned or leased by the homeowner or (b) is set on piers, with wheels removed and skirted, in a mobile home park under a lease with a minimum period of one year. (See “Manufactured Housing” and “Modular Unit.”) Modular Unit: A factory-fabricated, transportable building or major component designed for use by itself or for incorporation with similar units on-site into a structure for residential, commercial, educational, or industrial use. A modular unit does not have any chassis for future movement. (See “Mobile Home” and “Manufactured Housing.”)
Motel: A structure in which there are five or more guest rooms or suites where lodging with or without meals is provided for compensation. Quite often provision is made for cooking in individual guest rooms or suites. (See “Hotel.”)
National Ambient Air Quality Standards: The prescribed level of pollutants in the outside air that cannot be exceeded legally during a specified time in a specified geographical area.
National Flood Insurance Program: A federal program that authorizes the sale of federally subsidized flood insurance in communities where such flood insurance is not available privately.
National Historic Preservation Act: A 1966 federal law that established a National Register of Historic Places and the Advisory Council on Historic Preservation, and which authorized grants-in-aid for preserving historic properties.
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Packet Pg. 298 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 29 National Register of Historic Places: The official list, established by the National Historic Preservation Act, of sites, districts, buildings, structures, and objects significant in the nation’s history or whose artistic or architectural value is unique.
Natural Communities Conservation Plan (NCCP): A plan that identifies sensitive habitats within a rural developmentplanning area and directs the preparation of a program to mitigate the impacts of rural development on the habitats.
Net Present Value (NPV): A future dollar amount discounted to a dollar amount of the value current in Fiscal Year 2010-20112021-2022. (See definition of fiscal year.) Discounting reflects the fact that a dollar in hand is worth more than a dollar anticipated at some future time.
Nitrogen Oxide(s): A reddish brown gas that is often a byproduct of combustion and ozone formation processes. Often referred to as NOX, this gas gives smog its “dirty air” appearance.
Noise: Sounds or a series of sounds that are undesirable, intrusive, irritating, and/or disruptive to daily life. (From Noise Element Pg. 10-1)
Noise Attenuation: Reduction of the level of a noise source using a substance, material, or surface, such as earth berms and/or solid concrete walls.
Noise Contour: A line connecting points of equal noise level as measured on the same scale. Noise levels greater than the 60 Ldn contour (measured in dBA) require noise attenuation in residential development.
Non-attainment: The condition of not achieving a desired or required level of performance; and frequently used in reference to air quality.
Office: General business offices, medical and professional offices, administrative offices or headquarters for large wholesaling or manufacturing operations, and research and development. Examples of office use include architectural, computer software consulting, data management, engineering, interior design, graphic design, real estate, insurance, investment, and legal services.
Open Space: Any parcel or area of land or water that is essentially unimproved and devoted to an open space use for the purposes of (1) the preservation of natural resources, (2) the managed production of resources, (3) outdoor recreation, or (4) public health and safety.
Overlay: A land use designation on the Land Use Map or a zoning designation on a zoning map, which modifies the basic underlying designation in some specific manner.
Ozone: A tri-atomic form of oxygen (O3) created naturally in the upper atmosphere by a photochemical reaction with solar ultraviolet radiation. In the lower atmosphere, ozone is a recognized air pollutant that is not emitted directly into the environment, but is formed by complex chemical reactions between oxides of nitrogen and reactive organic compounds in the presence of sunlight, and becomes a major agent in the formation of smog.
Paratransit: Refers to transportation services that operate vehicles, such as buses, jitneys, taxis, and vans, for senior citizens and/or mobility-impaired persons.
Parcel: A lot, or contiguous group of lots, in single ownership or under single control, usually considered a unit for purposes of development.
Parking Area, Shared: A public or private parking area used jointly by two or more uses.
Parking Area, Public: An open area, excluding a street or other public way, used for the parking of automobiles and available to the public, whether for free or for compensation.
Parking Ratio: The number of parking spaces provided per gross floor area, gross square feet, or the number of beds or bedrooms in a residence.
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Packet Pg. 299 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 30 Parks: Land facilities whose primary purpose is recreation.
Peak Hour/Peak Period: For any given roadway, a daily period during which traffic volume is highest, usually occurring in the morning and evening commute periods. Where “F” Levels of Service are encountered, the “peak hour” may stretch into a “peak period” of several hours duration.
Penthouse: Not an apartment, but an enclosed structure and/or area located on the roof of the building that may include mechanical equipment such as generators, cooling towers, chillers, electrical equipment, and elevator shafts
Performance Standards: Regulations that manage development within San Ramon by identifying growth standards that all new developments must meet.
Planning Area: The area which, in a planning agency’s judgment, bears relation to a city or county’s planning needs. This area may extend outside the city or county’s boundaries. The planning area is established as part of the preparation of a general plan or amendment for a city or county.
Policy: A specific statement of principle or of guiding or implementing actions which implies clear commitment.
Pollutant: Any introduced gas, liquid, or solid that makes a resource unfit for its normal or usual purpose.
Pollution: The presence of matter or energy whose nature, location, or quantity produces undesired environmental effects.
Preserve: An area in which beneficial uses in their present condition are protected, such as, a nature preserve or an agricultural preserve.
Professional Offices: Buildings providing offices for professional or consulting services in the fields of law, medicine, architecture, design, engineering, accounting, and similar professions, but not including financial institutions or real estate or insurance offices.
Public and Semi-public Facilities: Institutional, academic, governmental and community service uses, either publicly owned or operated by non-profit organizations.
Special Status Species: A species of animal or plant that, in the judgment of the resource agencies, trustee agencies, and certain non-governmental organizations, warrant special consideration in the CEQA process.
Reclamation: The reuse of resources, usually those present in solid wastes or sewage.
Recreation, Active: A type of recreation or activity which requires the use of organized play areas including, but not limited to, softball, baseball, football, and soccer fields, tennis and basketball courts and various forms of children’s play equipment.
Recreation, Passive: Type of recreation or activity which does not require the use of organized play areas.
Recycle: The process of extraction and reuse of materials from waste products.
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Packet Pg. 300 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 31 Redevelopment (public): New or replacement development undertaken to reduce or eliminate blighted conditions and to encourage private investment in designated “redevelopment project areas.” In California, public redevelopment is funded largely through the sale of bonds, with the retirement of the bonded debt paid for by the increases in real property taxes on project area lands resulting from improvements prompted by the combination of public and private reinvestment in the area.
Redevelopment can be financed completely independently of a city’s General Fund operating revenues, but cities may allocate some operating revenues to assist redevelopment and/or target operating revenues to focus on redevelopment areas. Redevelopment may also be spurred by grants from Federal and State governments and sometimes private sources.
Regional: Pertaining to activities or economies at a scale greater than that of a single jurisdiction and affecting a broad homogeneous area.
Residential: Land designated in the General Plan and Zoning Ordinance for buildings consisting of dwelling units. May be vacant or unimproved. (See “Dwelling Unit.”) Residential, Multiple-Family: Usually three or more dwelling units on a single site, which may be in the same or separate buildings.
Residential, Single-Family: A single dwelling unit on a building site.
Resource Management Area: An area established to protect and preserve hillsides, creeks, and ridgelines (see Figure 8-3).
Richter Scale: A measure of the size or energy release of an earthquake at its source. The scale is logarithmic, meaning that the wave amplitude of each number on the scale is 10 times greater than that of the previous whole number.
Rideshare: A travel mode other than driving alone, such as buses, rail transit, carpools, and vanpools.
Ridge: An elongated crest or series of crests of a hill.
Ridgeline: A ground line located at the highest elevation of and running parallel to the long axis of the ridge.
Ridge Centerline: Ridgelines shown on the Resource Management Map (Figure 8-3), unless the San Ramon Planning Commission approves a more precise delineation, based on topographic maps with contours of land shown at intervals of not more than ten feet.
Right-of-way: The strip of land over which certain transportation and public use facilities are built, such as roadways, railroads, and utility lines.
Riparian Lands: Lands which are comprised of the vegetative and wildlife areas adjacent to perennial and intermittent streams. Riparian areas are delineated by the existence of plant species normally found near fresh water.
Riparian Vegetation: Vegetation associated with any water-course which requires or tolerates moisture in excess of that available in adjacent uplands.
Routes of Regional Significance: Roadways which generally serve as a means of travel across Contra Costa County, or between Contra Costa County and adjacent counties.
Runoff: That portion of rain or snow which does not percolate into the ground and is discharged into streams instead.
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Packet Pg. 301 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 32 Sanitary Sewer: A system of subterranean conduits which carries refuse liquids or waste matter to a plant where the sewage is treated, as contrasted with storm drainage systems (which carry surface water) and septic tanks or leech fields (which hold refuse liquids and waste matter on-site). (See “Combined Sewer” and “Septic System”.)
Scenic Highway Corridor: The visible area outside of a highway’s right-of-way, generally described as “the view from the road.”
Scenic Highway/Scenic Route: A highway, road, or street which, in addition to its transportation function, provides opportunities for the enjoyment of natural and man-made scenic resources and access or direct views to areas or scenes of exceptional beauty or historic or cultural interest. The aesthetic values of scenic routes often are protected and enhanced by regulations governing the development of property or the placement of outdoor advertising. Until the mid-1980s, general plans in California were required to include a Scenic Highways Element.
School District Lands: Properties owned by public school districts and used for educational, recreational, and administrative purposes.
Second Unit: A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot.
Section 8 Rental Assistance Program: A federal (HUD) rent-subsidy program which is the main source of federal housing assistance for low-income households. The program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30% of the household’s adjusted gross monthly income. “Section 8” includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation.
Seismic: Caused by or subject to earthquakes or earth vibrations.
Senior Housing: Typically one- and two-bedroom apartments designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them. (See “Congregate Care.”)
Seniors: Persons age 60 and older.Persons age 62 and older, or as defined by State or Federal Program.
Septic System: A sewage-treatment system that includes a settling tank through which liquid sewage flows and in which solid sewage settles and is decomposed by bacteria in the absence of oxygen. Septic systems are often used for individual-home waste disposal where an urban sewer system is not available. (See “Sanitary Sewer.”)
Setback Line: A line within a lot parallel to a corresponding lot line, which is the boundary of any specified front, side, corner side or rear yard, or the boundary of any public right-of-way whether acquired in fee, easement or otherwise, or a line otherwise established to govern the location of buildings, structures or uses. Where no minimum front, side, corner side, or rear yards are specified, the setback line shall be coterminous with the corresponding lot line. The line is a horizontal distance measured from the respective property line.
Shared Living: The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance.
Shopping Center: A group of commercial establishments, planned, developed, owned, or managed as a unit, with off-street parking provided on the site.
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Packet Pg. 302 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 33 Sign: Any representation (written or pictorial) used to identify, announce, or otherwise direct attention to a business, profession, commodity, service, or entertainment, and placed on, suspended from, or in any way attached to, any structure, vehicle, or feature of the natural or manmade landscape.
Significant Effect: A beneficial or detrimental impact on the environment as defined by CEQA. May include, but is not limited to, significant changes in an area’s air, water, and land resources.
Siltation: (1) The accumulating deposition of eroded material, or (2) the gradual filling in of streams and other bodies of water with sand, silt, and clay.
Single-family Dwelling, Attached: A building containing two dwelling units with each unit having its own foundation on grade.
Single-family Dwelling, Detached: A building containing one dwelling unit on one lot.
Site: A parcel or group of parcels of land used or intended for one use or a group of uses.
Slope: Land gradient described as the vertical rise divided by the horizontal run, and expressed in percent.
Soil: The unconsolidated material on the immediate surface of the earth created by natural forces that serves as the natural medium for growing land plants.
Solid Waste: Any unwanted or discarded material that is not a liquid or gas. Includes organic wastes, paper products, metals, glass, plastics, cloth, brick, rock, soil, leather, rubber, yard wastes, and wood.
Organic wastes and paper products comprise about 75% of typical urban solid waste.
Special Needs Groups: As per State law, the needs of six groups need to be addressed in the housing element. These include homeless persons, single parent households, migrant farm workers, senior citizens, disabled persons, and large households (five or more people). These six groups have been identified as having needs that would not normally be met.
Specific Plan: A plan that provides detailed design and implementation tools for a specific portion of the area covered by a general plan. A specific plan may include all regulations, conditions, programs, and/or proposed legislation which may be necessary or convenient for the systematic implementation of any general plan element(s).
Sphere of Influence: The probable ultimate physical boundary and service area of a local agency (city or district) as determined by the Local Agency Formation Commission (LAFCo) of the County.
Storm Runoff: Surplus surface water generated by rainfall that does not seep into the earth but flows overland to flowing or stagnant bodies of water. Also referred to as “urban runoff.” Subdivision: The division of a tract of land into defined lots, either improved or unimproved, which can be separately conveyed by sale or lease, and which can be altered or developed. Subdivision includes a condominium project as defined in Section 1350 of the California Civil Code.
Subsidence: The gradual sinking of land as a result of natural or artificial causes. (See “Settlement.”) Substandard Housing: Residential dwellings which, because of their physical condition, do not provide safe and sanitary housing.
Tax Increment: Additional tax revenues that result from increases in property values within a redevelopment area. State law permits the tax increment to be earmarked for redevelopment purposes but requires at least 20% to be used to increase the supply of very low- and low-income housing.
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Packet Pg. 303 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 34 Traffic Demand Forecasting Model: A mathematical representation of traffic movement within an area or region based on observed relationships between the kind and intensity of development in specific areas. Many traffic models operate on the theory that trips are produced by persons living in residential areas and are attracted by various non-residential land uses. (See “Trip.”) Transit: The conveyance of persons or goods from one place to another by means of a local, public transportation system. (See “Transit, Public.”)
Transit-dependent: Refers to persons unable to operate automobiles or other motorized vehicles, or those who do not have access to or own motorized vehicles. Transit-dependent citizens must rely on transit, Para-transit, or owners of private vehicles for transportation. Transit-dependent citizens may include the young, the elderly, and the poor.
Transit, Public: A system of regularly-scheduled buses and/or trains available to the public on a fee-perride basis. Also called “Mass Transit.” Transportation Demand Management (TDM): A strategy for reducing demand on the road system by reducing the number of vehicles using the roadways and/or increasing the number of persons per vehicle.
TDM attempts to: (1) reduce the number of persons per vehicle; (2) reduce the number of persons who drive alone on the roadway during the commute period; and (3) increase the use of carpools, vanpools, buses and trains, and walking and biking. TDM can be an element of TSM (see below).
Transportation Systems Management (TSM): A comprehensive strategy developed to address the problems caused by additional development, increasing trips, and a shortfall in transportation capacity.
Transportation Systems Management focuses on utilizing existing highway and transit systems more efficiently rather than expanding them. TSM measures are characterized by their low cost and quick implementation time frame, such as computerized traffic signals, metered freeway ramps, and one-way streets.
Trip: A one-way journey that proceeds from an origin to a destination via a single mode of transportation; the smallest unit of movement considered in transportation studies. Each trip has one “production end” (origin, often from home, but not always), and one “attraction end” (destination). (See “Traffic Demand Forecasting Model.”)
Trip Generation: The dynamics that account for people making trips in automobiles or by means of public transportation. Trip generation is the basis for estimating the level of use of a transportation system and the impact of additional development or transportation facilities on an existing, local transportation system. Trip generations of households are correlated with destinations that attract household members for specific purposes.
Uniform Building Code: A national, standard building code which sets forth minimum standards for construction.
Uniform Housing Code: State housing regulations governing the condition of habitable structures with regard to health and safety standards and which provide for the conservation and rehabilitation of housing in accordance with the Uniform Building Code (UBC).
Urban Growth Boundary (UGB): The line within which all urban development is to be contained.
Urban Land: An urban land is an area with an increased density of human-created structures in comparison to the areas surrounding it. An urban area is more frequently called a city or town.
Urban Limit Line (ULL): A boundary, sometimes parcel-specific, located to mark the outer limit beyond which urban development will not be allowed. It has the aim of discouraging sprawl by containing development during a specific period. Its location may be modified over time.
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Packet Pg. 304 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 35 Urban Services: Utilities (such as water, gas, electricity, and sewer) and public services (such as police, fire, schools, parks, and recreation) provided to an urban area.
Use: The purpose for which a lot or structure is or may be leased, occupied, maintained, arranged, designed, intended, constructed, erected, moved, altered, and/or enlarged as per the City’s Zoning Ordinance and General Plan land use designation.
Use Permit: The discretionary and conditional review of an activity or function or operation on a site or in a building or facility.
Utility Corridors: Right-of-way or easements for utility lines on either publicly or privately owned property. (See “Right-of-way” or “Easement.”)
Vacant: Lands or buildings which are not actively used for any purpose.
Variance: A departure from any provision of the zoning requirements for a specific parcel, except use, without changing the Zoning Ordinance or the underlying zoning of the parcel. A variance that usually is granted only upon demonstration of hardship based on the peculiarity of the property in relation to other properties in the same zoning district.
Vehicle Miles Traveled (VMT): A unit to measure vehicle travel made by a private vehicle, such as an automobile, van, pickup truck, or motorcycle. Each mile traveled is counted as one vehicle mile regardless of the number of persons in the vehicle.
View Corridor: The line of sight (identified as to height, width, and distance) of an observer looking toward an object that is significant to the community (e.g., ridgeline, river, historic building, etc.); the route that directs the viewer’s attention.
Viewshed: The area within view from a defined observation point.
Volume-to-Capacity Ratio: A measure of the operating capacity of a roadway or intersection, in terms of the number of vehicles that theoretically could pass through when the roadway or intersection is operating at its designed capacity. Abbreviated as v/c. At a v/c ratio of 1.0, the roadway or intersection is operating at capacity. If the ratio is less than 1.0, the traffic facility has additional capacity. Although ratios slightly greater than 1.0 are possible, it is more likely that the peak hour will elongate into a “peak period.” (See “Peak Hour” and “Level of Service.”)
Warehousing Use: A use engaged in storage, wholesale, and distribution of manufactured products, supplies, and equipment, excluding bulk storage of materials which are inflammable or explosive or which present hazards or conditions commonly recognized as offensive.
Wastewater Irrigation: The process by which wastewater that has undergone appropriate treatment is used to irrigate land.
Watercourse: Natural or once natural flowing (perennially or intermittently) water including rivers, streams, and creeks. Includes natural waterways that have been canalized, but does not include manmade channels, ditches, and underground drainage and sewer systems.
Watershed: The total area above a given point on a watercourse that contributes water to its flow; the entire region drained by a waterway or watercourse which drains into a lake, reservoir, bay or ocean.
Wetlands: Either transitional areas between terrestrial and aquatic systems where the water table is usually at or near the surface, or land that is covered by shallow water.
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Packet Pg. 305 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 36 Williamson Act: Known formally as the California Land Conservation Act of 1965, it was designed as an incentive to retain prime agricultural land and open space in agricultural use, thereby slowing its conversion to urban and suburban development. The program entails a ten-year contract between an owner of land and (usually) a county whereby the land is taxed on the basis of its agricultural use rather than the market value. The land becomes subject to certain enforceable restrictions, and certain conditions need to be met prior to approval of an agreement.
Workforce Housing: See “Affordable Housing” above.
Zero Lot Line: A detached single-family unit distinguished by the location of one exterior wall on a side property line.
Zone, Interim: A zoning designation that temporarily reduces or freezes allowable development in an area until a permanent classification can be fixed; generally assigned during general plan preparation to provide a basis for permanent zoning.
Zone, Traffic: In a traffic model, land areas are divided into zones, with each zone treated as producing and attracting trips. The production of trips by a zone is based on the number of trips to or from work or shopping, or other trips produced per dwelling unit.
Zoning: The division of a city by legislative regulations into areas, or zones, which specify allowable uses for real property and size restrictions for buildings within these areas; a program that implements policies of the General Plan.
Zoning District: A designated section of the City for which prescribed land use requirements and building and development standards are uniform.
Zoning, Incentive: The awarding of bonus credits to a development in the form of allowing more intensive use of land if public benefits, such as preservation of greater-than-the-minimum required open space, provision for low- and moderate-income housing, or plans for public plazas and courts at ground level, are included in the project.
Zoning, Inclusionary: Regulations which increase housing choice by providing the opportunity to construct more diverse and economical housing to meet the needs of low- and moderate-income families.
Often such regulations require a minimum percentage of housing for low- and moderate-income households in new housing developments and in conversions of apartments to condominiums.
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Packet Pg. 306 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
City of San Ram on, CA | Public Review Draft General Plan | O ctober 2023 37
ACKNOWLEDGMENTS
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Packet Pg. 307 Attachment: C. Updated Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning Commission Public Hearing:
Proposed Zoning Ordinance Text Amendments
September 19, 2023
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Packet Pg. 308 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Development and Land Use Approval Requirements D2
Division D2 – Allowable Land Uses and Zone Standards – Effective February 28, 2020 2-3 Chapter I - Development and Land Use Approval Requirements Sections:
D2-1 - Purpose
D2-2 - General Requirements for Development and New Land Uses D2-3 - Allowable Land Uses and Permit Requirements
D2-4 - Exemptions from Land Use Permit Requirements
D2-5 - Temporary Uses
D2-1 - Purpose
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.
D2-2 - General Requirements for Development and New Land Uses Each land use and/or structure shall be established, constructed, reconstructed, altered, moved or replaced in compliance with the following requirements.
A. 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).
B. 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).
C. 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.
D. 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.
D2-3 - Allowable Land Uses and Permit Requirements
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. Establishment of an allowable use.
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Packet Pg. 309 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Development and Land Use Approval Requirements D2
Division D2 – Allowable Land Uses and Zone Standards – Effective February 28, 2020 2-4
a. 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.
b. 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. 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. 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:
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) 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) The use will be consistent with the purposes of the applicable zone; (3) The use will be consistent with the General Plan and any applicable Specific Plan; (4) The use will be compatible with the other uses allowed in the zone; and (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.
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.
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.
d. Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter D7-II (Appeals and Calls for Review).
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
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Packet Pg. 310 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Development and Land Use Approval Requirements D2
Division D2 – Allowable Land Uses and Zone Standards – Effective February 28, 2020 2-5 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, the implementing the Subdivision Map Act.
CB. 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. 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. Allowed subject to the approval of a Minor Use Permit (Section D6-28), and shown as "MUP" uses in the tables;
3. Allowed subject to the approval of a Use Permit (Section D6-28), and shown as "UP" uses in the tables;
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. 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. 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.
D2-4 - Exemptions from Land Use Permit Requirements
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.
A. 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).
B. 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.
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Packet Pg. 311 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Standards for Specific Land Uses D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-45 D4-39 - Accessory Dwelling Units
Where allowed by Division D2 (Allowable Land Uses and Zoning Standards), accessory dwelling units shall comply with the requirements of this Section. An accessory dwelling unit in compliance with this Section is an accessory use or an accessory building and shall not be considered to exceed the allowable density for the property upon which it is located. (Government Code 65852.2) A. Purpose. The purpose of this Section is to:
1. Implement California Government Code Section 65852 et seq., as amended from time to time, for the development of accessory dwelling units (including junior accessory dwelling units).
2. Increase overall supply and range of housing options for all economic segments of the community.
3. Streamline small-scale infill development and to minimize governmental constraints on residential development while ensuring such housing remains compatible with the existing neighborhood.
4. Support Housing Element goals of facilitating construction of accessory dwelling units and increasing the number of housing units that are more affordable to San Ramon residents.
5. Encourage development of accessory dwelling units in zoning districts with compatible land uses and infrastructure.
B. Definitions. Unless otherwise specified in this Title, the definitions found in California Government Code Section 65852 et seq. shall apply to the terms contained herein.
1. Attached dwelling unit. A dwelling unit that has one or more party walls in common with another dwelling unit.
2. Detached dwelling unit. A dwelling unit that does not share any walls in common with another dwelling unit.
3. Accessory dwelling unit. An attached or detached subordinate dwelling unit located on a lot which contains a single-family or multi-family dwelling. An accessory dwelling unit shall include provisions for living, eating, sleeping, cooking and sanitation. An accessory dwelling unit may also include an efficiency unit, as defined in Section 17958.1 of Health and Safety Code or manufactured home, as defined in Section 18007 of the Health and Safety Code. An accessory unit is not considered an accessory building as defined in Division D2 and Division D8 (Glossary).
4. Junior accessory dwelling unit. A unit that is no more than 500 square feet in size and contained entirely within an existing single-family structure. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.
C. Applicability. The provisions of this Section apply to all parcels with at least one existing or proposed dwelling unit.
D. Review procedure. Prior to building permit issuance for an accessory dwelling unit and/or a junior accessory dwelling unit, a Zoning Clearance (Section D6-30) application for an accessory dwelling unit and/or junior accessory dwelling unit shall be processed and approved in compliance with California Government Code Section 65852 et seq. Accessory dwelling units shall be allowed byright (ministerially permitted) in any zone which allows for residential uses. This includes mixed-use zoning districts which allow residential and non-residential land uses.
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Packet Pg. 312 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Standards for Specific Land Uses D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-46 Accessory dwelling units are permitted on lots with a single-family or multi-family dwelling.
1. Single-family. Within a new or proposed single-family home, a maximum of one accessory dwelling unit and one junior accessory dwelling unit is allowed per lot if the space has exterior access from the proposed or existing single-family dwelling and meets required setbacks sufficient for fire and safety.
2 .
Multi-family. a. Within an existing multi-family dwelling structure, the number of accessory dwelling unit s
shall be limited to a maximum of 25% of the existing multi-family dwelling units; and b. A lot with a multi-family dwelling structure is limited to a maximum of two detached accessory dwelling units.
C. Design and development Standards 1. Unit size.
An accessory dwelling unit attached or constructed within an existing dwelling, shall contain at least 150 square feet, but not more than 50 percent of the net floor area of the existing dwelling, or 850 square feet, whichever is greater.
A detached accessory dwelling unit studio or one-bedroom unit shall contain at least 150 square feet and shall not exceed a maximum of 850 square feet. A detached accessory dwelling unit with more than one bedroom shall contain at least 150 square feet and shall not exceed a maximum of 1,000 square feet.
The existing dwelling may be considered the accessory dwelling unit, and a new dwelling unit built, if all applicable standards and requirements of this Zoning Ordinance are met.
2. Required setbacks.
In all R zones or a PD zone, an attached accessory dwelling unit must conform to the setbacks generally applicable to residential development in the applicable zone.
No additional setback shall be required for the conversion of an existing structure into an accessory dwelling unit and no more than four (4) feet from the side and rear property lines for an accessory dwelling unit constructed above an existing garage (Second Story).
In all R or residential PD zones, a detached accessory dwelling unit shall be set back a minimum of twenty (20)feet from the front property line, four (4) feet from the side property lines, and four (4) feet from the rear property line.
Height.
The height of a detached accessory dwelling shall be limited to 16 feet.
The height of an attached accessory dwelling is based on the maximum height allowed for residential construction in the applicable zone.
4 . Parking. An accessory dwelling unit shall require that one covered or uncovered parking space be provided in addition to the parking required for the primary unit. The additional space may be located within a required setback on a compliant parking surface or as a tandem space on an existing driveway. The use of mechanical lifts for additional parking shall also apply.
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Packet Pg. 313 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Standards for Specific Land Uses D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-47 Exception: Additional parking shall not be required under any of the following conditions:
The accessory dwelling unit is located within one-half mile of public transit. (For the purpose of this paragraph, public transit means any established bus stop associated with the bus services available for general public, such as but not limited to County Connection).
The accessory dwelling unit is located within an architecturally and historically significant historic district.
The accessory dwelling unit is part of the existing primary residence or an existing accessory structure.
When on-street parking permits are required, but not offered to the occupant of the accessory dwelling unit.
When there is a car share vehicle located within one block of the accessory dwelling unit. (For the purpose of this paragraph, car share vehicle means a passenger vehicle available at a designated location for general public by reservation and with a fee, such as but not limited to vehicles managed by Zipcar.)
5.Design.
The exterior design shall be in harmony with the immediate neighborhood. Building form, materials, colors and exterior finishes should reflect and be substantially the same as those of the existing primary dwelling.
Outside access to the accessory unit shall not be in the front of the existing dwelling.
Utility connections shall be required based on the service provider’s standards for accessory dwelling units.
Accessory dwelling units shall be designed to minimize potential privacy issues with the neighboring properties, and additional landscape screening may be required.
D. Occupancy. Rental of the primary or accessory dwelling unit shall not be for a term of 30 days or less unless approved for “lodging uses” pursuant to the site zoning designation.
E. Non-conforming units. Where the existing dwelling unit constitutes a legal non-conforming unit, an accessory unit may be constructed only if the non-conformity is not expanded and the accessory unit meets all current applicable zoning standards.
F. Subdivision. No subdivision or land or air rights shall be allowed of the subject parcel. Accessory units shall not be offered for separate sale from the primary residence but may be rented.
D4-40 - Service Stations and Car Washes
Where allowed by Division D2 (Allowable Land Uses and Zoning Standards), service stations and car washes shall comply with the requirements of this Section.
A. Minimum separation. Minimum separation between site boundaries shall be 500 feet, except that one such use may be located at each corner of a street intersection.
B. Site layout. Conditions of approval of a Use Permit may require buffering, screening, planting areas, or hours of operation necessary to avoid adverse impacts on properties in the surrounding area
.
C
.
Planting areas. Perimeter planting areas shall be as required for parking lots by Chapter D-33 (Landscape Design Standards) and Chapter D-34 (Parking and Loading), except where a buildin g
adjoins an interior property line. Required interior planting areas may adjoin perimeter planting areas.
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Packet Pg. 314 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Density Bonus D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-67 Chapter VIII – Density Bonus
Sections: D4-76 – Purpose
D4-77 – Definitions
D4-78 – Process and Applicability
D4-79 – Application Requirements
D4-80 – Density Bonus Housing Agreement
D4-81 – Reserved
D4-82 – Reserved
D4-83 – Reserved
D4-84 – Reserved
D4-76 – Purpose
The purpose of this Section Chapter is to implement the requirements of Government Code 65915 et seq. (“State Density Bonus Law”) by offering density bonuses, incentives, concessions or waivers for the development of housing that is affordable to the types of households and qualifying residents identified in Government Code Section 65915.
D4-77 – Definitions
Unless otherwise specified in this Chapter, the definitions found in State Density Bonus Law shall apply to the terms contained herein.
D4-78 – Process and Applicability
A. General. All proposed housing developments that qualify under California Government Code § 65915 for a density increase and other incentives, and any qualified land transfer under California Government Code § 65915 shall be eligible to apply for a density bonus (including incentives and/or concessions) consistent with the requirements, provisions and obligations set forth in California Government Code § 65915, as it may be amended from time to time. In accordance with State law, neither the granting of an incentive, concession, and/or waiver, nor the granting of a density bonus shall be interpreted, in and of itself, to require a general plan amendment, zoning amendment, variance, or other discretionary approval.
B.Compliance. The applicant shall comply with all requirements stated in California Government Code § § 65915 through 65918. The requirements of California Government Code § § 65915 through 65918, and any amendments thereto, shall prevail over any conflicting provision of this Code.
C. Excluded development. An applicant shall not receive a density bonus or any other incentive or concession if the housing development would be excluded under California Government Code § 65915.
D. Interpretation. The provisions of this subdivision shall be interpreted to implement and be consistent with the requirements of California Government Code § 65915. Any changes to California Government Code § 65915 shall be deemed to supersede and govern over any conflicting provisions contained herein. If any portion of this Article conflicts with State Density Bonus Law or other applicable State law, State law shall supersede this Section. Any ambiguities in this Section shall be interpreted to be consistent with State Density Bonus Law.
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Packet Pg. 315 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Density Bonus D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-68 E. Replacement Housing Requirement. Pursuant to subdivision (c)(3) of California Government Code § 65915, an applicant will be ineligible for a density bonus or other incentives unless the applicant complies with the replacement housing requirements therein.
F. Permitting Authority. Subject to the provisions of Division D7 (Zoning Ordinance Administration), of the Zoning Ordinance, application for a density bonus, incentive(s), concession(s), and/or waiver(s) shall be considered by and acted upon by the decision-making body with authority to approve the housing development.
A. Applicable Zones. This Chapter applies to all zoning districts that allow residential uses, including mixed use zoning districts. This Chapter applies only to the residential component of a mixed use project and shall not operate to increase the allowable density of the non-residential component of any proposed project.
B. Density Bonus Qualifications. All proposed housing developments that qualify under State Density Bonus Law for a density increase, and any qualified land transfer under State Density Bonus Law, shall be eligible to apply for a density bonus (including incentives, concessions and/or waivers) consistent with the requirements, provisions and obligations set forth in State Density Bonus Law, as may be amended.
In accordance with State law, neither the granting of an incentive, concession, and/or waiver, nor the granting of a density bonus shall be interpreted, in and of itself, to require a general plan amendment, zoning amendment, variance, or other discretionary approval.
C. Permitting Authority. Subject to the provisions of Division D7 (Zoning Ordinance Administration), of the Zoning Ordinance, application for a density bonus, incentive(s), concession(s), and/or waiver(s) shall be considered by and acted upon by the decision-making body with authority to approve the housing development.
D. Severability. If any provision of this Chapter or the application thereof to any person or circumstances is held invalid, such invalidity shall not affect other provisions or applications of the Chapter which can be given effect without the invalid provisions or applications of the Chapter. To this end, the provisions of this Chapter are severable. The City Council declares that it would have adopted this Chapter irrespective of the invalidity of any particular portion thereof.
E. Conflict of Law. In the event that any provision of this Chapter is found to be in direct conflict with State Density Bonus Law, the provisions of the State Density Bonus Law will apply.
D4-79 – Application Requirements
A. Written Application. Applicants requesting a density bonus, incentive(s), concession(s) and/or waiver(s) shall provide the City with a written density bonus proposal. The proposal shall be processed in conjunction with the underlying application(s) and reviewed for compliance with State Density Bonus Law.
B. Submittal Requirements. The proposal for a density bonus, incentive(s), concession(s) and/or waiver(s) pursuant to State Density Bonus Law shall include the following information:
1. Requested density bonus. A description of the requested density bonus including calculations showing the maximum base density, the number/percentage of market rate and affordable units and identification of the income level at which such units will be restricted pursuant to State Density Bonus Law, proposed unit sizes and number of bedrooms, and the proposed method of ensuring the continued availability of density bonus units.
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Packet Pg. 316 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Density Bonus D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-69
2. Requested incentive(s) or concession(s). A description of the requested incentive(s) or concession(s) including the number of incentive(s) or concession(s) allowed pursuant to State Density Bonus Law. The request for particular incentive(s) may require a pro forma or other report evidencing that the requested incentive(s) results in identifiable, financially sufficient and actual cost reductions that are necessary to make the housing units economically feasible. The report shall be sufficiently detailed to allow the City to verify its conclusions
3. Requested waiver(s). The written proposal shall include an explanation of the waiver(s) or reduction of development standards requested and why they are necessary to make the construction of the project physically possible.
4. Parking. The applicant may request, and the City shall grant, a reduction in parking requirements in accordance with California Government Code § 65915(p), as that section may be amended from time to time.
5. Physical Constraints. Except as restricted by California Government Code § 65915, the applicant for a density bonus may submit a proposal for the waiver or reduction of development standards that have the effect of physically precluding the construction of a housing development incorporating the density bonus and any incentives or concessions granted to the applicant. A request for a waiver or reduction of development standards shall be accompanied by documentation demonstrating that the waiver or reduction is physically necessary to construct the housing development with the additional density allowed pursuant to the density bonus and incorporating any incentives or concessions required to be granted. The City shall approve a waiver or reduction of a development standard, unless it finds that:
a. The application of the development standard does not have the effect of physically precluding the construction of a housing development at the density allowed by the density bonus and with the incentives or concessions granted to the applicant; b. The waiver or reduction of the development standard would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of § 65589.5, upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact;
c. The waiver or reduction of the development standard would have an adverse impact on any real property that is listed in the California Register of Historical Resources; or d. The waiver or reduction of the development standard would be contrary to state or federal law.
6. Fee. Payment of the processing fee in an amount set by resolution of the City Council to reimburse the City for staff time spent reviewing and processing the density bonus application submitted pursuant to this Chapter.
D4-80 – Density Bonus Housing Agreement
A. Density Bonus Housing Agreement. For all housing projects receiving a density bonus, incentive(s), concession(s) and/or waiver(s) under this Chapter, a density bonus housing agreement shall be entered into by the City and applicant/property owner. The density bonus housing agreement shall be made a condition of the discretionary planning permits for all housing developments pursuant to this Chapter and shall be recorded as a deed restriction on any parcel on which the residential units will be constructed.
B. Recording of Agreement. The density bonus housing agreement shall be recorded prior to the final or parcel map approval, or, where a map is not being processed, prior to the issuance of a building permit for any structure in the housing development.
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Packet Pg. 317 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Density Bonus D4
Division D4 – Standards for Specific Land Uses – Effective February 28, 2020 4-70 The agreement shall run with the land and be binding on all future owners and successors.
C. Contents of Agreement. The density bonus housing agreement shall include, but is not limited to the following:
1. A description of the development, including the total number of units, the number of affordable units, the tenure of the affordable units, the size in square footage and location of affordable units;
2. The term of the agreement and the terms of affordability of the required units in accordance with State Density Bonus Law;
3. A schedule for completion and occupancy of the affordable housing units in accordance with State Density Bonus Law;
4. A description of any incentives, concessions, waivers, or modifications of development standards being provided by the City;
5. Provisions to ensure each affordable unit be kept available only to members of the identified income group at the maximum affordable rent or sales price during the term of the agreement; and
6. Provisions to ensure implementation and compliance with this Chapter D4-81 through D4-84 – Reserved
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Packet Pg. 318 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Hillside, Creek, and Ridgeline Areas D5
Division D5 – Resource Management – Effective February 28, 2020 5-3 Chapter I - Hillside, Creek, and Ridgeline Areas
Sections:
D5-1 - Purpose
D5-2 - Applicability
D5-3 - Exemptions
D5-4 - Hillside, Creek, Ridgeline Area Development Standards D5-5 - Design Guidelines
D5-6 - Slope Methodology
D5-1 - Purpose
This Chapter provides standards for the protection and preservation of hillside, creek, and ridgeline areas.
The purpose of this Chapter is to:
1. Preserve significant features of hillsides, creeks, and ridgeline areas in essentially their natural state;
2. Preserve existing vegetation, soils, geology, slopes, and drainage patterns;
3. Preserve the natural topography, including swales, canyons, knolls, ridgelines, and rock outcrops, wherever feasible;
4. Minimize grading and cut and fill practices to retain the natural terrain and character of the hillsides and ridgelines;
5. Avoid development that would result in unacceptable fire, flood, slide, or other safety hazards;
6. Avoid unwarranted, high maintenance costs for public facilities;
7. Provide a mechanism for flexible design of development projects so that development may be clustered to allow environmentally sensitive areas to be preserved as open space;
8. Encourage design of street systems and driveways that blend with the natural contours and minimize extensive grading; and
9. Provide adequate buffer areas between creek corridors and adjacent development, to retain the creek corridors as valuable natural, scenic, and recreational amenities as appropriate.
Definitions of technical terms and phrases used in this Section may be found in Division D8 (Glossary) under “Resource Management.”
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Packet Pg. 319 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Hillside, Creek, and Ridgeline Areas D5
Division D5 – Resource Management – Effective February 28, 2020 5-4 D5-2 - Applicability
The provisions of this Chapter apply to proposed development, other than Public Works projects, on any sites as identified below:
1. The Resource Management Area and Creeks as identified in General Plan Figure 8-3 (Resource Management); or
2. All property over 500 feet in elevation; or
3. Property with a natural gradient in excess of 10 percent; or
4. Property within 1,000 feet of a major or minor ridgeline; D5-3 - Exemptions
The provisions of this Chapter shall not apply to:
1. The Built Urban Land as identified in General Plan Figure 8-3 (Resource Management), except for creek setback regulations.
D5-4 - Hillside, Creek, and Ridgeline Area Development Standards A. Development standards. Development proposed within the Hillside, Creek, and Ridgeline Areas shall comply with the development standards of the primary zone, except as follows.
1. Density. The density on all developable and undevelopable land shall be limited to the following densities based upon the existing natural slope as determined by the method described in Section D5-6 (Slope Methodology).
Note: (1) Densities may be averaged over the project site (Within these density ranges, units may be transferred so as to create a relatively even density gradient from higher density on 10 percent slopes to lower density on 20 percent slopes, without increasing the total number of units.)
Densities on undevelopable land may be exercised only upon transfer to developable land.
Undevelopable land is defined by Zoning Ordinance
Division D8 (Glossary) as:
a. Land with an existing, natural slope in excess of 20 percent with a minimum elevation differential of 40 feet and a minimum contiguous area of three acres; or b. Riparian corridors or associated vegetated areas of creeks, intermittent streams, perennial streams, or lakes.
Slope Density
Greater than 20 percent 1 dwelling unit per 320 acres
15 to 20 percent 1 dwelling unit per 5 acres (1)
10 to 15 percent 1 dwelling unit per 1 acre (1)
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Packet Pg. 320 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission
City of San Ramon
DRAFT
Zoning Ordinance
August 2023
Division D2 – Allowable Land Uses and Zoning
Standards
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Packet Pg. 321 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission
Chapter XX
New Mixed-Use Zones (Draft)
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Packet Pg. 322 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission
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Packet Pg. 323 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission
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Packet Pg. 324 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – Mixed-Use Zones 3 New Mixed-Use Zones
New Mixed-Use Zone Land Uses and Permit Requirements
A. Allowable Land Uses and Permit Requirements. Table 1 (Allowed Land Uses and Permit Requirements for New Mixed-Use Zones) 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 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.
Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones Key:
P = Allowed by Right (Zoning Clearance may be required) MUP = Minor Use Permit required
UP = Conditional Use Permit required
S = Permit requirement set by Specific Use Regulation
ZC = Zoning Clearance required
(−) = Not Allowed
Land Use (1)
Permit Required
Specific Use
MUX MUR DMU-N Regulations
Media Production ZC(3) ZC(3) ZC(3)
Recycling Facility — — —
Research and Development, General MUP MUP MUP
Research and Development, Limited ZC(3) ZC(3) ZC(3)
Laboratory, Non-Medical MUP MUP MUP
Commercial Recreation Facility – Indoor UP UP UP D4-30
Conference/Convention Facility UP UP UP
Fitness/Health Facility UP UP UP
Library, Museum, Gallery (non-retail gallery) P P P
Meeting Facility, Public or Private MUP MUP MUP
Night Club MUP MUP MUP
Park and Recreation Facility – Site of 2 acres or less P P P School – Public or Private UP UP UP
School – Specialized Education or Training MUP MUP MUP
Sports and Entertainment Assembly Facility UP UP UP
Studio – Art, Dance, Martial Arts, Music, etc.
(ground floor) ZC(3) ZC(3) ZC(3)
Studio – Art, Dance, Martial Arts, Music, etc. (upper
floor) P P P
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Packet Pg. 325 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Chapter XX Mixed-Use Zones
4 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones Key:
P = Allowed by Right (Zoning Clearance may be required) MUP = Minor Use Permit required
UP = Conditional Use Permit required
S = Permit requirement set by Specific Use Regulation
ZC = Zoning Clearance required
(−) = Not Allowed
Land Use (1)
Permit Required
Specific Use
MUX MUR DMU-N Regulations
Theater, Movies, or Performing Arts UP UP UP
Animal – Wild or Exotic S S S Municipal Code Div. B2
Animal – Domestic P P P
Emergency Shelter P P P
Home Occupation S S S
Live/Work Unit MUP MUP MUP
Mixed-Use Project with Residential Component P P P
Supportive Housing UP UP UP
Transitional Housing UP UP UP
Residential Care, 6 or fewer P P P
Residential Care, 7 or more MUP MUP MUP
Retail Trade
Accessory Retail and Services P P P
Alcoholic Beverage Manufacturing, Micro-Brewery UP UP UP Auto and Vehicle Sales and Rental MUP(4) MUP(4) MUP(4)
Building/Landscape Materials Sales – Indoor
Showroom UP UP UP
Convenience Store P P P
Drive-through Retail UP UP UP
Eating and Drinking Establishments P P P
With wine and beer P P P
With full alcoholic beverage service MUP MUP MUP
Alcoholic Beverage Manufacturing, Brew Pub P P P
With drive-through service MUP MUP MUP
With live entertainment MUP MUP MUP D4-34
With up to 12 outdoor seats or stools P P P
With 13 or more outdoor seats or stools MUP MUP MUP
Farmer’s Market – Ongoing MUP MUP MUP
Food and Beverage Sales – Chain Grocery P P P
Food and Beverage Sales – Specialty Food Store P P P
Furniture, Furnishings, and Appliance Store P(5) P(5) P(5) Mobile Home, Boat, or RV Sales — — —
Outdoor Retail Sales and Activities MUP MUP MUP D4-35
Outdoor Vendor MUP MUP MUP D4-35
Pharmacy, Medical Supplies P P P
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Packet Pg. 326 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – Mixed-Use Zones 5 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones Key:
P = Allowed by Right (Zoning Clearance may be required) MUP = Minor Use Permit required
UP = Conditional Use Permit required
S = Permit requirement set by Specific Use Regulation
ZC = Zoning Clearance required
(−) = Not Allowed
Land Use (1)
Permit Required
Specific Use
MUX MUR DMU-N Regulations
Retail, General – 50,000 sf or less of floor area P P P Retail, general – Over 50,000 sf of floor area P P P
Secondhand Store MUP MUP MUP
ATM P P P
Bank, Financial Services P P P
Business Support Service P P P
Medical Services – Clinic, Laboratory, Urgent Care
(ground floor) MUP(3) UP(3) UP(3)
Medical Services – Clinic, Laboratory, Urgent Care
(upper floors) MUP MUP MUP
Medical Services – Doctor Office (ground floor) P(2) P(2) P(2) Medical Services – Doctor Office (upper floors) P(2) P(2) P(2) Medical Services – Extended Care UP UP UP
Office – Accessory P P P
Office – Business/Service (ground floor) P P P
Office – Business/Service (upper floors) P P P
Office – Government (ground floor) P P P
Office – Government (upper floors) P P P
Office – Processing (ground floor) MUP MUP MUP
Office – Processing (upper floors) MUP MUP MUP
Office - Professional/Administrative (ground floor) P P P Office - Professional/Administrative (upper floors) P P P Adult Day Care UP UP UP
Animal Services – Boarding/Training MUP MUP MUP
Animal Services – Grooming ZC(3) ZC(3) ZC(3)
Animal Services – Veterinary Clinic, Animal Hospital MUP MUP MUP Catering Service MUP(3) MUP(3) MUP(3)
Child Day Care Center UP UP UP
Child Day Care Center – Accessory to on-site
anchor tenant UP UP UP
Child Day Care – Small family day care home P P P
Lodging – Bed & Breakfast Inn (B&B) UP UP UP D4-27
Lodging – Hotel or Motel UP UP UP
Personal Services ZC(3) ZC(3) ZC(3)
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Packet Pg. 327 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Chapter XX Mixed-Use Zones
6 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones Key:
P = Allowed by Right (Zoning Clearance may be required) MUP = Minor Use Permit required
UP = Conditional Use Permit required
S = Permit requirement set by Specific Use Regulation
ZC = Zoning Clearance required
(−) = Not Allowed
Land Use (1)
Permit Required
Specific Use
MUX MUR DMU-N Regulations
Public Safety Facility P P P
Broadcasting Studio MUP MUP MUP
Cogeneration Facility UP UP UP
Heliport UP UP UP
Parking Facility, Public or Commercial UP UP UP
Transit Station P P P
Utility Facility UP UP UP
Utility Infrastructure P P P
Wireless Telecommunications Facility S S S
Footnotes:
(1) See division D8 for land use definitions.
(2) Use allowed only if it does not exceed 10% of the total office space on the site. (3) Use allowed with a Minor Use Permit or Zoning Clearance, as identified in the table above, on ground floor if non-retail uses occupy 25% or less of the gross ground floor area. Non-retail uses exceeding 25% gross ground floor area may be authorized by a Minor Use Permit when the economic findings in Section D4- 38 Non-Retail Uses within Retail/Commercial Centers can be made. (4) Limited to an auto rental agency accessory to a hotel or retail sales/showroom. (5) Allowed only as accessory to department store.
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Packet Pg. 328 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – Mixed-Use Zones 7 New Mixed-Use Zone General Development Standards
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 (New MixedUse Zone Development standards), in addition to the applicable development standards (e.g., landscaping, parking, and loading, etc.) in Division D3 of this Zoning Ordinance.
Table 2
New Mixed-Use Zone Development Standards
Development Feature
Requirement by Zone
MUX MUR DMU-N
Minimum Lot Size The minimum area and width for parcels proposed in new subdivisions.
Area (net) Determined through subdivision process
Width Determined through subdivision process
Depth Determined through subdivision process
Residential Density Minimum site area per dwelling unit as determined by the General Plan. The actual number of units allowed will be determined through subdivision or land use permit approval.
Minimum Density (du/ac) 20 20 20
Maximum Density (du/ac) 40 40 60
Floor Area Ratio (FAR)
The measurement of a structure’s floor area in relation to the size of the lot that the structure(s) is located on.
FAR is expressed as a decimal number and is derived by dividing the total net area of the structure(s) by the total area of the lot (structure area ÷ lot area).
Sitewide Minimum 0.70 0.70 1.25
Sitewide Maximum 2.0 2.0 2.75
Nonresidential Minimum 0.45 N.A. N.A.
Residential Minimum N.A. 0.5 N.A.
Setbacks (1) Minimum setbacks required. See Section D3-10 for exceptions, and allowed projections into setbacks.
Front 10 feet
Side – Interior (each) Determined through project review and approval Side – Corner Determined through project review and approval Rear Determined through project review and approval
Accessory Structure See Section D4-26 (Accessory Structures) Lot Coverage The maximum percentage of total lot area that may be covered by structures.
Maximum N.A. N.A. N.A.
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Packet Pg. 329 Attachment: D. Proposed Zoning Ordinance Text Amendments, dated September 19, 2023 (4123 : Joint City Council and Planning Commission Chapter XX Mixed-Use Zones
8 Table 2
New Mixed-Use Zone Development Standards
Development Feature
Requirement by Zone
MUX MUR DMU-N
Height Limit Maximum allowable height of structures. See Section D3-6 (Height Limits and Exceptions) for height measurement requirements, and height limit exceptions.
Maximum (ft) 60 (2) 60 (2) 85 (2)
Landscaping See Chapter D3-II (Landscape Design Standards) Parking See Chapter D3-III (Parking and Loading)
Signs See Chapter D3-IV (Signs)
Footnotes:
(1) Except that a 25-foot wide side and/or rear yard shall be required abutting a residential zone, and where a lot abuts the Interstate 680 right-of-way; and structures shall not intercept the daylight plane required by Section D2-15. (2) Except as limited by Daylight Plane Requirements (D2-15.A) and Section D3-6 (Height Limits and Exceptions).
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General Plan 2040 – Public DraŌ Errata Changes List (dated 09/27/2023) Global:
Consistent references on use of City vs. city
Consistent Planning Area size
IntroducƟon Chapter and Glossary:
Table 1-2 (Consistency between the GP and ZO): Revise the following residenƟal land uses and consistent base zoning districts with the highlighted edits:
o Low Density ResidenƟal
o Low Medium Density ResidenƟal
o Medium Density ResidenƟal
o Medium-High Density ResidenƟal
o High-Very High Density ResidenƟal
Table 1-2: Zoning consistency Tables revised to add new San Ramon Village Housing Opportunity that implements the San Ramon Village Specific Plan
SecƟon 1.5, Board and Commissions secƟon: Edit the following sentence with the highlighted edits:
“ImplementaƟon of the General Plan will involve the Planning Commission, the Parks and Community Services Commission, the Architectural Review Board and the City’s eight nine advisory commiƩees (Arts, Economic Development, Open Space, Housing, InnovaƟon and Technology, Library, Senior CiƟzen, TransportaƟon, and TransportaƟon Demand Management).”
SecƟon 1.6, Annual Report secƟon: Revise the following paragraph with the highlighted edits:
“In addiƟon, any miƟgaƟon monitoring and reporƟng requirements prescribed by the California Environmental Quality Act (CEQA) idenƟfied in the general plan environmental impact report (EIR) should be addressed in the annual report because they are closely Ɵed to plan implementaƟon. Finally, the annual report should include the implementaƟon status of the General Plan goals and policies and a summary of all general plan amendments adopted during the preceding year and an outline of upcoming projects and general plan issues to be addressed in the coming year, along with a work program.” Glossary: Incorporated glossary changes based on Sept 5 PC comments.
Economic Element Chapter:
Year 2021 Employment SecƟon: Change with the following highlighted edits:
…37,301 jobs (data from EMSI) to …jobs (Economic Modeling Specialist InternaƟonal (EMSI) data).
FUTURE NON-RESIDENTIAL LAND NEEDS SecƟon: Edit with the following highlighted edits:
“Table 2-2 summarizes the potenƟal long-term demand/development opportuniƟes, based on opƟmizing opportuniƟes, in San Ramon. Change name of Table 2-2 “Summary of PotenƟal Long-Term Demand/Development OpportuniƟes in San Ramon” Fiscal Analysis of the General Plan secƟon: Revise the following sentence with the highlighted edit:
“In 2014, the City created a Citywide Community FaciliƟes District (CFD) which also serves to offset costs of City services and faciliƟes formfrom new development.” Attachment E
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Policy 2.3-I-1: Revise with the following highlighted edits:
Implement the goals and strategies of the Economic Development Strategic Plan (EDSP) and assess the need for updates as warranted in response to changes to economic condiƟons. Policy 2.3-I-8: SubjecƟve language. Delete: “low business license fees” Policy 2.3-I-8: Revise so that only the following is the policy text:
“Promote San Ramon as a locaƟon for business.”
The following remaining text shall be italic text that describes implementaƟon, but not part of the policy:
“Coordinate a City effort to “sell” San Ramon as a business locaƟon offering assets that include an educated workforce; compeƟƟve development sites; and an acƟve, businessfriendly government with low business license fees.” Policy 2.3-I-9: Revise policy with the following highlighted edit:
“Develop a comprehensive Business Development Strategy that includes access to tools and resources needed by new and exisƟng businesses to grow in San Ramon as part of the EDSP update.”
Policy 2.3-I-9: In italics, change date from 2011 to 2018:
“… incorporated into the 2011 2018 EDSP…”
Policy 2.3-I-10: Add a new Policy 2.3-I-10 with the following text related to tourism:
Policy: AƩract and engage organizaƟons that promote tourism in San Ramon.
Italics text below policy: The Chamber of Commerce and Discover San Ramon can play a key role in supporƟng tourism in San Ramon
Policy 2.3-I-16: Delete italicized text. Replace italicized with:
In 2020, the City approved the CityWalk Master Plan a 135 acres area within Bishop Ranch.
The CityWalk area integrates recreaƟonal ameniƟes, office and commercial uses, and up to 4,500 mulƟ-family residenƟal units over the next 20 to 30 years. CityWalk will draw users and visitors throughout the day and week, in part through revenue-generaƟng businesses that will both contribute to the diversity of uses and provide economic support. Policy 2.3-I-21: Revise policy with the following highlighted edits:
“Evaluate the ability of new All new development shall to pay for its infrastructure, its share of public and community faciliƟes, and the incremental operaƟng, maintenance, and upgrade costs it imposes.”
Policy 2.3-I-33: Add a new Policy 2.3-I-33 with the following text related to commercial property maintenance:
Policy: AcƟvely engage commercial property owners to maintain and/or upgrade their properƟes through building, site, and landscape improvements.
Growth Mgmt. Element Chapter:
Growth Management Intro, last paragraph: Add following highlighted updated text:
While Measure J eliminated the previous Measure C requirements for local performance standards and level-of-service standards for non-regional routes, San Ramon maintained local standards unƟl the General Plan 2040 update. Due to economic and populaƟon
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growth projected at General Plan 2040 buildout, San Ramon has chosen to shiŌ to a carry forward these growth standards as performance guidelines approach in this Element. San Ramon’s GME growth management performance objecƟves and guidelines represent the desire of the City and its residents to preserve and enhance the quality of life in San Ramon. Police Facility Analysis SecƟon: Delete the following:
“…contract with the Contra Costa County Sheriff’s Office;” Replace with the following:
“…through a 911 Dispatch Center, operated by the San Ramon Valley Fire ProtecƟon District.”
Schools Facility Analysis SecƟon: Revise the following with the highlighted edits:
The City of San Ramon is served by the San Ramon Valley Unified School District (SRVUSD).
This mulƟjurisdicƟonal District currently operates eleven 12 elementary schools (grades K5), four middle schools (grades 6-8), two high schools (grades 9-12), one alternaƟve educaƟon high school (minimum age 16), and the VENTURE independent study school (grades K-12) within the City of San Ramon. Currently, approximately 17,63057 students aƩend schools in San Ramon.
Policy 3.4-I-6: Modify the policy by deleƟng “…such as light rail or BART…” from the policy. Revise italic text below the policy to be consistent with the policy revision:
“San Ramon, Danville, and Contra Costa County have adopted a memorandum of understanding that designates the I-680 right-of-way as the preferred alignment for future rail transit service through the San Ramon Valley for the purpose of serving major employment centers. The Measure J TransportaƟon Expenditure Plan allocates funding for the Innovate 680 program and projects such as the I-680 Carpool Lane Gap Closure/Transit Corridor Improvements including auxiliary lanes, and increased express bus service for the San Ramon Valley.
SecƟon 3.6, JOB AND HOUSING OPPORTUNITIES: Update with addiƟonal historical background and where we are going with raƟo with the following highlighted edits:
“…labor supply for businesses in San Ramon. Though the job/housing raƟo has improved from 1.51 to 1.26 since 2000, In 2000, the raƟo of the number of jobs to the number of housing units was 1.51. In 2022, the job/housing raƟo is 1.26. There are sƟll more people commuƟng from other ciƟes to jobs in San Ramon than there are local residents working within the City. This indicates a need to conƟnue improving the balance of jobs and housing within the City of San Ramon, and by buildout of this General Plan to the year 2040, the jobs/housing raƟo is esƟmated to be increase to 1.89 due to Plan Bay Area’s esƟmated increase of jobs. While the City is increasing opportuniƟes for housing producƟon to meet our regional housing needs, job growth conƟnues to remain strong. When the City incorporated in 1983, much of its area had already been developed or pre-zoned for office and residenƟal uses. Today, the area within the San Ramon city limits is mostly developed and the challenge to the City is to provide a broader range of residenƟal opƟons within a limited land area to bring job and housing opportuniƟes in closer equilibrium. A broad range of housing issues is discussed further in the Housing Element.
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Land Use Element Chapter:
Table 4-1: Change the Contra Costa County ResidenƟal Units (Occupied) % Change from “<1%” to “8.2%”
Figure 4-1: Update Planning Subareas to show boundary of City Core boundary line. Twin Creeks Planning Subarea secƟon: Revise the following last sentence with the highlighted edit:
“With respect to commercial development, Twin Creeks subarea has approximately 38,800 square feet neighborhood serving commercial space associated with Applebee’s restaurant, Bollinger Crossing, and Homestead Village projects.”
SecƟon 4.2, Planning Subareas in San Ramon, between the Twin Creeks and Westside headings:
Added a new City Core heading with the following text:
The City core is the area generally east of I-680, south of the City limit with the Town of Danville, generally north of Inverness Park subdivision along the Bollinger Canyon Road corridor, west of Alcosta Blvd.
Density/Intensity Standards SecƟon: Redundant to definiƟon. Remove the following highlighted text:
“… and streets which provide primary and direct access to a public street” General Plan Land Use ClassificaƟon secƟon: Revise the following residenƟal land uses descripƟons with the highlighted edits:
o Single Family ResidenƟal-Low Density ResidenƟal. Single-family rResidenƟal development at densiƟes of between 0.2 -3 units per acre. Typical lot sizes range from 10,000 to 15,000 square feet. This designaƟon reflects exisƟng low-density neighborhoods, such as Twin Creeks Hills and Royal Ridge.
o Single Family ResidenƟal-Low Medium Density ResidenƟal. Single-family rResidenƟal development at densiƟes of between 3-6 units per acre with a maximum lot size of 10,000 square feet. The Oaks in the Westside is an example of this designaƟon. o Single Family-Medium Density ResidenƟal. Single-family rResidenƟal development at densiƟes of between 6-14 15 units per acre with typical lot sizes of approximately 3,500 square feet and including detached units, zero lot line units, garden paƟo homes, and townhomes. New rResidenƟal development in Country Faire is typical of this designaƟon. o MulƟple Family-Medium-High Density ResidenƟal. MulƟple-family rResidenƟal development at densiƟes of between 154-30 units per acre. Such development should reflect high quality design with integrated open space and recreaƟonal and/or cultural ameniƟes, and opportuniƟes for workforce housing. Structure parking would be necessary at the higher end of the range. Promontory View in the Crow Canyon Redevelopment area is an example of this designaƟon.
o MulƟple Family-High-Very High Density ResidenƟal. This new designaƟon provides for the highest density mulƟple-family residenƟal development at densiƟes of between 30-50 units per acre. Such development units should reflect high quality design with integrated open space and recreaƟonal and/or cultural ameniƟes, and opportuniƟes for workforce housing. Structure parking would be necessary.
o Add under ResidenƟal subheading: San Ramon Village Housing Opportunity: This land use is intended to allow for future infill and intensificaƟon of underuƟlized properƟes in the San Ramon Village Specific Plan area in a way that minimizes impacts on exisƟng businesses and
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that can lead to the creaƟon of a cohesive mixed-use district. Within this area, residenƟal development is allowed on assembled sites greater than 1.5 acres, subject to livability condiƟons intended to miƟgate potenƟal conflicts between the new residenƟal development and exisƟng nonresidenƟal uses. ResidenƟal development within this designaƟon is limited to a minimum density of 22 dwelling units per acre and a maximum density of 35 dwelling units per acre. AddiƟonal ancillary commercial uses are also allowed on the ground floor up to a maximum 0.40 FAR. Buildings are required to be oriented to public or publicly accessible streets to promote a pedestrian-friendly environment. Update MU DefiniƟon: Mixed-Use, Commercial Emphasis. The purpose of the Mixed-Use, Commercial Emphasis (MUX) land use zone is to provide areas for an integrated neighborhood, primarily to enhance exisƟng and promote new commercial uses (retail and/or office) with complementary residenƟal uses. A density range of 20 to 40 dwelling units per acre allows a variety of residenƟal housing types located along street frontages. The MUX land use envisages zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residenƟal uses located behind or above the primary commercial uses. Development could be stand-alone, verƟcal, or horizontal mixed-use configuraƟons. Within the MUX land use, a nonresidenƟal 0.45 FAR minimums are is established to maintain retail square footage. The MUX sitewide FAR range is 0.7 to 2.0.
Update MU DefiniƟon: Mixed-Use, ResidenƟal Emphasis. The purpose of the Mixed-Use, ResidenƟal Emphasis (MUR) land use zone is to provide areas for an integrated neighborhood, with a combinaƟon of primarily residenƟal uses mixed with complementary office and commercial uses.
The MUR land use provides housing infill opportuniƟes on exisƟng small and mid-size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residenƟal housing types located along street frontages. Development can be stand-alone, verƟcal, or horizontal mixed-use configuraƟons. Within the MUR land use, a residenƟal 0.5 FAR minimums are is established to maintain and encourage residenƟal development within this zone. The MUR sitewide FAR range is 0.7 to 2.0.
Update MU DefiniƟon: Downtown Mixed-Use, North. The purpose of the Downtown Mixed-Use, North (DMU-N) land use zone is to encourage an integrated neighborhood of commercial and residenƟal uses within the Core area of San Ramon. The intent is to incorporate new residenƟal uses in the exisƟng office seƫng with pedestrian-friendly streetscapes, open spaces, and trails connecƟng to the Iron Horse Trail and City Center. ResidenƟal uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportaƟon networks. The allowed density in the DMU-N land use 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 verƟcal in nature with residenƟal entryways taking advantage of the City’s Walking District, and allowance for higher density. Development can be verƟcal mixed use or stand-alone residenƟal in proximity to nearby commercial uses with a horizontal mixed-use configuraƟon. The DMU-N sitewide FAR range is 1.25 to 2.75.
Table 4-5 (Consistency between GP and ZO): Revise with the following highlighted revised residenƟal land use names and Consistent Base Zoning Districts. Land use map legend needs to be updated accordingly:
o Single Family-Low Density ResidenƟal RE-A, RE-B, RS-12, RS-10 o Single Family-Low Medium Density ResidenƟal RS-10, RS-7, RS-6
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o Single Family-Medium Density ResidenƟal RS-6, RS-D, RM o MulƟple Family-Medium-High Density ResidenƟal RM, RMH, RH o MulƟple Family-High-Very High Density ResidenƟal RH, RVH Table 4-5: Zoning consistency Tables revised to add new San Ramon Village Housing Opportunity that implements the San Ramon Village Specific Plan
Policy 4.6-I-6: Replace exisƟng policy with the with following highlighted edits:
MiƟgate impacts on natural features, sensiƟve habitat, and agricultural resources due to residenƟal development in Rural ConservaƟon designaƟons as required by local Ordinance or habitat protecƟon plan.
Policy 4.6-I-13: Revise to add following highlighted edits:
“Evaluate shared parking or other alternaƟve parking proposals for residenƟal development, parƟcularly adjacent to streets with no on-street parking, based on projectspecific parking studies that analysis project need consistent with the Zoning Ordinance alternaƟve parking provisions.”
Policy 4.6-I-21: Revise the exisƟng policy with the following revised policy text:
“Evaluate and update as needed the maximum allowable non-retail uses within neighborhood or community shopping centers and adopt clear economic findings that must be made before approving non-retail uses that exceed the limit.” Policy 4.6-I-30: Revise with the following highlighted edits:
“…Complementary uses shall be consistent with site zoning, compaƟble with the primary use and shall not result in a significant adversely affect on the traffic-carrying capacity of adjacent streets.”
Policy 4.7-I-5: Revise italic text with the following highlighted edits:
The Tassajara Valley is not within the City’s Sphere of Influence (but is within the City’s Planning Area). and the Contra Costa County is the approval authority for all land use applicaƟons within the subarea.
Policy 4.8-I-6: Add italics to the following text:
To improve access to the Iron Horse Trail, the City will conƟnue to seek opportuniƟes to add connecƟons to the trail through partnerships with adjacent land owners and through the development review process.
Policy 4.8-I-8: Update with the following edits: Strike out the “e” in ensure; strikeout the “s” in “minimizes”; add back in “s” for “preserve” and “enhance” Policy 4.8-I-20: Revise italic with the following highlighted edits:
Walls shall be designed to provide a safe and aƩracƟve streetscape with varied building orientaƟons, landscaping and berm materials, and any other techniques that will provide visual relief.
Land Use Map Changes:
See four land use map cut sheets with errata changes. o Add a new San Ramon Village Housing Opportunity to the land use map and legend.
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Traffic and CirculaƟon Element Chapter:
SecƟon 5.6 (TDM and Public Transit): Under Public Transit discussion, delete the sentence “The North Camino Ramon Specific Plan contemplates a new or relocated transit center to geographically balance transit facility needs within the core of the City.” Policy 5.7-I-3: Italic text below policy – Revise following sentence with following highlighted edits:
“The trail is linked to City Center and is anƟcipated to serve as an important corridor within the City North Camino Ramon Specific Plan.
AddiƟonal Traffic and CirculaƟon Element errata changes shown in track change format in the following screenshots:
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Parks and RecreaƟon Element Chapter:
SecƟon 6.3 Other RecreaƟon Areas and FaciliƟes: Revise the last sentence with the following highlighted edits:
The trail system is portrayed in Figure 6-4the General Plan Land Use Map in the Land Use Element.
Policy 6.5-I-1: In the italics, change back to “6.5.” with the following highlighted edits:
Of the total 6.15 acres per 1,000 residents guideline, at General Plan buildout, maintain a goal of 4.5 acres per 1,000 residents for neighborhood and school parks and 2.0 acres per 1,000 residents for community parks and specialized recreaƟon areas. Figure 6-2: ExisƟng Neighborhood, Community, and Specialty Parks: Added Bishop Ranch Lakes Figure 6-3: Parks and RecreaƟon System in San Ramon: Added Bishop Ranch Lakes Figure 6-4: Proposed Parks, Trails, and Open Space: Added future Bishop Ranch 6 Park and removed North Camino Ramon Specific Plan park
AddiƟonal Parks and RecreaƟon Element errata changes shown in track change format in the following screenshots:
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Public Facility and UƟliƟes Element Chapter:
SecƟon 7.1 Community FaciliƟes: Fix typo with following highlighted edits:
“Four mulƟ-purpose community centers (the San Ramon Community Center at Central Park, the Alcosta Senior & Community Center, Park & Gardens, the Dougherty StaƟon Art Community Arts Center, and the Amador Rancho Community Center 7.2 EDUCATIONAL FACILITIES, ExisƟng enrollment: Revise the following with the highlighted edits:
“…four middle schools (grades 6-8), two high schools (grades 9-12), one alternaƟve educaƟon high school (minimum age 16), and Venture, an independent study school (grades K-12). “…approximately 17,63057…”.
Table 7-1: Update to add Del Amigo to the list with enrollment at 27 and capacity at 30 and new totals at the boƩom table.
Table 7-1: Revise the Total Enrollment number from “1,7630” to “17,657” Policy 7.3-I-1: Update with the following highlighted edits:
Encourage developers of residenƟal projects Require new residenƟal development, if appropriate, to parƟcipate in Community FaciliƟes Districts and encourage developers of nonresidenƟal and commercial projects to parƟcipate in Benefit Improvement Districts. SecƟon 7.4 UƟliƟes: Revise typo with the following highlighted edit:
“…while Pacific Gas and Electric provides natural gas and electrical services…” Policy 7.4-I-1: Change “MarƟn Clean Energy” to “Marin Clean Energy” SecƟon 7.7 (Police Services): Revise the last sentence of first paragraph that ends with “while.” Change sentence with the following highlighted edits:
“The Police Services Department is located at 2401 Crow Canyon Road while dispatch services are provided through a 911 Dispatch Center, operated by the San Ramon Valley Fire ProtecƟon District.
Open Space and ConservaƟon Element Chapter:
Figure 8-2: Added revised Figure 8-2 (Summary of Open Space Resource) Figure 8-3: Added revised Figure 8-3 (Resource Management) Policy 8.4-I-14: Revise with the following highlighted edits:
Promote the preservaƟon and planƟng of local naƟve trees and shrubs where development occurs on land surrounding reservoirs and streams, especially adjacent to areas where banks or channels have been modified for flood protecƟon. Policy 8.6-I-8: Created new Policy 8.6-I-8 from previous new language originally added to Policy
8.6-I-6:
New Policy 8.6-I-8: Promote the reducƟon of storm water polluƟon through the construcƟon and maintenance of joint treatment faciliƟes and other partnerships between the City and private property owners.
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Safety Element Chapter:
SecƟon 9.2, EvacuaƟon Routes SecƟon: Delete the following highlighted text:
There is a concentraƟon of residenƟal neighborhoods in the eastern porƟon of the Cty that have limited evacuaƟon routes along Bollinger Canyon Road. to be consistent with Figure 9-
2. Revise to read that the neighborhoods are spread throughout the City. Policy 9.1-I-6: Add the following italics below the policy:
Hardening of structures will increase resistance to heat, flames, and embers that accompany most wildfires.
Policy 9.6-I-9: Update with the following highlighted edits:
Invest in sustainable backup power sources to provide redundancy and conƟnued services for criƟcal faciliƟes during periods of high demand during extreme heat events or possible outages because of safety power shut offs and extreme weather.
Noise Element Chapter:
Policy 10.1-I-11: Update policy with the following highlighted edits:
Designate walking districts in which Encourage new developments will be encouraged to provide faciliƟes which support the use of alternaƟve transportaƟon modes such as walking, bicycling, carpooling and, where applicable, transit to reduce peak-hour traffic and vehicular noise.
Air Quality and GHG Emissions Element Chapter:
SecƟon 12.5 (Federal, State, Regional, and Local ResponsibiliƟes), San Ramon Strategies: Added the following highlighted edits to recognize that a majority of residents are already using GHG-free electricity:
“San Ramon has commiƩed to reducing local air pollutant and GHG emissions within the community through acƟons under its purview. Over 90% of City residents are in MCE that has 97% GHG-free. The City’s influence over the density and design of land use projects and the local transportaƟon system allows for reducƟons in transportaƟon-related emissions. …”
Policy 12.9-I-3: Revised policy with the following highlighted edits:
Conduct regular reviews of San Ramon’s progress towards meeƟng greenhouse gas emission reducƟon targets established by in the City’s San Ramon CAP by biennially annually tracking and reporƟng on communitywide GHG emissions and updaƟng the GHG emissions inventory and CAP every 4 to 8 years, reporƟng progress and revising the plan as needed to achieve the plan’s objecƟves.
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Packet Pg. 347 Attachment: E. List of errata changes to the May 24th Public Review Draft, dated September 27, 2023 (4123 : Joint City Council and Planning From: East Bay for Everyone
To: Cindy Yee; Ryan Driscoll
Subject: Comment on planning commission General Plan update Date: Wednesday, September 20, 2023 10:46:06 AM
***| EXTERNAL EMAIL: Think before you click and do not open attachments unless you know they are safe. |***
Sorry for missing the meeting last night.
- We support Church of the Valley’s request for Medium High residential density. We would like this community organization to have the opportunity to house its workforce and its parishioners. A lower density would be a missed opportunity for the church and for the city. - Federal Realty in a letter said that mixed use residential does not pencil *at this time* for Crow Canyon Commons. We are curious if relaxed development standards (FAR, density, parking rules) would permit development on this site and if so we could support those. - thank you for considering changes to permitted amounts of non-retail use - in general we’d prefer for storefronts to be rented instead of vacant or very expensive, to increase the number of amenities available.
Kevin Burke
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Packet Pg. 348 Attachment: F. Written public comment received since September 19, 2023 (4123 : Joint City Council and Planning Commission Public Hearing: