San Ramon City Council
November 28, 2023

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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Packet Pg. 482 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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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Packet Pg. 483 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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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Packet Pg. 484 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 485 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 486 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 487 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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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Packet Pg. 488 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 489 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 490 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 491 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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Packet Pg. 492 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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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Packet Pg. 493 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

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. 494 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

General Plan 2040 – Public Dra� Errata Changes List (dated 10/11/2023) Introduc�on Chapter and Glossary:
• Land Use Classifica�ons Sec�on: Revise following sentence with highlighted edit:
“The General Plan includes seven eight residen�al land use classifica�ons to provide for development of a full range of housing types. These classifica�ons are based on…” • Table 1-2: Revise to add new Downtown Mixed-Use, South General Plan Land Use Designa�on with a Consistent Base Zoning District of DMU-S to the Mixed Use Sec�on Land Use Element Chapter:
• General Plan Land Use Classifica�on, Residen�al sec�on: Revise the following sentence with the highlighted edits:
“Seven Eight residen�al land use classifica�ons are established to provide for development of a full range of housing types (Mixed Use and Planned Development classifica�ons…” • General Plan Land Use Classifica�on, Mixed Use sec�on: Revise the following sentence with the highlighted edits:
“Four Five mixed-use land use classifica�ons are established to provide for an integrated mix of residen�al and non-residen�al uses in San Ramon.” • General Plan Land Use Classifica�on, Mixed Use sec�on: Add the following highlighted new Downtown Mixed-Use, South defini�on:

Downtown Mixed-Use, South. The purpose of the Downtown Mixed-Use, South (DMU-S) land use is to encourage an integrated transit-oriented and mixed use neighborhood, extending the ac�vity of City Center across Bollinger Canyon Road with shops, offices, and a diversity of housing opportuni�es set in an urban environment of walkable streets, parks and trails. The intent is to promote a broad mix of uses which incorporates a transi�on of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residen�al uses located behind or above the primary commercial uses in close proximity to transporta�on networks. The allowed density in the DMU-S land use ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more ver�cal in nature and allowance for higher density closer to the arterial roadway, with an appropriate transi�onal buffer adjacent to exis�ng residen�al uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, ver�cal, or horizontal mixeduse configura�ons. The DMU-S sitewide FAR range is 1.25 to 2.75. • Table 4-5: Revise to add new Downtown Mixed-Use, South General Plan Land Use Designa�on with a Consistent Base Zoning District of DMU-S to the Mixed Use Sec�on • Policy 4.6-I-20: Revise the italic text below the policy with the following highlighted edits:
“A balance of overall economic development, economic needs, and housing needs of the City shall be considered in determining the number and location of such commercial projects. Support existing retail shopping opportunities through the Retail Shopping land use designation.

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Packet Pg. 495 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

• Policy 4.7-I-3: Amend the Westside Specific Plan Area policy to consider sunse�ng the WSP:
• Policy 4.7-I-5: Add a new policy related to the DMU-S land use designa�on:

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Packet Pg. 496 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

4.7-I-5
Through the Development Review process, implement the Downtown Mixed Use-South (DMU-S) zoning district and specifically “The Orchards” project area (formerly Chevron Office Park) consistent with the following elements and as shown in the proposed “The Orchards” Land Use Plan below:

DMU-S Zoning District:
• Up to 2,900 units in the DMU-South project area including “The Orchards” project and portions of Bishop Ranch 1.
• A landscape corridor (a minimum of 60’ with an average of 75’) to serve as a buffer to the exis�ng neighborhood to the south. • Provide connec�vity to the Iron Horse Trail and as an extension of the Walking District.
“The Orchards” project area:
• A variety of housing typologies such as mul�-family apartments, stacked flats, townhomes, single-family homes, and ver�cal mixeduse units. • A minimum of 125,000 sq. �. of new retail/commercial/ entertainment uses.
• Residen�al and nonresiden�al ver�cal mixed-use configura�on closer to Bollinger Canyon Road, including a retail-lined boulevard to the centralized park.
• A centralized park space of approximately 2.5 acres.
• Addi�onal pocket parks with recrea�onal ameni�es and pedestrian pathways, running in a north/south and east/west direc�on, throughout the project area.
• The preserva�on of the site’s heritage oak trees, consistent with City standards and arborists recommenda�ons.

Chevron Park is an existing office area of San Ramon that in late 2022 sold to Sunset Development (Bishop Ranch) and is being evaluated for redevelopment along with the southern portions of Bishop Ranch 1, also owned by Sunset Development. The preliminary vision for the area is to create a pedestrian-oriented, mixed-use community that includes concentrated commercial, residential and recreational uses that are integrated with Bishop Ranch and City Center. The redevelopment vision for the Chevron Park portion of the DMU-South area is now being referred to as “The Orchards” development.

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Packet Pg. 497 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

Between January and August of 2023, the City held a series of publicly noticed workshops with the City Council, Planning Commission, Economic Development Advisory Committee, and Housing Advisory Committee to solicit both public and City feedback on the proposed The Orchards project.

In addition, the property owner, Sunset Development, conducted two direct outreach meetings with the adjacent Inverness Park neighborhood to better understand the concerns from the adjacent property owners. The proposed “The Orchards” Land Use Plan as shown below was developed through the public workshop process:

Proposed “The Orchards” Land Use Plan
• Policy 4.7-I-6: Renumber Policy 4.7-I-5 to 4.7-I-6
Transporta�on and Circula�on Element Chapter:
• Policy 5.3-I-2: Modify to reference the City’s Green Infrastructure Plan as part of roadway design and rehabilita�on.

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Packet Pg. 498 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

Public Facility and U�li�es Element Chapter:
• Policy 7.7-I-3: Add informa�on regarding need to review and mi�gate impact on emergency radio/microwave coverage.

Hazards and Safety Element Chapter:
• Policy 9.6-I-5. Clarify applicability of the City’s Green Infrastructure Plan to reduce the heat island effect and energy demand.

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Packet Pg. 499 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

General Plan 2040 Figures:
• Incorporate current City Limit boundary with the following General Plan 2040 Figures:
o Figure 3-1
o Figure 3-2
o Figure 3-3
o Figure 6-1
o Figure 6-2
o Figure 6-3
o Figure 6-4
o Figure 7-1
o Figure 7-2
o Figure 10-3
o Figure 10-4
o Figure 12-3

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Packet Pg. 500 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

General Plan 2040 – Public DraŌ Errata Changes List (dated 10/18/2023) Land Use Element Chapter:
 Policy 4.7-I-5: Updated policy related to the DMU-S land use designaƟon:

4.7-I-5
Through the Development Review process, implement the Downtown Mixed Use-South (DMU-S) zoning district and specifically “The Orchards” project area (formerly Chevron Office Park) consistent with the following elements and as shown in the proposed “The Orchards” Land Use Plan below:

DMU-S Zoning District:
 Up to 2,900 units in the DMU-South project area including “The Orchards” project and portions of Bishop Ranch 1.
 A landscape corridor (a minimum of 60’ with an average of 75’) to serve as a buffer to the exisƟng neighborhood to the south.  Provide connecƟvity to the Iron Horse Trail and as an extension of the Walking District.
“The Orchards” project area:
 A variety of housing typologies such as mulƟ-family apartments, stacked flats, townhomes, single-family homes, and verƟcal mixeduse units.  A minimum of 125,000 sq. Ō. of new retail/commercial/ entertainment uses.
 ResidenƟal and nonresidenƟal verƟcal mixed-use configuraƟon closer to Bollinger Canyon Road, including a retail-lined boulevard to the centralized park.
 A centralized park space of approximately a minimum 2.5 acres.  AddiƟonal pocket parks with recreaƟonal ameniƟes and pedestrian pathways, running in a north/south and east/west direcƟon, throughout the project area.
 The preservaƟon of the site’s heritage oak trees, consistent with City standards and arborists recommendaƟons.

Chevron Park is an exisƟng office area of San Ramon that in late 2022 sold to Sunset Development (Bishop Ranch) and is being evaluated for redevelopment along with the southern porƟons of Bishop Ranch 1, also owned by Sunset Development. The preliminary vision for the area is to create a

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Packet Pg. 501 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

pedestrian-oriented, mixed-use community that includes concentrated commercial, residenƟal and recreaƟonal uses that are integrated with Bishop Ranch and City Center. The redevelopment vision for the Chevron Park porƟon of the DMU-South area is now being referred to as “The Orchards” development.

Between January and August of 2023, the City held a series of publicly noƟced workshops with the City Council, Planning Commission, Economic Development Advisory CommiƩee, and Housing Advisory CommiƩee to solicit both public and City feedback on the proposed The Orchards project.

In addiƟon, the property owner, Sunset Development, conducted two direct outreach meeƟngs with the adjacent Inverness Park neighborhood to beƩer understand the concerns from the adjacent property owners. The proposed “The Orchards” Land Use Plan as shown below was developed through the public workshop process:

Proposed “The Orchards” Land Use Plan

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Packet Pg. 502 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

General Plan 2040 – Public Dra� Errata Changes List (dated 11/08/2023) Land Use Element Chapter:
• Update General Plan Land Use – Figure 4.3 (Land Use Diagram) to reflect three Geldermann Proper�es (APNs: 211-010-042; 210-010-043; 210-010-035) maintaining the “Hillside Residen�al” land use designa�on and any corresponding text or Figures to reflect this intent Hillside Residen�al
Open Space

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Packet Pg. 503 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

SAN RAMON VILLAGE

SPECIFIC PLAN

CITY OF SAN RAMON
November 2020
Amended ____ 2023
Exhibit 3

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Packet Pg. 504 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 iv
Table of Tables
Table 4-0: Density, Intensity and Height Standards..............................................................................................................36 Table 4-1: Development Potential .............................................................................................................................................37 Table 4-2: Streetscape Development Standards VCMU District.......................................................................................45 Table 4-3: Building Development Standards: VCMU......................................................................................................47-48 Table 4-4: Building Development Standards: Multiple Family Residential (MFR) and Residential Overlay (RO)...52 Table 4-5: Building Development Standards: BMU, C/SC, and PDR Districts.........................................................54-55 Table 6-1: Summary of Planned Vehicular Improvements ..................................................................................................73 Table 8-1: Summary of Public Improvement Costs ............................................................................................................105 Appendix A: Table of Permitted Uses...................................................................................................................................107

6.4 Transit and Shared Mobility.............................................................................................................................................82

6.5 Parking and Transportation Demand Management...................................................................................................83 7 Utilities............................................................................................................... 87

7.1 Water Supply.......................................................................................................................................................................89

7.2 Sanitary Sewers ................................................................................................................................................................. 91

7.3 Storm Drainage................................................................................................................................................................... 91

7.4 Solid Waste..........................................................................................................................................................................95

7.5 Energy ...................................................................................................................................................................................96 8 Implementation ................................................................................................ 97 9 Appendix A: Table of Permitted Uses.......................................................... 107 Housing Opportunity Residential (HOR)

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Packet Pg. 505 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan
7 In 2017, in response to community concerns, the City Council approved a residential density range modification for the area and directed staff to proceed with a more comprehensive update to: • Remove the Housing Overlay north of Faria Preserve Parkway from the Plan.
• Provide incentives to current property owners to improve their properties.
• Refine the mix of housing and commercial uses to establishing the critical mass of housing needed to support local retail and commercial.
• Remove the extension of Twin Creeks Drive from the Plan. • Rethink the Omega Road and Hooper Drive right-of-way widths. • Integrate biking and walking into the Plan, and emphasis on shared parking and connectivity between smaller projects.
• Provide sufficient land for housing development, consistent with the need to meet the City’s State-mandated Regional Housing Need Assessment (RHNA) allocation.
• Rewrite development standards to be specific, detailed and ready to implement given State preemptions and evolving housing policies. • Allow residential on the first floor and the use of horizontal mixed use where appropriate.
• Integrate the historic aspects of the area in the Plan and Plan name.

In 2018, the City began the process of updating the Plan with the preparation of a series of memos on existing conditions and new State laws with implications for the planning process. Community outreach informed updates to the Plan, including public input gathered at community workshops and study sessions with the Planning Commission and City Council. Through that process, the decision was made to rename the Plan the San Ramon Village Specific Plan, to reflect the role of the area in the City’s history and development.

SCOPE OF THE SPECIFIC PLAN
The San Ramon Village Specific Plan establishes the location, intensity and character of land uses, the circulation pattern and necessary infrastructure improvements to support development, the location and configuration of parks and community facilities within the area, and the implementation actions required to realize the Plan’s objectives.

As such, the Specific Plan provides detailed policy, elaborating on the City’s 2035 General Plan, which is the principal tool that guides growth and development within the City. Because the Specific Plan is also adopted by ordinance, it is the primary land-use regulatory tool for the area, taking precedence over the Zoning Ordinance.
2040

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Packet Pg. 506 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 10 Chapter 1: Plan Overview
Summary of Opportunities
and Constraints
Key opportunities for achieving the stated objectives include: • The City’s 2035 General Plan has already established public policy for the intensification of the area as a mixed-use district. • There are over 30 acres of vacant and underutilized property within the Plan Area that can support infill development and redevelopment. Since 2006, approximately 20,000 square feet of new non-residential uses have been constructed in the Plan Area, and several property owners are interested in redeveloping their properties.
• Current and foreseeable real estate market conditions appear to be supportive of a range of residential developments including townhouses, apartments and condominiums.
• Areas immediately to the west of the Plan Area have already been developed with medium density housing and the Preserve subdivision in the Northwest Specific Plan Area will construct approximately 600 new homes, providing new rooftops to support the retail base desired in the Plan Area.
• San Ramon Creek and its east-west tributary, which wind through the southern portion of the Plan Area, represent a unique natural amenity that could contribute to the identity and quality of life in the area. Undeveloped portions of the channel and banks might be improved with walking and bicycling trails and open spaces, including the City-owned parcel on the south side of Old Crow Canyon Road.
• The Plan Area has other positive characteristics and features that could contribute to the creation of a unique mixed-use district, including: – Direct access to both the regional and local transportation networks, with a freeway interchange adjacent to the southeast and San Ramon Valley Boulevard, an important north-south arterial running through the area that provides linkages to destinations in San Ramon and other valley communities from Walnut Creek to Pleasanton;
– Old Crow Canyon Road which has the potential to be
transformed into a pedestrian-friendly village street connecting the Village Center with the Creekside park, offices and residences further to the south;
2040

9.1.b
Packet Pg. 507 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan
11 – Scenic hills that frame the area to the west and impressive views of Mount Diablo from higher terrain in the Plan Area that can contribute to a distinctive sense of place; and
– Established office and service-commercial businesses that can contribute to the economic vitality of the area
There are several challenges that will need to be addressed to accomplish the project objectives: • Integrating new residential and retail uses into the area while also preserving viable service commercial businesses that are established and wish to remain. This will require strategies for minimizing potential conflicts between uses and creating a cohesive, mixed use district.
• At prominent locations, there are contiguous parcels that are under separate ownership or developable area is constrained by creek setback requirements. Strategies for facilitating lot consolidation will be needed to allow for development at key locations as needed to achieve the vision of the Plan.
• Large blocks and streets sized for the automobile limit connectivity for pedestrians.
• Properties east of San Ramon Valley Boulevard are particularly constrained because of their small area, shallow depth (55 to 185 feet), and location immediately adjacent to I-680.
• Given high construction costs and land values prevalent throughout the Bay Area, affordable housing projects will face financial feasibility constraints.
• Residential redevelopment will have fiscal implications, requiring additional public services and associated costs, and new public open space within the area.
• There is little public land in the area for new open space; the properties designated for open space and parks in the 2035 General Plan are only partially owned by the City, while San Ramon Creek is mostly in private ownership. • Freeway noise in excess of 70 dB will need to be mitigated to support residential development and to create a comfortable pedestrian environment.
• Any creekside trail or open space improvements adjacent to San Ramon Creek and its east-west tributary will need to avoid significant impacts on habitat and wildlife and comply with regulatory agency requirements.
2040

9.1.b
Packet Pg. 508 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 16 Chapter 2: Summary of Existing Conditions
Whereas the Downtown Specific Plan had envisioned large-scale land clearance and high-intensity development, the Conservation and Enhancement Program favored a market responsive approach focused on business retention. The Program called for the creation of a Redevelopment Overlay District with large lot dimensions intended to encourage the consolidation of sites that would otherwise be developed in unrelated increments To implement the Conservation and Enhancement Program, the Redevelopment Overlay and a Planned Development district were applied to portions of the Plan Area. For example, the narrow strip between San Ramon Valley Boulevard and I-680 was rezoned Thoroughfare Commercial-Redevelopment Overlay (CT-R) to provide an incentive for lot consolidation in the form of increased floor-area ratio (FAR) and reduced landscaping.

Pursuant to the 2020 General Plan, adopted in 2002, the Crow Canyon Specific Plan was prepared to guide development in the Crow Canyon area, taking advantage of a Redevelopment Agency owned site at the northwest corner of Deerwood and Omega Roads. After the Plan was adopted in 2006, the onset of the Great Recession and then the dissolution of Redevelopment Agencies by the State stymied implementation of the Plan and today much of its vision remains unrealized, although today the area is again attracting the interest of developers.

LAND USE CONTEXT
The 2035 General Plan designates the vast majority of the Plan Area as Mixed Use, with a range of residential, retail, service, and office uses allowed, and envisions a new park in the southern portion of the Plan Area adjacent to San Ramon Creek. The San Ramon Zoning Ordinance defers to the San Ramon Village Specific Plan, which contains specific zoning regulations and design standards applicable in the Plan Area.

Site Vicinity Land Uses
To the west of the Plan Area lies the Northwest Specific Plan Area, envisioned for development with urban neighborhoods with a variety of housing types, public/semipublic uses and parkland and open space areas. Specific land uses include preservation of open hillside areas and a mix of single-family and multifamily residential uses. Also to the west is the former Crow Canyon Redevelopment Plan/Conservation and Enhancement Program area, where land uses include open space and multifamily residential uses (Pinnacle Crow Canyon, Promontory Pointe, and Stonepine developments) along with commercial retail uses (the Old Mill Commercial Center with a Home Depot and Staples).

To the east of the Plan Area lies I-680 and the Town of Danville (north of Fostoria Way) with residential and office uses. The rest of the eastern surrounding area (south of Deerwood Road) includes other land within the Crow Canyon (AKA San Ramon Village) Planning Subarea containing residential and commercial office/business park-related uses.
2040
variety

9.1.b
Packet Pg. 509 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan
27 The Specific Plan strives to balance multiple, and sometimes conflicting objectives in a way that provides a coherent blueprint for the future.

More specifically, the Plan calls for:

The creation of a Village Center that supports successful neighborhood-serving retail in the area and facilitates improvements to showcase San Ramon Creek and its tributary as a natural amenity for the community.

Within the heart of the San Ramon Village district, the Plan seeks to focus near-term development and improvements at the prominent intersection of San Ramon Valley Boulevard and Deerwood Road, where traffic volumes are highest, and where retail has the best chance of success. There are several larger underutilized parcels near this location that could support mixed use development, providing workforce housing to help meet community needs as well as potential customers for retail businesses. This location is already attracting interest from the development community and the intent is to use that momentum to create a village-like node of mixed use residential and retail development here that will catalyze positive change in the Plan Area over the long term. Mixed use development at this location would be in either a horizontal or vertical configuration with base residential densities of up to 35 dwelling units per acre and building heights of up to 5 stories. Individual projects that provide a substantial affordable housing component may qualify for additional bonus density under State law.

The Village Center is envisioned as a distinctive, walkable focal point for the San Ramon Village district. The area will feature attractive design, inviting streetscapes, and a vital mix of uses oriented to the daily needs of local residents. Generous sidewalks and pedestrian paseos will provide easy access to shops, restaurants, and San Ramon Creek. Buildings designed with a variety of materials, colors and architectural features will provide visual interest and heighten the pedestrian experience, while amenities like benches, lighting, public art, and landscaping provided in cut out areas along building frontages will activate the public realm.

West of the node, along Deerwood Road, medium density residential development would be encouraged at densities consistent with existing homes further along Deerwood Road outside of the Plan Area to provide additional rooftops to build the tax base and support community-oriented local retail. Residential densities here would be up to 28 dwelling units per acre and building heights would be up to 3 stories so as to protect views of the surrounding hills, given the higher elevation of the terrain. Housing of similar character and scale is also envisioned in the Ryan Industrial Court area to the south of the node.

North of the node, a Residential Overlay will provide opportunities for additional housing at a density of 22 to 35 dwelling units per acre. the Housing Opportunity Residential designation

9.1.b
Packet Pg. 510 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 33 San Ramon Village Specific Plan

RYAN INDUSTRIAL CT
Lorem ipsum
S an
R
a
mo n
Cr e e k
600
640
680
720
760
800

SAN RAMON VALLEY BLVD
INTERSTATE 680

DEERWOOD RD

OLD CROW CANYON
RD

CROW ANYON RD

CROW CANYON CT

BETA CT

FARIA PRESERVE PKWY

OMEGA RD

HOOPER DR
To The
Preserve
TWIN

CREEKS DR
C
1 ACRE

0.25 AC.
1/4-mile (5
minute) walking rad ui s
0 200 400 800
FEET
Plan Area
Mid-block Pedestrian Path
Creek
Channelized Creek/Culvert
Land Use Diagram
Figure 4-1
FIGURE 4-0: LAND USE DIAGRAM
Housing Opportunity Residential
Residential Overlay
Multiple Family Residential (MFR)
Village Center Mixed Use (VCMU)
Business Mixed Use (BMU)
Commercial/Service Commercial (C/SC)
Production, Distribution, and Repair (PDR)
Park/Open Space (P/OS)
Creek Riparian Zone (CRZ)
New Retail/Node

9.1.b
Packet Pg. 511 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 34 Chapter 4: Land Use and Urban Design • Multiple Family Residential (MFR). The MFR designation is intended to provide opportunities to live within walking and biking distance of shops, services and employment. Typical development in this category is apartments or condominiums two to three stories tall. Maintaining a human scale through quality design and landscaping with access to adjacent parks and creeks is a high priority in these areas. Allowable residential density is between 18 and 28 dwelling units per acre.
• Village Center Mixed Use (VCMU). The Village Center
Mixed Use designation is intended to foster a vibrant mix of residential and non-residential uses—retail, restaurant, service, office, lodging, and/or cultural amenities—in a pedestrian and bicycle-friendly village center at the core of the SRVSP area.

The VCMU designation allows for high-intensity mixed use development with an FAR of between 0.5 and 1.25 for nonresidential uses. Minimum residential density is 30 dwelling units per acre and maximum residential density is 35 dwelling units per acre prior to application of any State density bonus. On properties with a developable area of 70,000 square feet or more, a mix of uses is required; on smaller sites, a single use may be permitted. While horizontal mixed use (different uses on the same parcel but not in the same building), is allowed, vertical mixed use with residential or office uses over more active ground floor pedestrian-oriented commercial, service or retail uses is strongly encouraged, as is the provision of workforce housing. Live-work units, as a mixed use option, should be considered based on the site conditions, location, and viability of the site for more traditional retail and commercial options. High quality design that maintains a human scale, orients development to creekside open space, and integrates bicycle and pedestrian infrastructure and amenities is a priority in this designation.
•
Housing Opportunity Residential
Residential Overlay (RO). This land use overlay is applied to properties designated asCommercial/Service Commercial (C/ SC) and Production, Distribution and Repair (PDR) north of Faria Preserve Parkway. It is intended to allow for future infill and intensification of underutilized properties in a way that minimizes impacts on existing businesses and that can lead to the creation of a cohesive mixed-use district. Within this area, residential development is allowed on assembled sites greater than 1.5 acres, subject to livability conditions intended to mitigate potential conflicts between the new residential development and existing nonresidential uses. Residential development within this designation is limited to a minimum density of 22 dwelling units per acre and a maximum density of 35 dwelling units per acre.

Additional 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.

9.1.b
Packet Pg. 512 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 36 Chapter 4: Land Use and Urban Design

4.2 Density, Intensity and Height Standards
Table 4-0 summarizes the density, intensity, and height standards for each land use designation. For all development, density/FAR is specified as a range within which all development must fall. Maximum intensities shown in Table 4-0 may not be attainable on all sites, as development regulations (e.g., building height limits or development standards) or site conditions may reduce development potential. On all sites throughout the Plan Area, intensities can be averaged over multiple contiguous parcels for an individual project to accommodate areas of high-intensity development, open space, and other amenities.

Table 4-0: Density, Intensity and Height Standards
Draft Crow Canyon Specific Plan Update
Table 4-0: Density, Intensity, and Height Standards
Density (du/ac) Intensity (FAR) Height (feet)
Land Use Designation Min Max Min Max Max
Multi-Family Residential 18 28 n/a n/a 45
Village Center Mixed Use 30 35 0.5 1.25 60
Business Mixed Use n/a n/a Up to 1.0 45
Commercial/Service Commercial n/a n/a Up to 0.7 30
Production, Distribution, Repair n/a n/a Up to 0.5 30
Residential Overlay 22 35 Up to 0.4 30
Parks/Open Space n/a n/a Up to 0.1 n/a
Footnote: Height shall be measured from the lowest point of elevation to the mid-point of the roof in all districts.

Please refer to the diagram below.

Note: Height shall be measured from the lowest point of elevation to the mid-point of the roof in all districts. Refer to Figure 4-1.

FIGURE 4-1: SLOPE HEIGHT

DIAGRAM
Height = 30 ft
.5 1.0 1.5

DETERMINING FLOOR AREA RATIO
FIGURE 4-2: FLOOR AREA RATIO (FAR)
FAR = .5 FAR = 1.0 FAR = 1.5
Housing Opportunity
Residential

9.1.b
Packet Pg. 513 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 44 Chapter 4: Land Use and Urban Design

4.5 Development Standards
The San Ramon Village Specific Plan is implemented through policies and development standards listed in this Plan. Tables 4-2 through 4-5 outline the specific development standards for each district within the Plan Area. Figure 4-0 Land Use Diagram shows a map of the districts within the Plan Area. These tables and text elaborate on the key development standards for each district and the following section includes design guidelines for development within the Plan Area. The development standards serve as the zoning for the area and supersede development standards in the San Ramon Zoning Ordinance. The Development Standards applicable to the Multiple Family Residential (MFR) District shall apply to any residential development proposed to be constructed outside of the Village Center Mixed-Use (VCMU) District or the Multiple Family Residential (MFR) District. This shall include the Development Standards included in Table 4-4, Building Development Standards: Multiple Family Residential (MFR) and Residential Overlay (RO); Figure 4-5: Multiple Family Residential MFR) and Residential Overlay (RO) District Building Development Standards; and the Design Standards included for the Multiple Family Residential (MFR) and Residential Overlay (RO) District regarding Building Articulation, Windows, Materials, Screening, Landscaping and Signage. Where specific standards are not listed within this Plan, the applicable sections of the Zoning Ordinance will regulate development. Permitted, conditionally permitted and prohibited uses for each district are included within applicable sections of Appendix A and the Zoning Ordinance.

Projects within the Plan Area are subject to Architectural Review in accordance with Chapter D6-22 of the City’s Zoning Ordinance.

Certain residential and mixed use projects which offer housing units at levels affordable for low and very low income households may be subject to a streamlined approval process in accordance with Senate Bill 35 if they satisfy the objective development standards outlined below.

PUBLIC REALM
The following development standards for streetscapes in the VCMU designation are intended to provide a comprehensive streetscape scheme that addresses right-of-way elements such as sidewalk width, landscaping, street furniture, lighting and signage. Standards are presented in Table 4-2 and keyed to illustrative streetscapes shown in Figures 4-3a through 4-3c.

Opportunity(
Residential (HOR)
Housing

9.1.b
Packet Pg. 514 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 51 San Ramon Village Specific Plan
Multiple Family Residential District (MFR) and Residential Overlay (RO) Table 4-4 prescribes building standards for the MFR district and RO. Regulations differ by street frontage as noted and the letters in the right-hand column are keyed to illustrations on Figure 4-5.

Additionally, the following standards are also applicable to all three street frontages in the MFR district and RO described in the Table 4-4:

Building Articulation
• Buildings must be designed to have a distinct base, middle, and top and use different building materials to distinguish each. Cornices, balconies, and other architectural elements should be used to accentuate building structure.
• Buildings exceeding 40,000 square feet of total floor area must be designed with staggered rooflines, shaded roof decks, or other forms of architectural articulation. • Facades must include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest. • All residential units shall have the primary entrance, either individual or shared, facing a street, or pedestrian connection.
• Buildings must incorporate windows in or adjacent to the front door. • All residential building roofs shall be constructed with dimensional roofing materials that provide safety and durability.

Windows
• Windows must be inset at least 2 inches from face of building. • Snap-in vinyl mullions between double-paned glass prohibited. Mullions must project away from window panes on both inside and outside of window.
• All windows must have transparent glass and provide views into spaces. Maximum 15-foot blank wall between openings on the ground floor.

Materials
• Veneers must fully wrap any visible outside corners: avoid vertical joints at exterior corners; terminate thin brick veneer into inside corners.
• Materials must have an expected service life of at least 30 years. • Exposed wood must be finished to minimize maintenance and improve longevity.

Other Standards
• Landscaped and common areas in new development shall be maintained privately. • Mechanical, electrical, and all other building equipment shall be concealed from all public rights-of-way, pedestrian paths and adjacent buildings.
• Zoning Ordinance requirements will apply for refuse and loading areas. • Mechanical equipment shall not be located along the ground floor street frontage. Screens shall be consistent with the building design or site landscaping.

Housing Opportunity Residential (HOR)

9.1.b
Packet Pg. 515 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 52 Chapter 4: Land Use and Urban Design
Table 4-4: Building Development Standards: Multiple Family Residential (MFR) and Residential Overlay (RO)
Draft Crow Canyon Specific Plan Update
Land Use and Urban Design 1
Table 4-6: Building Development Standards: Multi-Family Residential (MFR) and Residential Overlay (RO)
Deerwood Road Omega/ Old Crow
Canyon Road
Ryan Industrial
Court
Figure
4-5
Key
Setbacks (measured from property line)
Ground Floor Front
Setbacks
10 feet min;
15 feet max
5 feet min;
10 feet max
5 feet min;
10 feet max
1 Side and Rear Setbacks
(measured from rear and
interior side property lines)
10-foot setback required for new residential development properties abutting existing commercial and service-commercial uses. No minimum side/rear setback required in other locations.
-
Building Frontage
Frontage Width min 75% of lot width;
max 90% of lot width
No requirement min 75% of lot width;
max 90% of lot width 2
Pedestrian Amenity
Cut-outs
For every 60 feet of lot width,
there must be at least one
landscaped, publicly accessible
area of at least 150 ft2
featuring
benches, public art, a fountain, or
other pedestrian oriented
amenities.

The area shall be adjacent to the
public right-of-way.

No requirement No requirement
3 Street wall
Street Wall Height 35 feet max (MFR);
30 feet max (RO)
35 feet max (MFR);
30 feet max (RO)
35 feet max 4
Street Wall Openings Multi-family developments may contain openings in the street wall up to 30 feet wide to allow for the extension of interior courtyards to the public street - Projection into ROW
Minimum Height 12 feet from the street level 12 feet from the street level
12 feet from the
street level -
Building Entries
Entry Projection or
Recess
The primary residential building entry must incorporate a projection or recess of at least 5 feet, with a minimum area of 50 ft2
. 5
Porches, Stoops, and
Verandas**
Porch, stoop, veranda, or similar entry feature required for all ground floor residential entrances. The highest elevation of the finished floor of the porch, stoop, or veranda must be at least 2 feet above the finished grade.
-
Upper-story Balconies
Balcony Req. At least one balcony required for each upper-story residential unit. 6 Projection into ROW
Allowed Length
50% maximum of the main façade line, not to exceed 20 feet without a 10-foot separation. - Projection into ROW
Allowed Depth
5 feet maximum -
Articulation
Buildings over 60 feet
wide
Buildings over 60 feet wide must be broken down to read as a series of buildings no wider than 60 feet through changes in setbacks, materials, or other architectural detailing 7 * Porch: a covered but otherwise open platform that provides a transition between the interior of a building and the public space of the street. * Veranda: a roofed platform along the outside of a house, level with the ground floor. * Stoop: a staircase ending in a platform and leading to the entrance of a building.

Housing Opportunity Residential (HOR)

9.1.b
Packet Pg. 516 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 59 San Ramon Village Specific Plan
This section lays out Design Guidelines that complement the mandatory development standards listed in the previous section. The Design Guidelines provide more general direction on intended design features and shall form the basis for project design review. The Design Guidelines applicable to the Multiple Family Residential (MFR) and Residential Overlay (RO) District shall apply to any residential development proposed to be constructed outside of the Village Center Mixed-Use (VCMU) District, the Multiple Family Residential (MFR), or the Residential Overlay (RO) District.

BUILDING DESIGN
DG-1 Adjacent buildings and buildings on the same block should exhibit variation in height and massing.

DG-2 Corner buildings should have distinct architectural features and defined building entrances at the corner to animate the intersection and facilitate pedestrian flow.

GROUND LEVEL USES
DG-3 Ground floor spaces should be designed to accommodate a variety of uses, for instance by providing spaces of
sufficient sizes and equipping with the necessary building infrastructure like gas lines, ventilation, water hook-ups, etc., to accommodate food service establishments.

DG-4 Outdoor dining areas are encouraged on Retail Frontage Streets and along pedestrian connections. Outdoor seating areas may be accommodated within building setbacks as
part of the business frontage zone (see guidelines for streets and streetscape).

DG-5 Commercial establishments should be designed to
complement the pedestrian oriented nature of the
neighborhood centers and the scale of the neighborhood.

Larger establishments (including stores and supermarkets) are encouraged to the extent that they are designed with a pedestrian orientation.

OPEN SPACE AND LANDSCAPING
DG-6 Spaces should be designed to balance privacy and safety with air and sunlight access. This can be achieved by prioritizing south facing open space opportunities and designing
balconies with slatted or otherwise partially transparent grating or railing.

4.6 Design Guidelines
Housing
Opportunity
Residential
(HOR)
Housing
Opportunity
Residential
(HOR)

9.1.b
Packet Pg. 517 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan
67 FIGURE 5-1: PARK DESIGN CONCEPT

5.2 Schools
All new residential development in the Plan Area is anticipated to be multi-family housing (such as apartments, townhomes, and condominiums), which typically has a lower student generation rate than single-family homes. As part of the development review process, the San Ramon Valley Unified School District (SRVUSD) determines student generation rates to assess capacity and set development impact fees. Based on this student generation rate, the Plan does not anticipate the need for new schools in the Plan Area. Instead, new residential development will send students to existing schools elsewhere in the San Ramon Valley Unified School District.

OBJECTIVE CF-2:

Provide adequate public schools for residents of the San Ramon Village Specific Plan Area.
• Policy CF-2.1: Require that new development contribute school impact mitigation fees.

Senate Bill 50 (1998) requires new residential development to contribute school impact mitigation fees.

9.1.b
Packet Pg. 518 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 102
Chapter 8: Implementation
The Specific Plan is generally consistent with the 2035 General Plan’s land use diagram, objectives and policies, but varies in its details in order to create appropriate incentives.

Land Use Diagram: With the exception of the proposed park, the whole of the Plan Area is designated Mixed Use in General Plan 2035, where an integrated mix of residential and non-residential uses is envisioned. The Mixed Use designation allows for non-residential development (retail, service, office) at intensities of up to 0.70 FAR, with residential densities in the range of 14-30 dwelling units per acre. The land use diagram of the Specific Plan divides the area into six districts and two overlays (the Creek Riparian Zone and Residential Overlay), and permits mixed uses in the Village Center Mixed-Use (VCMU), Business Mixed Use (BMU), Commercial/Service Commercial (C/SC), and Production, Distribution and Repair (PDR) districts. The Specific Plan permits somewhat higher intensities and densities of development than the General Plan for two reasons: (1) to create meaningful incentives for developers to aggregate parcels and redevelop existing uses; and (2) to create a critical mass of residents and tenants to support an active mixed-use district and satisfy State requirements for housing affordability.

Objectives and Policies: Policy 4.7-I-2 states: “Ensure new development within the Plan Area is consistent with the adopted San Ramon Village Specific Plan and pursue future opportunities to update the Plan as needed to address the changing market opportunities and land use, infrastructure, and finance needs based on post RDA conditions.” The San Ramon Village Specific Plan satisfies the General Plan’s requirements for housing (including workforce housing), non-residential floor area, infrastructure improvements and this implementation program.

The Specific Plan’s policies and regulations accomplish the objectives of the General Plan by:
• Providing opportunities for the redevelopment of appropriate sites with a dense mix of housing in proximity to services within walkable distance.
• Setting requirements and providing incentives for residential projects to incorporate significant numbers of affordable housing units, consistent with applicable provisions of the San Ramon Municipal Code and Zoning Ordinance. Also, requirements for parking – which is a major development expense – are reduced for affordable housing and mixed-use projects.
• Making a significant contribution to the City’s stock of affordable housing by creating opportunities for housing and affordable units in compliance with the Inclusionary Housing and Affordable Housing Commercial Linkage Fee Ordinances.
• Supporting viable existing service commercial uses that wish to remain and preventing them from becoming nuisances by requiring new development to build suitable noise and visual barriers and buffers.
2040
The Plan area has a variety of
General Plan land use designations
that recognizes the balance of
residential and non-residential uses.
seven districts and one overlay (the
Creek Riparian Zone), and permits
residential uses in the Multiple Family
Residential (MFR) and Housing
Opportunity Residential (HOR),
a mix of uses

9.1.b
Packet Pg. 519 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan
Land Use (1) Permit Required
Recreation, Education & Public Assembly Uses
Meeting facility, public or private UP
Park and recreation facilities, noncommercial UP
Private residential recreation facility (in project) MUP Residential Uses
Animal - Wild or Exotic S(2)
Animal – Domestic P
Cottage Food Operation S
Emergency shelter P
Home occupation S
Multi-family housing P
Residential accessory use or structure P
Residential care, 6 or fewer clients P
Residential care, 7 or more clients UP
Rooming or boarding house P
Accessory Dwelling Unit (ADU) P
Supportive housing P
Transitional housing P
Services
Child day care - Large family day care home P
Child day care - Small family day care home P
Day care center - Child or adult UP
Public safety facility UP
Transportation, Communications & Infrastructure
Utility facility UP(3)
Utility infrastructure P(3)
Wireless telecommunications facility S(3)
Notes:
(1) See Zoning Ordinance Division D8 for land use definitions. (2) See San Ramon Municipal Code Division B2 for wild or exotic animal regulations. (3) Architectural Review may also be required; see Zoning Ordinance Section D6-22, Architectural Review.

P Permitted Use, Zoning Clearance may be required prior to operation MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Zoning Ordinance Specific Use Regulations ZC Zoning Clearance required
— Use not allowed
Table A-1: Allowed Land Uses and Permit Requirements for Multi-Family Residential District and Residential Overlay Housing Opportunity Residential (HOR)

9.1.b
Packet Pg. 520 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan (SRVSP) – North – Errata Change (APNs: 208-250-060; 208-250-061; 208-250-062; 208-250-086; 208-250-088; 208-250-087; 208-250-091; 208-250-053; 208-250-052; 208-250-050; 208-660-007; 208-660-006; 208-660-005; 208-660-004; 208-660-003; 208-660-002; 208- 660-001; 208-250-058; 208-250-090; 208-250-075; 208-250-081; 208-250-080; 208-250-073; 208-250-047; 208-260-057; 208-250-084; 208-250-083; 208-250-071; 208-250-072; 208-250-085; 208-260-050) General Plan Land Use – ExisƟng General Plan Land Use – Proposed (May 30, 2023) General Plan Land Use – Proposed Errata Change SRVSP Zoning District – ExisƟng SRVSP Zoning District – Proposed (May 30, 2023) SRVSP Zoning District – Proposed Errata Change Mixed Use
Mixed Use Mixed Use
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Mixed Commercial
Mixed Commercial
Mixed Commercial
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
ProducƟon, Dist.,
& Repair (PDR)
Housing Opportunity
ResidenƟal (NEW)
Mixed Commercial
Mixed Commercial
San Ramon Village Housing
Opportunity (NEW)

9.1.b
Packet Pg. 521
Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan (SRVSP) - Central
(APNs: 208-451-014; 208-451-015; 208-451-016; 208-451-018; 208-451-017; 208-451-012; 208-451-020; 208-451-021; 208-451-022; 208-451-023; 208-451-019; 208-451-005; -208-451-004; 208-451-003; 208-451-024; 208-452- 005; 208-260-036; 208-260-052; 208-260-053; 218-080-029; 218-080-011; 218-080-034; 218-080-028; 208-260-037; 208-260-054; 208-260-056; 208-271-022; 208-271-021; 208-271-041; 208-271-003) General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed

Mixed Use
Mixed Use
Mixed Use
Mixed Commercial
Produc�on, Dist.,
& Repair (PDR)
Village Center
Mul�-Family Mixed Use (VCMU)
Residen�al (MFR)
Commercial/Service
Commercial (C/SC)
Village Center
Mixed Use (VCMU)
Business Mixed
Use (BMU)
Mixed Commercial
Retail
Shopping
Mixed Use –
Commercial Emphasis
Mul�-Family
High Density
17 9.1.b
Packet Pg. 522 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan (SRVSP) - South
(APNs: 218-080-033; 208-272-016; 208-272-011; 208-271-025; 208-271-042; 208-271-029; 208-271-031; 208-290-006; 208-290-011; 208-272-012; 208-290-031; 208-290-032; 208-290-015; 208-290-023; 208-290-027; 208-290- 028; 208-271-024; 208-490-010; 208-280-009; 208-280-014; 208-280-015; 208-280-016; 208-271-037; 208-271-038; 208-271-039; 208-271-040; 208-271-032; 208-271-033; 208-271-035; 208-271-036; 208-490-011; 208-490-012; 208-490-013; 208-490-014; 208-490-015; 208-490-016; 208-490-017; 208-490-018; 208-490-019; 208-490-020; 208-490-021; 208-490-022; 208-490-023; 208-490-024; 208-490-025; 208-490-026; 208-490-027; 208-490-028; 208- 490-029; 208-490-030)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed Mixed Use
Mixed Use
Parks
Parks
Mixed Commercial
Mixed Commercial
Mixed Use
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Park/Open
Space (P/OS)
Park/Open
Space (P/OS)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mixed Commercial
Mul�-Family
High Density
18 9.1.b
Packet Pg. 523 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Proposed Zoning Ordinance Text Amendments
September 19, 2023
Exhibit 4

9.1.b
Packet Pg. 524 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 525 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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

9.1.b
Packet Pg. 526 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 527 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 528 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 529 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 530 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 531 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 532 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 533 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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

9.1.b
Packet Pg. 534 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.”

9.1.b
Packet Pg. 535 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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)

9.1.b
Packet Pg. 536 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

City of San Ramon
DRAFT
Zoning Ordinance
August 2023
Division D2 – Allowable Land Uses and Zoning
Standards

9.1.b
Packet Pg. 537 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

Chapter XX
New Mixed-Use Zones (Draft)

9.1.b
Packet Pg. 538 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

9.1.b
Packet Pg. 539 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

9.1.b
Packet Pg. 540 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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

9.1.b
Packet Pg. 541 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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

9.1.b
Packet Pg. 542 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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)

9.1.b
Packet Pg. 543 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 544 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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.

9.1.b
Packet Pg. 545 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 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).

9.1.b
Packet Pg. 546 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Proposed Zoning Ordinance Text Amendments
October 11, 2023

9.1.b
Packet Pg. 547 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 City of San Ramon
DRAFT
Zoning Ordinance – Alternative
October 11, 2023
Division D2 – Allowable Land Uses and Zoning
Standards

9.1.b
Packet Pg. 548 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40

Chapter XX
New Mixed-Use Zones (Draft) –
Alternative

9.1.b
Packet Pg. 549 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 3 New Mixed-Use Zones
Purposes of New Mixed-Use Zones – Alternative
The purposes of the individual Mixed-Use zones and the manner in which they are applied are as follows:

A. MUX (Mixed-Use, Commercial Emphasis) Zone. The purpose of the Mixed‐Use, Commercial Emphasis (MUX) zone is to provide areas for an integrated neighborhood, primarily to enhance existing and promote new commercial uses (retail and/or office) with complementary residential uses. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. The MUX zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residential uses located behind or above the primary commercial uses. Development could be stand‐alone, vertical, or horizontal mixed‐use configurations. Within the MUX zone, nonresidential FAR minimums are established to maintain retail square footage.

B. MUR (Mixed-Use, Residential Emphasis) Zone. The purpose of the Mixed‐Use, Residential Emphasis (MUR) zone is to provide areas for an integrated neighborhood, with a combination of primarily residential uses mixed with complementary office and commercial uses. The MUR zone provides housing infill opportunities on existing small and mid‐size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand‐alone, vertical, or horizontal mixed‐use configurations. Within the MUR zone, residential FAR minimums are established to maintain and encourage residential development within this zone.

C. DMU-N (Downtown Mixed-Use, North) Zone. The purpose of the Downtown Mixed‐Use, North (DMU‐N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian‐friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density.

Development can be vertical mixed use or stand‐alone residential in proximity to nearby commercial uses with a horizontal mixed‐use configuration.

D. DMU-S (Downtown Mixed-Use, South) Zone. The purpose of the Downtown Mixed‐Use, South (DMU‐S) zone is to encourage an integrated transit-oriented and mixed use neighborhood, extending the activity of City Center across Bollinger Canyon Road with shops, offices, and a

9.1.b
Packet Pg. 550 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Chapter XX New Mixed-Use Zones – Alternative
4 diversity of housing opportunities set in an urban environment of walkable streets, parks and trails.

The intent is to promote a broad mix of uses which incorporates a transition of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residential uses located behind or above the primary commercial uses in close proximity to transportation networks. The allowed density in the DMU-S zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations.

New Mixed-Use Zone Land Uses and Permit Requirements
E. Allowable Land Uses and Permit Requirements. Table 1 (Allowed Land Uses and Permit Requirements for New Mixed-Use Zones - Alternatives) 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 F. 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 -Alternative 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 DMU-S Regulations
Media Production ZC(3) ZC(3) ZC(3) ZC(3)
Recycling Facility — — — —
Research and Development, General MUP MUP MUP MUP
Research and Development, Limited ZC(3) ZC(3) ZC(3) ZC(3) Laboratory, Non-Medical MUP MUP MUP MUP
Commercial Recreation Facility – Indoor UP UP UP UP D4-30

9.1.b
Packet Pg. 551 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 5 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones -Alternative 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 DMU-S Regulations
Conference/Convention Facility UP UP UP UP
Fitness/Health Facility UP UP UP UP
Library, Museum, Gallery (non-retail gallery) P P P P
Meeting Facility, Public or Private MUP MUP MUP MUP
Night Club MUP MUP MUP MUP
Park and Recreation Facility – Site of 2 acres or less P P P P School – Public or Private UP UP UP UP
School – Specialized Education or Training MUP MUP MUP MUP Sports and Entertainment Assembly Facility UP UP UP UP
Studio – Art, Dance, Martial Arts, Music, etc.
(ground floor) ZC(3) ZC(3) ZC(3) ZC(3)
Studio – Art, Dance, Martial Arts, Music, etc. (upper
floor) P P P P
Theater, Movies, or Performing Arts UP UP UP UP
Animal – Wild or Exotic S S S S Municipal Code Div. B2
Animal – Domestic P P P P
Emergency Shelter P P P P
Home Occupation S S S S
Live/Work Unit MUP MUP MUP MUP
Mixed-Use Project with Residential Component P P P P
Supportive Housing UP UP UP UP
Transitional Housing UP UP UP UP
Residential Care, 6 or fewer P P P P
Residential Care, 7 or more MUP MUP MUP MUP
Retail Trade
Accessory Retail and Services P P P P
Alcoholic Beverage Manufacturing, Micro-Brewery UP UP UP UP Auto and Vehicle Sales and Rental MUP(4) MUP(4) MUP(4) MUP(4) Building/Landscape Materials Sales – Indoor
Showroom UP UP UP UP
Convenience Store P P P P
Drive-through Retail UP UP UP UP
Eating and Drinking Establishments P P P P
With wine and beer P P P P
With full alcoholic beverage service MUP MUP MUP MUP

9.1.b
Packet Pg. 552 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Chapter XX New Mixed-Use Zones – Alternative
6 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones -Alternative 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 DMU-S Regulations
Alcoholic Beverage Manufacturing, Brew Pub P P P P
With drive-through service MUP MUP MUP MUP
With live entertainment MUP MUP MUP MUP D4-34
With up to 12 outdoor seats or stools P P P P
With 13 or more outdoor seats or stools MUP MUP MUP MUP Farmer’s Market – Ongoing MUP MUP MUP MUP
Food and Beverage Sales – Chain Grocery P P P P
Food and Beverage Sales – Specialty Food Store P P P P
Furniture, Furnishings, and Appliance Store P(5) P(5) P(5) P(5) Mobile Home, Boat, or RV Sales — — — —
Outdoor Retail Sales and Activities MUP MUP MUP MUP D4-35 Outdoor Vendor MUP MUP MUP MUP D4-35
Pharmacy, Medical Supplies P P P P
Retail, General – 50,000 sf or less of floor area P P P P Retail, general – Over 50,000 sf of floor area P P P P
Secondhand Store MUP MUP MUP MUP

ATM P P P P
Bank, Financial Services P P P P
Business Support Service P P P P
Medical Services – Clinic, Laboratory, Urgent Care
(ground floor) MUP(3) UP(3) UP(3) UP(3)
Medical Services – Clinic, Laboratory, Urgent Care
(upper floors) MUP MUP MUP MUP
Medical Services – Doctor Office (ground floor) P(2) P(2) P(2) P(2) Medical Services – Doctor Office (upper floors) P(2) P(2) P(2) P(2) Medical Services – Extended Care UP UP UP UP
Office – Accessory P P P P
Office – Business/Service (ground floor) P P P P
Office – Business/Service (upper floors) P P P P
Office – Government (ground floor) P P P P
Office – Government (upper floors) P P P P
Office – Processing (ground floor) MUP MUP MUP MUP
Office – Processing (upper floors) MUP MUP MUP MUP
Office - Professional/Administrative (ground floor) P P P P Office - Professional/Administrative (upper floors) P P P P

9.1.b
Packet Pg. 553 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 7 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones -Alternative 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 DMU-S Regulations
Adult Day Care UP UP UP UP
Animal Services – Boarding/Training MUP MUP MUP MUP
Animal Services – Grooming ZC(3) ZC(3) ZC(3) ZC(3)
Animal Services – Veterinary Clinic, Animal Hospital MUP MUP MUP MUP Catering Service MUP(3) MUP(3) MUP(3) MUP(3)
Child Day Care Center UP UP UP UP
Child Day Care Center – Accessory to on-site
anchor tenant UP UP UP UP
Child Day Care – Small family day care home P P P P
Lodging – Bed & Breakfast Inn (B&B) UP UP UP UP D4-27
Lodging – Hotel or Motel UP UP UP UP
Personal Services ZC(3) ZC(3) ZC(3) ZC(3)
Public Safety Facility P P P P
Broadcasting Studio MUP MUP MUP MUP
Cogeneration Facility UP UP UP UP
Heliport UP UP UP UP
Parking Facility, Public or Commercial UP UP UP UP
Transit Station P P P P
Utility Facility UP UP UP UP
Utility Infrastructure P P P P
Wireless Telecommunications Facility S 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.

9.1.b
Packet Pg. 554 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Chapter XX New Mixed-Use Zones – Alternative
8 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 - Alternatives), 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 - Alternatives Development Feature
Requirement by Zone

MUX MUR DMU-N DMU-S
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 20
Maximum Density (du/ac) 40 40 60 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 1.25
Sitewide Maximum 2.0 2.0 2.75 2.75
Nonresidential Minimum 0.45 N.A. N.A. N.A.

Residential Minimum N.A. 0.5 N.A. 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. N.A.

9.1.b
Packet Pg. 555 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 9 Table 2
New Mixed-Use Zone Development Standards - Alternatives Development Feature
Requirement by Zone

MUX MUR DMU-N DMU-S
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) 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).

9.1.b
Packet Pg. 556 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Proposed General Plan 2040 Land Use and Zoning Map Exhibits with Errata Changes
November 8, 2023
Exhibit 5

9.1.b
Packet Pg. 557 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Dougherty Valley Mixed Use Site
(APNs: 222-270-047; 222-270-058; 222-270-059; 222-270-060; 222-270-061; 223-100-063; 223-100-064; 223-100-065; 223-100-066; 223-100-039) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng (No change to DVSP) Zoning District – Proposed (No change to DVSP) Mixed Use
Mixed Use
Open Space
Open Space
Mixed Use –
Residen�al Emphasis
Mixed Use –
Residen�al Emphasis
Mixed Use
Open Space (OS-1) Public and Semipublic
Mixed Use
Mixed Use –
Residen�al Emphasis
Mixed Use –
Residen�al Emphasis
Open Space (OS-1)
1 9.1.b
Packet Pg. 558 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Sherwood Park
(APN: 223-400-001)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng (No change to DVSP) Zoning District – Proposed (No change to DVSP) Single Family Residen�al –
Low Medium Density Parks
Parks and Recrea�on Parks and Recrea�on
2 9.1.b
Packet Pg. 559 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Main Branch Open Space
(APN: 222-270-017, 222-270-010)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng (No change to DVSP) Zoning District – Proposed (No change to DVSP) Open Space Open Space
Public and
Semipublic
Open Space (OS-1)
3 9.1.b
Packet Pg. 560 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Former Coyote Creek Elementary School Site
(APNs: 222-240-030; 222-620-001; 222-620-002; 222-620-003; 222-620-004; 222-620-005; 222-620-006; 222-620-007; 222-620-008; 222-620-009; 222-620-010; 222-620-011; 222-620-012; 222-620-013; 222-620-014; 222- 620-015; 222-620-016; 222-620-017; 222-620-018; 222-620-019; 222-620-020; 222-620-021; 222-620-022; 222-620-023; 222-620-024; 222-620-025; 222-620-026; 222-620-027; 222-620-028; 222-620-029; 222-620-030; 222-620-031; 222-620-032; 222-620-033; 222-620-034; 222-620-068; 222-620-069; 222-620-070; 222-620-038; 222-620-039; 222-620-040; 222-620-041; 222-620-042; 222-620-043; 222-620-044; 222-620-045; 222-620- 046; 222-620-047; 222-620-048; 222-620-049; 222-620-050; 222-620-051; 222-620-052; 222-620-053; 222-620-054; 222-620-055; 222-620-056; 222-620-057; 222-620-058; 222-620-059; 222-620-060; 222-620-072; 222- 620-073; 222-620-074; 222-620-065; 222-620-066; 222-620-071) General Plan Land Use – Existing General Plan Land Use – Proposed Zoning District – Existing (No Change to DVSP) Zoning District – Proposed (No Change to DVSP) Single Family Residential –
Low Medium Density
Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
N. Gale Ridge Rd. Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
Open Space
Single Family Residential –
Low Medium Density
Open Space
Open Space (OS-1)
Public and Semipublic
N. Gale Ridge Rd. Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
Open Space (OS-1)
N. Gale Ridge Rd. Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
Planned Development
Open Space (OS-1)

9.1.b
Packet Pg. 561 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Club Sport Tennis Courts – Errata Change
(APNs: 213-621-013 and 213-621-009)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Commercial Recrea�on
Medium - High Density Residen�al Commercial Recrea�on
Commercial Recrea�on
Commercial Recrea�on –
Residen�al Overlay (RH Standards)
Mul�-Family High Density (RH)
4 9.1.b
Packet Pg. 562 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Canyon View Dining Hall – Errata Change
(APNs: 213-610-032 and 213-610-033)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Retail Shopping
Retail Shopping Retail Shopping
Community Commercial
Community
Commercial
Community
Commercial
Community Commercial–
Residen�al Overlay (RH Standards)
Mul�-Family High Density (RH)
Retail Shopping
Medium - High Density Residen�al
5 9.1.b
Packet Pg. 563 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 City Core - Alternative Errata Change
(APN: 213-133-071; 213-133-080 to -085, -096, -097; 213- 010-033, -036, -037, -039, -046, -047, -052, -053, -054, -055, -057, -058, -059, -060, -064 to -070, 213-133-071 to -045, 213-020-053, -054, -056, 213-930-004, -005, -007 to -125; 213-011-002, -003, -005. -006, 218-101-004, -007, -008; 218-102-011, -013; 218-102-013; 218-111-003, -004; 218-111-020, -021; 218-112-011 to -014, 213-133-070; 213-132-005, -007, -008, -009, 213-133-053; 213-133-087; 213-133-048; 213-120-036; 213-133-099; 213-120-036; 213-020-015 to -017; 213-131-009; 213-131-003; 213-133-078; 213-133-067 to -069; 213-133-051; 213-120-008, -011, -016, -030, -032, -033, -034, -038
General Plan Land Use – Existing General Plan Land Use and Zoning District – Proposed 6 9.1.b
Packet Pg. 564 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Marketplace - Alterna�ve Errata Change
(APNs: 213-701-002; 213-701-003; 213-701-004; 213-702-002; 213-702-003; 213-702-004; 213-702-006; 213-702-007; 213-702-008) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mixed Use
Mixed Use
Retail Shopping
Public and
Semipublic
Mixed Use –
Commercial Emphasis
Mixed Use
Mixed Use Community
Commercial
Mixed Use –
Commercial Emphasis
Public and
Semipublic
Mixed Use –
Commercial Emphasis
Mixed Use –
Commercial Emphasis
7 9.1.b
Packet Pg. 565 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Alcosta Professional Center (9260 Alcosta Blvd.)
(APNs: 210-260-054; 210-260-055; 210-260-056; 210-260-057; 210-260-058) General Plan Land Use – Existing General Plan Land Use – Proposed Zoning District– Existing Zoning District– Proposed
Mixed Use
Mixed Use –
Residential Emphasis
Mixed Use– Senior
Housing Overlay
Mixed Use – Residential Emphasis–
Senior Housing Overlay
8 9.1.b
Packet Pg. 566 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Church of the Valley (19001 San Ramon Valley Blvd.) – Errata Change (APN: 211-051-014)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Public and Semipublic Public and Semipublic
Medium Density Residen�al
Public and Semipublic
Public and Semipublic –
Residen�al Overlay
(RM Standards)
Medium Density
Residen�al (RM)
9 9.1.b
Packet Pg. 567 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Country Club Village (9100 – 9150 Alcosta Blvd.) - Alterna�ve Errata Change (APNs: 210-520-051; 210-520-052; 210-520-053; 210-520-054; 210-520-055; 210-520-056) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed

Mixed Use Mixed Use
–
Residen�al Emphasis
Mixed Use Mixed Use
–
Residen�al Emphasis
Mixed Use
Mixed Use
Retail Shopping
Community Commercial
10 9.1.b
Packet Pg. 568 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Erik’s Deli (2525 – 2551 San Ramon Valley Blvd.)
(APNs: 209-030-093 and 203-030-096)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mixed Use Mixed Use
–
Residen�al Emphasis
Mixed Use Mixed Use –
Residen�al Emphasis
11 9.1.b
Packet Pg. 569 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan (SRVSP) – North – Errata Change (APNs: 208-250-060; 208-250-061; 208-250-062; 208-250-086; 208-250-088; 208-250-087; 208-250-091; 208-250-053; 208-250-052; 208-250-050; 208-660-007; 208-660-006; 208-660-005; 208-660-004; 208-660-003; 208-660-002; 208- 660-001; 208-250-058; 208-250-090; 208-250-075; 208-250-081; 208-250-080; 208-250-073; 208-250-047; 208-260-057; 208-250-084; 208-250-083; 208-250-071; 208-250-072; 208-250-085; 208-260-050) General Plan Land Use – ExisƟng General Plan Land Use – Proposed (May 30, 2023) General Plan Land Use – Proposed Errata Change SRVSP Zoning District – ExisƟng SRVSP Zoning District – Proposed (May 30, 2023) SRVSP Zoning District – Proposed Errata Change Mixed Use
Mixed Use Mixed Use
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Mixed Commercial
Mixed Commercial
Mixed Commercial
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
ProducƟon, Dist.,
& Repair (PDR)
Housing Opportunity
ResidenƟal (NEW)
Mixed Commercial
Mixed Commercial
San Ramon Village Housing
Opportunity (NEW)
12 9.1.b
Packet Pg. 570
Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan (SRVSP) - Central
(APNs: 208-451-014; 208-451-015; 208-451-016; 208-451-018; 208-451-017; 208-451-012; 208-451-020; 208-451-021; 208-451-022; 208-451-023; 208-451-019; 208-451-005; -208-451-004; 208-451-003; 208-451-024; 208-452- 005; 208-260-036; 208-260-052; 208-260-053; 218-080-029; 218-080-011; 218-080-034; 218-080-028; 208-260-037; 208-260-054; 208-260-056; 208-271-022; 208-271-021; 208-271-041; 208-271-003) General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed Mixed Use
Mixed Use
Mixed Use
Mixed Commercial
Produc�on, Dist.,
& Repair (PDR)
Village Center
Mul�-Family Mixed Use (VCMU)
Residen�al (MFR)
Commercial/Service
Commercial (C/SC)
Village Center
Mixed Use (VCMU)
Business Mixed
Use (BMU)
Mixed Commercial
Retail
Shopping
Mixed Use –
Commercial Emphasis
Mul�-Family
High Density
13 9.1.b
Packet Pg. 571 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 San Ramon Village Specific Plan (SRVSP) - South
(APNs: 218-080-033; 208-272-016; 208-272-011; 208-271-025; 208-271-042; 208-271-029; 208-271-031; 208-290-006; 208-290-011; 208-272-012; 208-290-031; 208-290-032; 208-290-015; 208-290-023; 208-290-027; 208-290- 028; 208-271-024; 208-490-010; 208-280-009; 208-280-014; 208-280-015; 208-280-016; 208-271-037; 208-271-038; 208-271-039; 208-271-040; 208-271-032; 208-271-033; 208-271-035; 208-271-036; 208-490-011; 208-490-012; 208-490-013; 208-490-014; 208-490-015; 208-490-016; 208-490-017; 208-490-018; 208-490-019; 208-490-020; 208-490-021; 208-490-022; 208-490-023; 208-490-024; 208-490-025; 208-490-026; 208-490-027; 208-490-028; 208- 490-029; 208-490-030)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed Mixed Use
Mixed Use
Parks
Parks
Mixed Commercial
Mixed Commercial
Mixed Use
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Park/Open
Space (P/OS)
Park/Open
Space (P/OS)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mixed Commercial
Mul�-Family
High Density
14 9.1.b
Packet Pg. 572 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Home Depot Area
(APNs: 208-800-001 through 208-800-049; 208-720-001 through 208-720-037; 208-740-001 through 208-740-073; 208-280-027; 208-280-034; 208-280-033; 208-280-032) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mixed Use
Office
Mixed Use
Retail Shopping
Mul�-Family Very
High Density
Administra�ve
Office (OA)
Mixed Use
Planned
Development
Mixed Use
Planned
Development
Mul�-Family Very
High Density (RVH)
Medium High Density
Residen�al (RMH)
Mixed Use –
Residen�al Emphasis
Mixed Use –
Residen�al Emphasis
Community Commercial
Mul�-Family
High Density
15 9.1.b
Packet Pg. 573 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 Deerwood Unincorporated Island
(APN: 208-700-082)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mul�-Family Very
High Density
Open
Space
Public and
Semipublic
Exis�ng 0.13-acre unincorporated
island with no exis�ng General
Plan land use designa�on
Public and
Semipublic
Mul�-Family Very
High Density
Open
Space
Exis�ng 0.13-acre unincorporated
island with Proposed Open Space
General Plan land use designa�on
High Density
Residen�al (RH)
Open Space
(NWSP-OS)
Public and Semipublic
Community Facili�es
(NWSP-P/SP)
Exis�ng 0.13-acre unincorporated
island with no exis�ng Prezone
designa�on
High Density
Residen�al (RH)
Exis�ng 0.13-acre unincorporated island with
Proposed Open Space (OS-1) Prezone
designa�on
Open Space
(NWSP-OS)
Public and Semipublic
Community Facili�es
(NWSP-P/SP)
16 9.1.b
Packet Pg. 574 Attachment: B. Draft City Council Resolution 2023-(next in line), Approving the General Plan 2040 Project Including Exhibit 1 through 5 (2023-40 ORDINANCE NO. (next in line)

ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF SAN RAMON

REPEALING THE NORTH CAMINO RAMON SPECIFIC PLAN DEVELOPMENT

STANDARDS AND ZONING REGULATIONS FOR THE PLAN AREA AND

AMENDING THE ZONING MAP AND

ZONING ORDINANCE IMPLEMENTING THE SAN RAMON
GENERAL PLAN 2040 PROJECT
THE CITY COUNCIL OF THE CITY OF SAN RAMON DOES ORDAIN as follows:

Section 1. The City Council of the City of San Ramon has, as the Lead Agency, adopted City Council Resolution Number (next in line) adopting California Environmental Quality Act (CEQA) Findings and a Statement of Overriding Considerations and certifying the Environmental Impact Report (EIR) (SCH No. 2022060549) (the “EIR”) for the San Ramon General Plan 2040 Project (including a General Plan Amendment (GPA 2023-0002); a Rezone (RZ 2023-0002); a Prezone (PZ 2023-0001); a Specific Plan Amendment (SP 2023-0001); an Environmental Review (ENVR 2023-0003); and repeal of the North Camino Ramon Specific Plan), as being complete and prepared in compliance with the provisions of the Guidelines for CEQA of 1970, as amended.

Section 2. The City Council of the City of San Ramon has adopted City Council Resolution Number (next in line) approving the San Ramon General Plan 2040 Project (including a General Plan Amendment (GPA 2023-0002); a Rezone (RZ 2023-0002); a Prezone (PZ 2023- 0001); a Specific Plan Amendment (SP 2023-0001); an Environmental Review (ENVR 2023- 0003); and repeal of the North Camino Ramon Specific Plan) (the “Project”) as consistent with the objectives, policies, general land uses, and programs specified, as a whole, in the General Plan 2040 and the adopted and State-certified 2023-2031 Housing Element; and determined that the Project will not be detrimental to the public health, safety, or general welfare of persons residing or working in the proximity of San Ramon, or is materially detrimental or injurious to property or improvements in the City of San Ramon because the Project implements the City’s long-range goals and policies, as well as reflects amendments needed to implement State laws.

Section 3. Based on the approval of the San Ramon General Plan 2040 Project, the City Council of the City of San Ramon has adopted City Council Resolution Number (next in line) making findings to repeal the North Camino Ramon Specific Plan.

Section 4. Based on the repeal of the North Camino Ramon Specific Plan, the Development Standards and Zoning Regulations for the North Camino Ramon Specific Plan shall be repealed.

Section 5. Based on the approval of the Rezone application (RZ 2023-0002) with the San Ramon General Plan 2040 Project, the Zoning Map (Appendix A to the Zoning Ordinance) shall be amended to re-designate the real property located within the former North Camino Ramon Specific Plan Area boundary and other real property depicted in the maps set forth in

9.1.c
Packet Pg. 575 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Exhibit 1 (Zoning Map Exhibits with Errata Changes), attached hereto and by reference incorporated herein.

Section 6. Based on the approval of the Rezone application (RZ 2023-0002) with the San Ramon General Plan 2040 Project, the Zoning Ordinance shall be amended with the text amendments set forth in Exhibit 2 (Zoning Ordinance Text Amendments), attached hereto and by reference incorporated herein.

Section 7. Should any provision, section, paragraph, sentence, or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.

Section 8. The Ordinance shall take effect thirty (30) days from the date of its passage.

Before the expiration of fifteen (15) days after is passage, this Ordinance shall be posted in three (3) public places within the City of San Ramon along with the names of the City Council voting for and against the same.

The foregoing Ordinance was introduced at the public hearing of the City Council of the City of San Ramon on November 28, 2023 and was subsequently adopted on December 12, 2023 by the following votes:

AYES:

NOES:

ABSENT:

ABSTAIN:

David E. Hudson, Mayor
ATTEST:

Christina Franco, City Clerk
Exhibit 1: Zoning Map Exhibits with Errata Changes, dated November 8, 2023 Exhibit 2: Zoning Ordinance Text Amendments, dated September 19, 2023 and October 11, 2023

9.1.c
Packet Pg. 576 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Proposed General Plan 2040 Land Use and Zoning Map Exhibits with Errata Changes
November 8, 2023
Exhibit 1

9.1.c
Packet Pg. 577 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Dougherty Valley Mixed Use Site
(APNs: 222-270-047; 222-270-058; 222-270-059; 222-270-060; 222-270-061; 223-100-063; 223-100-064; 223-100-065; 223-100-066; 223-100-039) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng (No change to DVSP) Zoning District – Proposed (No change to DVSP) Mixed Use
Mixed Use
Open Space
Open Space
Mixed Use –
Residen�al Emphasis
Mixed Use –
Residen�al Emphasis
Mixed Use
Open Space (OS-1) Public and Semipublic
Mixed Use
Mixed Use –
Residen�al Emphasis
Mixed Use –
Residen�al Emphasis
Open Space (OS-1)
1 9.1.c
Packet Pg. 578 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Sherwood Park
(APN: 223-400-001)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng (No change to DVSP) Zoning District – Proposed (No change to DVSP) Single Family Residen�al –
Low Medium Density Parks
Parks and Recrea�on Parks and Recrea�on
2 9.1.c
Packet Pg. 579 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Main Branch Open Space
(APN: 222-270-017, 222-270-010)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng (No change to DVSP) Zoning District – Proposed (No change to DVSP) Open Space Open Space
Public and
Semipublic
Open Space (OS-1)
3 9.1.c
Packet Pg. 580 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Former Coyote Creek Elementary School Site
(APNs: 222-240-030; 222-620-001; 222-620-002; 222-620-003; 222-620-004; 222-620-005; 222-620-006; 222-620-007; 222-620-008; 222-620-009; 222-620-010; 222-620-011; 222-620-012; 222-620-013; 222-620-014; 222- 620-015; 222-620-016; 222-620-017; 222-620-018; 222-620-019; 222-620-020; 222-620-021; 222-620-022; 222-620-023; 222-620-024; 222-620-025; 222-620-026; 222-620-027; 222-620-028; 222-620-029; 222-620-030; 222-620-031; 222-620-032; 222-620-033; 222-620-034; 222-620-068; 222-620-069; 222-620-070; 222-620-038; 222-620-039; 222-620-040; 222-620-041; 222-620-042; 222-620-043; 222-620-044; 222-620-045; 222-620- 046; 222-620-047; 222-620-048; 222-620-049; 222-620-050; 222-620-051; 222-620-052; 222-620-053; 222-620-054; 222-620-055; 222-620-056; 222-620-057; 222-620-058; 222-620-059; 222-620-060; 222-620-072; 222- 620-073; 222-620-074; 222-620-065; 222-620-066; 222-620-071) General Plan Land Use – Existing General Plan Land Use – Proposed Zoning District – Existing (No Change to DVSP) Zoning District – Proposed (No Change to DVSP) Single Family Residential –
Low Medium Density
Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
N. Gale Ridge Rd. Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
Open Space
Single Family Residential –
Low Medium Density
Open Space
Open Space (OS-1)
Public and Semipublic
N. Gale Ridge Rd. Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
Open Space (OS-1)
N. Gale Ridge Rd. Lilac Ridge Rd.

Laurelspur Loop
Laurelspur Loop
Planned Development
Open Space (OS-1)

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Packet Pg. 581 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Club Sport Tennis Courts – Errata Change
(APNs: 213-621-013 and 213-621-009)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Commercial Recrea�on
Medium - High Density Residen�al Commercial Recrea�on
Commercial Recrea�on
Commercial Recrea�on –
Residen�al Overlay (RH Standards)
Mul�-Family High Density (RH)
4 9.1.c
Packet Pg. 582 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Canyon View Dining Hall – Errata Change
(APNs: 213-610-032 and 213-610-033)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Retail Shopping
Retail Shopping Retail Shopping
Community Commercial
Community
Commercial
Community
Commercial
Community Commercial–
Residen�al Overlay (RH Standards)
Mul�-Family High Density (RH)
Retail Shopping
Medium - High Density Residen�al
5 9.1.c
Packet Pg. 583 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for City Core - Alternative Errata Change
(APN: 213-133-071; 213-133-080 to -085, -096, -097; 213- 010-033, -036, -037, -039, -046, -047, -052, -053, -054, -055, -057, -058, -059, -060, -064 to -070, 213-133-071 to -045, 213-020-053, -054, -056, 213-930-004, -005, -007 to -125; 213-011-002, -003, -005. -006, 218-101-004, -007, -008; 218-102-011, -013; 218-102-013; 218-111-003, -004; 218-111-020, -021; 218-112-011 to -014, 213-133-070; 213-132-005, -007, -008, -009, 213-133-053; 213-133-087; 213-133-048; 213-120-036; 213-133-099; 213-120-036; 213-020-015 to -017; 213-131-009; 213-131-003; 213-133-078; 213-133-067 to -069; 213-133-051; 213-120-008, -011, -016, -030, -032, -033, -034, -038
General Plan Land Use – Existing General Plan Land Use and Zoning District – Proposed 6 9.1.c
Packet Pg. 584 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Marketplace - Alterna�ve Errata Change
(APNs: 213-701-002; 213-701-003; 213-701-004; 213-702-002; 213-702-003; 213-702-004; 213-702-006; 213-702-007; 213-702-008) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mixed Use
Mixed Use
Retail Shopping
Public and
Semipublic
Mixed Use –
Commercial Emphasis
Mixed Use
Mixed Use Community
Commercial
Mixed Use –
Commercial Emphasis
Public and
Semipublic
Mixed Use –
Commercial Emphasis
Mixed Use –
Commercial Emphasis
7 9.1.c
Packet Pg. 585 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Alcosta Professional Center (9260 Alcosta Blvd.)
(APNs: 210-260-054; 210-260-055; 210-260-056; 210-260-057; 210-260-058) General Plan Land Use – Existing General Plan Land Use – Proposed Zoning District– Existing Zoning District– Proposed
Mixed Use
Mixed Use –
Residential Emphasis
Mixed Use– Senior
Housing Overlay
Mixed Use – Residential Emphasis–
Senior Housing Overlay
8 9.1.c
Packet Pg. 586 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Church of the Valley (19001 San Ramon Valley Blvd.) – Errata Change (APN: 211-051-014)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Public and Semipublic Public and Semipublic
Medium Density Residen�al
Public and Semipublic
Public and Semipublic –
Residen�al Overlay
(RM Standards)
Medium Density
Residen�al (RM)
9 9.1.c
Packet Pg. 587 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Country Club Village (9100 – 9150 Alcosta Blvd.) - Alterna�ve Errata Change (APNs: 210-520-051; 210-520-052; 210-520-053; 210-520-054; 210-520-055; 210-520-056) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed

Mixed Use Mixed Use
–
Residen�al Emphasis
Mixed Use Mixed Use
–
Residen�al Emphasis
Mixed Use
Mixed Use
Retail Shopping
Community Commercial
10 9.1.c
Packet Pg. 588 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Erik’s Deli (2525 – 2551 San Ramon Valley Blvd.)
(APNs: 209-030-093 and 203-030-096)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mixed Use Mixed Use
–
Residen�al Emphasis
Mixed Use Mixed Use –
Residen�al Emphasis
11 9.1.c
Packet Pg. 589 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for San Ramon Village Specific Plan (SRVSP) – North – Errata Change (APNs: 208-250-060; 208-250-061; 208-250-062; 208-250-086; 208-250-088; 208-250-087; 208-250-091; 208-250-053; 208-250-052; 208-250-050; 208-660-007; 208-660-006; 208-660-005; 208-660-004; 208-660-003; 208-660-002; 208- 660-001; 208-250-058; 208-250-090; 208-250-075; 208-250-081; 208-250-080; 208-250-073; 208-250-047; 208-260-057; 208-250-084; 208-250-083; 208-250-071; 208-250-072; 208-250-085; 208-260-050) General Plan Land Use – ExisƟng General Plan Land Use – Proposed (May 30, 2023) General Plan Land Use – Proposed Errata Change SRVSP Zoning District – ExisƟng SRVSP Zoning District – Proposed (May 30, 2023) SRVSP Zoning District – Proposed Errata Change Mixed Use
Mixed Use Mixed Use
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Mixed Commercial
Mixed Commercial
Mixed Commercial
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
ProducƟon, Dist.,
& Repair (PDR)
Housing Opportunity
ResidenƟal (NEW)
Mixed Commercial
Mixed Commercial
San Ramon Village Housing
Opportunity (NEW)
12 9.1.c
Packet Pg. 590
Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for San Ramon Village Specific Plan (SRVSP) - Central
(APNs: 208-451-014; 208-451-015; 208-451-016; 208-451-018; 208-451-017; 208-451-012; 208-451-020; 208-451-021; 208-451-022; 208-451-023; 208-451-019; 208-451-005; -208-451-004; 208-451-003; 208-451-024; 208-452- 005; 208-260-036; 208-260-052; 208-260-053; 218-080-029; 218-080-011; 218-080-034; 218-080-028; 208-260-037; 208-260-054; 208-260-056; 208-271-022; 208-271-021; 208-271-041; 208-271-003) General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed Mixed Use
Mixed Use
Mixed Use
Mixed Commercial
Produc�on, Dist.,
& Repair (PDR)
Village Center
Mul�-Family Mixed Use (VCMU)
Residen�al (MFR)
Commercial/Service
Commercial (C/SC)
Village Center
Mixed Use (VCMU)
Business Mixed
Use (BMU)
Mixed Commercial
Retail
Shopping
Mixed Use –
Commercial Emphasis
Mul�-Family
High Density
13 9.1.c
Packet Pg. 591 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for San Ramon Village Specific Plan (SRVSP) - South
(APNs: 218-080-033; 208-272-016; 208-272-011; 208-271-025; 208-271-042; 208-271-029; 208-271-031; 208-290-006; 208-290-011; 208-272-012; 208-290-031; 208-290-032; 208-290-015; 208-290-023; 208-290-027; 208-290- 028; 208-271-024; 208-490-010; 208-280-009; 208-280-014; 208-280-015; 208-280-016; 208-271-037; 208-271-038; 208-271-039; 208-271-040; 208-271-032; 208-271-033; 208-271-035; 208-271-036; 208-490-011; 208-490-012; 208-490-013; 208-490-014; 208-490-015; 208-490-016; 208-490-017; 208-490-018; 208-490-019; 208-490-020; 208-490-021; 208-490-022; 208-490-023; 208-490-024; 208-490-025; 208-490-026; 208-490-027; 208-490-028; 208- 490-029; 208-490-030)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed Mixed Use
Mixed Use
Parks
Parks
Mixed Commercial
Mixed Commercial
Mixed Use
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Park/Open
Space (P/OS)
Park/Open
Space (P/OS)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mixed Commercial
Mul�-Family
High Density
14 9.1.c
Packet Pg. 592 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Home Depot Area
(APNs: 208-800-001 through 208-800-049; 208-720-001 through 208-720-037; 208-740-001 through 208-740-073; 208-280-027; 208-280-034; 208-280-033; 208-280-032) General Plan Land Use – Exis�ng General Plan Land Use – Proposed Zoning District – Exis�ng Zoning District – Proposed
Mixed Use
Office
Mixed Use
Retail Shopping
Mul�-Family Very
High Density
Administra�ve
Office (OA)
Mixed Use
Planned
Development
Mixed Use
Planned
Development
Mul�-Family Very
High Density (RVH)
Medium High Density
Residen�al (RMH)
Mixed Use –
Residen�al Emphasis
Mixed Use –
Residen�al Emphasis
Community Commercial
Mul�-Family
High Density
15 9.1.c
Packet Pg. 593 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Proposed Zoning Ordinance Text Amendments
September 19, 2023
Exhibit 2

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Packet Pg. 594 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 595 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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

9.1.c
Packet Pg. 596 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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.

9.1.c
Packet Pg. 597 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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.

9.1.c
Packet Pg. 598 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 599 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 600 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 601 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 602 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 603 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 604 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 605 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 606 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for

City of San Ramon
DRAFT
Zoning Ordinance
August 2023
Division D2 – Allowable Land Uses and Zoning
Standards

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Packet Pg. 607 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for

Chapter XX
New Mixed-Use Zones (Draft)

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Packet Pg. 608 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for

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Packet Pg. 609 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for

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Packet Pg. 610 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 611 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 612 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 613 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 614 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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. 615 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for 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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Packet Pg. 616 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Proposed Zoning Ordinance Text Amendments
October 11, 2023

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Packet Pg. 617 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for City of San Ramon
DRAFT
Zoning Ordinance – Alternative
October 11, 2023
Division D2 – Allowable Land Uses and Zoning
Standards

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Packet Pg. 618 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for

Chapter XX
New Mixed-Use Zones (Draft) –
Alternative

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Packet Pg. 619 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 3 New Mixed-Use Zones
Purposes of New Mixed-Use Zones – Alternative
The purposes of the individual Mixed-Use zones and the manner in which they are applied are as follows:

A. MUX (Mixed-Use, Commercial Emphasis) Zone. The purpose of the Mixed‐Use, Commercial Emphasis (MUX) zone is to provide areas for an integrated neighborhood, primarily to enhance existing and promote new commercial uses (retail and/or office) with complementary residential uses. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. The MUX zone envisions commercial uses (retail and/or office) as the primary use along street frontages, with residential uses located behind or above the primary commercial uses. Development could be stand‐alone, vertical, or horizontal mixed‐use configurations. Within the MUX zone, nonresidential FAR minimums are established to maintain retail square footage.

B. MUR (Mixed-Use, Residential Emphasis) Zone. The purpose of the Mixed‐Use, Residential Emphasis (MUR) zone is to provide areas for an integrated neighborhood, with a combination of primarily residential uses mixed with complementary office and commercial uses. The MUR zone provides housing infill opportunities on existing small and mid‐size office and service commercial parcels. A density range of 20 to 40 dwelling units per acre allows a variety of residential housing types located along street frontages. Development can be stand‐alone, vertical, or horizontal mixed‐use configurations. Within the MUR zone, residential FAR minimums are established to maintain and encourage residential development within this zone.

C. DMU-N (Downtown Mixed-Use, North) Zone. The purpose of the Downtown Mixed‐Use, North (DMU‐N) zone is to encourage an integrated neighborhood of commercial and residential uses within the Core area of San Ramon. The intent is to incorporate new residential uses in the existing office setting with pedestrian‐friendly streetscapes, open spaces, and trails connecting to the Iron Horse Trail and City Center. Residential uses are located adjacent to the street and complementary offices, services, and goods in close proximity to transportation networks. The allowed density in the DMU-N zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be vertical in nature with residential entryways taking advantage of the City’s Walking District, and allowance for higher density.

Development can be vertical mixed use or stand‐alone residential in proximity to nearby commercial uses with a horizontal mixed‐use configuration.

D. DMU-S (Downtown Mixed-Use, South) Zone. The purpose of the Downtown Mixed‐Use, South (DMU‐S) zone is to encourage an integrated transit-oriented and mixed use neighborhood, extending the activity of City Center across Bollinger Canyon Road with shops, offices, and a

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Packet Pg. 620 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Chapter XX New Mixed-Use Zones – Alternative
4 diversity of housing opportunities set in an urban environment of walkable streets, parks and trails.

The intent is to promote a broad mix of uses which incorporates a transition of primarily commercial uses adjacent to the freeway and Bollinger Canyon Road, with residential uses located behind or above the primary commercial uses in close proximity to transportation networks. The allowed density in the DMU-S zone ranges from a minimum of 20 dwelling units per acre to a maximum of 60 dwelling units per acre. Development is generally intended to be more vertical in nature and allowance for higher density closer to the arterial roadway, with an appropriate transitional buffer adjacent to existing residential uses located to the south. Commercial uses (i.e. restaurants and retail) are encouraged along major streets. Development could be stand-alone, vertical, or horizontal mixed-use configurations.

New Mixed-Use Zone Land Uses and Permit Requirements
E. Allowable Land Uses and Permit Requirements. Table 1 (Allowed Land Uses and Permit Requirements for New Mixed-Use Zones - Alternatives) 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 F. 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 -Alternative 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 DMU-S Regulations
Media Production ZC(3) ZC(3) ZC(3) ZC(3)
Recycling Facility — — — —
Research and Development, General MUP MUP MUP MUP
Research and Development, Limited ZC(3) ZC(3) ZC(3) ZC(3) Laboratory, Non-Medical MUP MUP MUP MUP
Commercial Recreation Facility – Indoor UP UP UP UP D4-30

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Packet Pg. 621 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 5 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones -Alternative 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 DMU-S Regulations
Conference/Convention Facility UP UP UP UP
Fitness/Health Facility UP UP UP UP
Library, Museum, Gallery (non-retail gallery) P P P P
Meeting Facility, Public or Private MUP MUP MUP MUP
Night Club MUP MUP MUP MUP
Park and Recreation Facility – Site of 2 acres or less P P P P School – Public or Private UP UP UP UP
School – Specialized Education or Training MUP MUP MUP MUP Sports and Entertainment Assembly Facility UP UP UP UP
Studio – Art, Dance, Martial Arts, Music, etc.
(ground floor) ZC(3) ZC(3) ZC(3) ZC(3)
Studio – Art, Dance, Martial Arts, Music, etc. (upper
floor) P P P P
Theater, Movies, or Performing Arts UP UP UP UP
Animal – Wild or Exotic S S S S Municipal Code Div. B2
Animal – Domestic P P P P
Emergency Shelter P P P P
Home Occupation S S S S
Live/Work Unit MUP MUP MUP MUP
Mixed-Use Project with Residential Component P P P P
Supportive Housing UP UP UP UP
Transitional Housing UP UP UP UP
Residential Care, 6 or fewer P P P P
Residential Care, 7 or more MUP MUP MUP MUP
Retail Trade
Accessory Retail and Services P P P P
Alcoholic Beverage Manufacturing, Micro-Brewery UP UP UP UP Auto and Vehicle Sales and Rental MUP(4) MUP(4) MUP(4) MUP(4) Building/Landscape Materials Sales – Indoor
Showroom UP UP UP UP
Convenience Store P P P P
Drive-through Retail UP UP UP UP
Eating and Drinking Establishments P P P P
With wine and beer P P P P
With full alcoholic beverage service MUP MUP MUP MUP

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Packet Pg. 622 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Chapter XX New Mixed-Use Zones – Alternative
6 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones -Alternative 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 DMU-S Regulations
Alcoholic Beverage Manufacturing, Brew Pub P P P P
With drive-through service MUP MUP MUP MUP
With live entertainment MUP MUP MUP MUP D4-34
With up to 12 outdoor seats or stools P P P P
With 13 or more outdoor seats or stools MUP MUP MUP MUP Farmer’s Market – Ongoing MUP MUP MUP MUP
Food and Beverage Sales – Chain Grocery P P P P
Food and Beverage Sales – Specialty Food Store P P P P
Furniture, Furnishings, and Appliance Store P(5) P(5) P(5) P(5) Mobile Home, Boat, or RV Sales — — — —
Outdoor Retail Sales and Activities MUP MUP MUP MUP D4-35 Outdoor Vendor MUP MUP MUP MUP D4-35
Pharmacy, Medical Supplies P P P P
Retail, General – 50,000 sf or less of floor area P P P P Retail, general – Over 50,000 sf of floor area P P P P
Secondhand Store MUP MUP MUP MUP

ATM P P P P
Bank, Financial Services P P P P
Business Support Service P P P P
Medical Services – Clinic, Laboratory, Urgent Care
(ground floor) MUP(3) UP(3) UP(3) UP(3)
Medical Services – Clinic, Laboratory, Urgent Care
(upper floors) MUP MUP MUP MUP
Medical Services – Doctor Office (ground floor) P(2) P(2) P(2) P(2) Medical Services – Doctor Office (upper floors) P(2) P(2) P(2) P(2) Medical Services – Extended Care UP UP UP UP
Office – Accessory P P P P
Office – Business/Service (ground floor) P P P P
Office – Business/Service (upper floors) P P P P
Office – Government (ground floor) P P P P
Office – Government (upper floors) P P P P
Office – Processing (ground floor) MUP MUP MUP MUP
Office – Processing (upper floors) MUP MUP MUP MUP
Office - Professional/Administrative (ground floor) P P P P Office - Professional/Administrative (upper floors) P P P P

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Packet Pg. 623 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 7 Table 1
Allowed Land Uses and Permit Requirements for New Mixed-Use Zones -Alternative 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 DMU-S Regulations
Adult Day Care UP UP UP UP
Animal Services – Boarding/Training MUP MUP MUP MUP
Animal Services – Grooming ZC(3) ZC(3) ZC(3) ZC(3)
Animal Services – Veterinary Clinic, Animal Hospital MUP MUP MUP MUP Catering Service MUP(3) MUP(3) MUP(3) MUP(3)
Child Day Care Center UP UP UP UP
Child Day Care Center – Accessory to on-site
anchor tenant UP UP UP UP
Child Day Care – Small family day care home P P P P
Lodging – Bed & Breakfast Inn (B&B) UP UP UP UP D4-27
Lodging – Hotel or Motel UP UP UP UP
Personal Services ZC(3) ZC(3) ZC(3) ZC(3)
Public Safety Facility P P P P
Broadcasting Studio MUP MUP MUP MUP
Cogeneration Facility UP UP UP UP
Heliport UP UP UP UP
Parking Facility, Public or Commercial UP UP UP UP
Transit Station P P P P
Utility Facility UP UP UP UP
Utility Infrastructure P P P P
Wireless Telecommunications Facility S 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. 624 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Chapter XX New Mixed-Use Zones – Alternative
8 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 - Alternatives), 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 - Alternatives Development Feature
Requirement by Zone

MUX MUR DMU-N DMU-S
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 20
Maximum Density (du/ac) 40 40 60 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 1.25
Sitewide Maximum 2.0 2.0 2.75 2.75
Nonresidential Minimum 0.45 N.A. N.A. N.A.

Residential Minimum N.A. 0.5 N.A. 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. N.A.

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Packet Pg. 625 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for Division D2 – Allowable Land Uses and Zoning Standards Chapter XX – New Mixed-Use Zones – Alternative 9 Table 2
New Mixed-Use Zone Development Standards - Alternatives Development Feature
Requirement by Zone

MUX MUR DMU-N DMU-S
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) 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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Packet Pg. 626 Attachment: C. Ordinance No. (next in line) Repealing the North Camino Ramon Specific Plan Development Standards & Zoning Regulations for ORDINANCE NO. (next in line)

ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF SAN RAMON

AMENDING THE SAN RAMON VILLAGE SPECIFIC PLAN DEVELOPMENT

STANDARDS AND ZONING REGULATIONS FOR THE PLAN AREA

IMPLEMENTING THE SAN RAMON
GENERAL PLAN 2040 PROJECT
THE CITY COUNCIL OF THE CITY OF SAN RAMON DOES ORDAIN as follows:

Section 1. The City Council of the City of San Ramon has, as the Lead Agency, adopted City Council Resolution Number (next in line) adopting California Environmental Quality Act (CEQA) Findings and a Statement of Overriding Considerations and certifying the Environmental Impact Report (EIR) (SCH No. 2022060549) (the “EIR”) for the San Ramon General Plan 2040 Project (including a General Plan Amendment (GPA 2023-0002); a Rezone (RZ 2023-0002); a Prezone (PZ 2023-0001); a Specific Plan Amendment (SP 2023-0001); an Environmental Review (ENVR 2023-0003); and repeal of the North Camino Ramon Specific Plan), as being complete and prepared in compliance with the provisions of the Guidelines for CEQA of 1970, as amended.

Section 2. The City Council of the City of San Ramon has adopted City Council Resolution Number (next in line) approving the San Ramon General Plan 2040 Project (including a General Plan Amendment (GPA 2023-0002); a Rezone (RZ 2023-0002); a Prezone (PZ 2023- 0001); a Specific Plan Amendment (SP 2023-0001); an Environmental Review (ENVR 2023- 0003); and repeal of the North Camino Ramon Specific Plan) (the “Project”) as consistent with the objectives, policies, general land uses, and programs specified, as a whole, in the General Plan 2040 and the adopted and State-certified 2023-2031 Housing Element; and determined that the Project will not be detrimental to the public health, safety, or general welfare of persons residing or working in the proximity of San Ramon, or is materially detrimental or injurious to property or improvements in the City of San Ramon because the Project implements the City’s long-range goals and policies, as well as reflects amendments needed to implement State laws.

Section 3. Based on the approval of the Specific Plan Amendment application (SP 2023- 0001) with the San Ramon General Plan 2040 Project, the City Council of the City of San Ramon has adopted City Council Resolution Number (next in line) making findings to amend the San Ramon Village Specific Plan.

Section 4. Based on the amendment of the San Ramon Village Specific Plan, the Development Standards and Zoning Regulations for the San Ramon Village Specific Plan shall be amended and shall re-designate the real property located within the San Ramon Village Specific Plan Specific Plan Area depicted in the maps, as set forth in Exhibit 1 (San Ramon Village Specific Plan Amendments), attached hereto and by reference incorporated herein.

Section 5. Should any provision, section, paragraph, sentence, or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction, or

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Packet Pg. 627 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for by reason of any preemptive legislation, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.

Section 6. The Ordinance shall take effect thirty (30) days from the date of its passage.

Before the expiration of fifteen (15) days after is passage, this Ordinance shall be posted in three (3) public places within the City of San Ramon along with the names of the City Council voting for and against the same.

The foregoing Ordinance was introduced at the public hearing of the City Council of the City of San Ramon on November 28, 2023 and was subsequently adopted on December 12, 2023 by the following votes:

AYES:

NOES:

ABSENT:

ABSTAIN:

David E. Hudson, Mayor
ATTEST:

Christina Franco, City Clerk
Exhibit 1: San Ramon Village Specific Plan Amendments, dated August 9, 2023

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Packet Pg. 628 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for

SAN RAMON VILLAGE

SPECIFIC PLAN

CITY OF SAN RAMON
November 2020
Amended ____ 2023
Exhibit 1

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Packet Pg. 629 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for iv
Table of Tables
Table 4-0: Density, Intensity and Height Standards..............................................................................................................36 Table 4-1: Development Potential .............................................................................................................................................37 Table 4-2: Streetscape Development Standards VCMU District.......................................................................................45 Table 4-3: Building Development Standards: VCMU......................................................................................................47-48 Table 4-4: Building Development Standards: Multiple Family Residential (MFR) and Residential Overlay (RO)...52 Table 4-5: Building Development Standards: BMU, C/SC, and PDR Districts.........................................................54-55 Table 6-1: Summary of Planned Vehicular Improvements ..................................................................................................73 Table 8-1: Summary of Public Improvement Costs ............................................................................................................105 Appendix A: Table of Permitted Uses...................................................................................................................................107

6.4 Transit and Shared Mobility.............................................................................................................................................82

6.5 Parking and Transportation Demand Management...................................................................................................83 7 Utilities............................................................................................................... 87

7.1 Water Supply.......................................................................................................................................................................89

7.2 Sanitary Sewers ................................................................................................................................................................. 91

7.3 Storm Drainage................................................................................................................................................................... 91

7.4 Solid Waste..........................................................................................................................................................................95

7.5 Energy ...................................................................................................................................................................................96 8 Implementation ................................................................................................ 97 9 Appendix A: Table of Permitted Uses.......................................................... 107 Housing Opportunity Residential (HOR)

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Packet Pg. 630 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan
7 In 2017, in response to community concerns, the City Council approved a residential density range modification for the area and directed staff to proceed with a more comprehensive update to: • Remove the Housing Overlay north of Faria Preserve Parkway from the Plan.
• Provide incentives to current property owners to improve their properties.
• Refine the mix of housing and commercial uses to establishing the critical mass of housing needed to support local retail and commercial.
• Remove the extension of Twin Creeks Drive from the Plan. • Rethink the Omega Road and Hooper Drive right-of-way widths. • Integrate biking and walking into the Plan, and emphasis on shared parking and connectivity between smaller projects.
• Provide sufficient land for housing development, consistent with the need to meet the City’s State-mandated Regional Housing Need Assessment (RHNA) allocation.
• Rewrite development standards to be specific, detailed and ready to implement given State preemptions and evolving housing policies. • Allow residential on the first floor and the use of horizontal mixed use where appropriate.
• Integrate the historic aspects of the area in the Plan and Plan name.

In 2018, the City began the process of updating the Plan with the preparation of a series of memos on existing conditions and new State laws with implications for the planning process. Community outreach informed updates to the Plan, including public input gathered at community workshops and study sessions with the Planning Commission and City Council. Through that process, the decision was made to rename the Plan the San Ramon Village Specific Plan, to reflect the role of the area in the City’s history and development.

SCOPE OF THE SPECIFIC PLAN
The San Ramon Village Specific Plan establishes the location, intensity and character of land uses, the circulation pattern and necessary infrastructure improvements to support development, the location and configuration of parks and community facilities within the area, and the implementation actions required to realize the Plan’s objectives.

As such, the Specific Plan provides detailed policy, elaborating on the City’s 2035 General Plan, which is the principal tool that guides growth and development within the City. Because the Specific Plan is also adopted by ordinance, it is the primary land-use regulatory tool for the area, taking precedence over the Zoning Ordinance.
2040

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Packet Pg. 631 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 10 Chapter 1: Plan Overview
Summary of Opportunities
and Constraints
Key opportunities for achieving the stated objectives include: • The City’s 2035 General Plan has already established public policy for the intensification of the area as a mixed-use district. • There are over 30 acres of vacant and underutilized property within the Plan Area that can support infill development and redevelopment. Since 2006, approximately 20,000 square feet of new non-residential uses have been constructed in the Plan Area, and several property owners are interested in redeveloping their properties.
• Current and foreseeable real estate market conditions appear to be supportive of a range of residential developments including townhouses, apartments and condominiums.
• Areas immediately to the west of the Plan Area have already been developed with medium density housing and the Preserve subdivision in the Northwest Specific Plan Area will construct approximately 600 new homes, providing new rooftops to support the retail base desired in the Plan Area.
• San Ramon Creek and its east-west tributary, which wind through the southern portion of the Plan Area, represent a unique natural amenity that could contribute to the identity and quality of life in the area. Undeveloped portions of the channel and banks might be improved with walking and bicycling trails and open spaces, including the City-owned parcel on the south side of Old Crow Canyon Road.
• The Plan Area has other positive characteristics and features that could contribute to the creation of a unique mixed-use district, including: – Direct access to both the regional and local transportation networks, with a freeway interchange adjacent to the southeast and San Ramon Valley Boulevard, an important north-south arterial running through the area that provides linkages to destinations in San Ramon and other valley communities from Walnut Creek to Pleasanton;
– Old Crow Canyon Road which has the potential to be
transformed into a pedestrian-friendly village street connecting the Village Center with the Creekside park, offices and residences further to the south;
2040

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Packet Pg. 632 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan
11 – Scenic hills that frame the area to the west and impressive views of Mount Diablo from higher terrain in the Plan Area that can contribute to a distinctive sense of place; and
– Established office and service-commercial businesses that can contribute to the economic vitality of the area
There are several challenges that will need to be addressed to accomplish the project objectives: • Integrating new residential and retail uses into the area while also preserving viable service commercial businesses that are established and wish to remain. This will require strategies for minimizing potential conflicts between uses and creating a cohesive, mixed use district.
• At prominent locations, there are contiguous parcels that are under separate ownership or developable area is constrained by creek setback requirements. Strategies for facilitating lot consolidation will be needed to allow for development at key locations as needed to achieve the vision of the Plan.
• Large blocks and streets sized for the automobile limit connectivity for pedestrians.
• Properties east of San Ramon Valley Boulevard are particularly constrained because of their small area, shallow depth (55 to 185 feet), and location immediately adjacent to I-680.
• Given high construction costs and land values prevalent throughout the Bay Area, affordable housing projects will face financial feasibility constraints.
• Residential redevelopment will have fiscal implications, requiring additional public services and associated costs, and new public open space within the area.
• There is little public land in the area for new open space; the properties designated for open space and parks in the 2035 General Plan are only partially owned by the City, while San Ramon Creek is mostly in private ownership. • Freeway noise in excess of 70 dB will need to be mitigated to support residential development and to create a comfortable pedestrian environment.
• Any creekside trail or open space improvements adjacent to San Ramon Creek and its east-west tributary will need to avoid significant impacts on habitat and wildlife and comply with regulatory agency requirements.
2040

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Packet Pg. 633 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 16 Chapter 2: Summary of Existing Conditions
Whereas the Downtown Specific Plan had envisioned large-scale land clearance and high-intensity development, the Conservation and Enhancement Program favored a market responsive approach focused on business retention. The Program called for the creation of a Redevelopment Overlay District with large lot dimensions intended to encourage the consolidation of sites that would otherwise be developed in unrelated increments To implement the Conservation and Enhancement Program, the Redevelopment Overlay and a Planned Development district were applied to portions of the Plan Area. For example, the narrow strip between San Ramon Valley Boulevard and I-680 was rezoned Thoroughfare Commercial-Redevelopment Overlay (CT-R) to provide an incentive for lot consolidation in the form of increased floor-area ratio (FAR) and reduced landscaping.

Pursuant to the 2020 General Plan, adopted in 2002, the Crow Canyon Specific Plan was prepared to guide development in the Crow Canyon area, taking advantage of a Redevelopment Agency owned site at the northwest corner of Deerwood and Omega Roads. After the Plan was adopted in 2006, the onset of the Great Recession and then the dissolution of Redevelopment Agencies by the State stymied implementation of the Plan and today much of its vision remains unrealized, although today the area is again attracting the interest of developers.

LAND USE CONTEXT
The 2035 General Plan designates the vast majority of the Plan Area as Mixed Use, with a range of residential, retail, service, and office uses allowed, and envisions a new park in the southern portion of the Plan Area adjacent to San Ramon Creek. The San Ramon Zoning Ordinance defers to the San Ramon Village Specific Plan, which contains specific zoning regulations and design standards applicable in the Plan Area.

Site Vicinity Land Uses
To the west of the Plan Area lies the Northwest Specific Plan Area, envisioned for development with urban neighborhoods with a variety of housing types, public/semipublic uses and parkland and open space areas. Specific land uses include preservation of open hillside areas and a mix of single-family and multifamily residential uses. Also to the west is the former Crow Canyon Redevelopment Plan/Conservation and Enhancement Program area, where land uses include open space and multifamily residential uses (Pinnacle Crow Canyon, Promontory Pointe, and Stonepine developments) along with commercial retail uses (the Old Mill Commercial Center with a Home Depot and Staples).

To the east of the Plan Area lies I-680 and the Town of Danville (north of Fostoria Way) with residential and office uses. The rest of the eastern surrounding area (south of Deerwood Road) includes other land within the Crow Canyon (AKA San Ramon Village) Planning Subarea containing residential and commercial office/business park-related uses.
2040
variety

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Packet Pg. 634 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan
27 The Specific Plan strives to balance multiple, and sometimes conflicting objectives in a way that provides a coherent blueprint for the future.

More specifically, the Plan calls for:

The creation of a Village Center that supports successful neighborhood-serving retail in the area and facilitates improvements to showcase San Ramon Creek and its tributary as a natural amenity for the community.

Within the heart of the San Ramon Village district, the Plan seeks to focus near-term development and improvements at the prominent intersection of San Ramon Valley Boulevard and Deerwood Road, where traffic volumes are highest, and where retail has the best chance of success. There are several larger underutilized parcels near this location that could support mixed use development, providing workforce housing to help meet community needs as well as potential customers for retail businesses. This location is already attracting interest from the development community and the intent is to use that momentum to create a village-like node of mixed use residential and retail development here that will catalyze positive change in the Plan Area over the long term. Mixed use development at this location would be in either a horizontal or vertical configuration with base residential densities of up to 35 dwelling units per acre and building heights of up to 5 stories. Individual projects that provide a substantial affordable housing component may qualify for additional bonus density under State law.

The Village Center is envisioned as a distinctive, walkable focal point for the San Ramon Village district. The area will feature attractive design, inviting streetscapes, and a vital mix of uses oriented to the daily needs of local residents. Generous sidewalks and pedestrian paseos will provide easy access to shops, restaurants, and San Ramon Creek. Buildings designed with a variety of materials, colors and architectural features will provide visual interest and heighten the pedestrian experience, while amenities like benches, lighting, public art, and landscaping provided in cut out areas along building frontages will activate the public realm.

West of the node, along Deerwood Road, medium density residential development would be encouraged at densities consistent with existing homes further along Deerwood Road outside of the Plan Area to provide additional rooftops to build the tax base and support community-oriented local retail. Residential densities here would be up to 28 dwelling units per acre and building heights would be up to 3 stories so as to protect views of the surrounding hills, given the higher elevation of the terrain. Housing of similar character and scale is also envisioned in the Ryan Industrial Court area to the south of the node.

North of the node, a Residential Overlay will provide opportunities for additional housing at a density of 22 to 35 dwelling units per acre. the Housing Opportunity Residential designation

9.1.d
Packet Pg. 635 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 33 San Ramon Village Specific Plan

RYAN INDUSTRIAL CT
Lorem ipsum
S an
R
a
mo n
Cr e e k
600
640
680
720
760
800

SAN RAMON VALLEY BLVD
INTERSTATE 680

DEERWOOD RD

OLD CROW CANYON
RD

CROW ANYON RD

CROW CANYON CT

BETA CT

FARIA PRESERVE PKWY

OMEGA RD

HOOPER DR
To The
Preserve
TWIN

CREEKS DR
C
1 ACRE

0.25 AC.
1/4-mile (5
minute) walking rad ui s
0 200 400 800
FEET
Plan Area
Mid-block Pedestrian Path
Creek
Channelized Creek/Culvert
Land Use Diagram
Figure 4-1
FIGURE 4-0: LAND USE DIAGRAM
Housing Opportunity Residential
Residential Overlay
Multiple Family Residential (MFR)
Village Center Mixed Use (VCMU)
Business Mixed Use (BMU)
Commercial/Service Commercial (C/SC)
Production, Distribution, and Repair (PDR)
Park/Open Space (P/OS)
Creek Riparian Zone (CRZ)
New Retail/Node

9.1.d
Packet Pg. 636 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 34 Chapter 4: Land Use and Urban Design • Multiple Family Residential (MFR). The MFR designation is intended to provide opportunities to live within walking and biking distance of shops, services and employment. Typical development in this category is apartments or condominiums two to three stories tall. Maintaining a human scale through quality design and landscaping with access to adjacent parks and creeks is a high priority in these areas. Allowable residential density is between 18 and 28 dwelling units per acre.
• Village Center Mixed Use (VCMU). The Village Center
Mixed Use designation is intended to foster a vibrant mix of residential and non-residential uses—retail, restaurant, service, office, lodging, and/or cultural amenities—in a pedestrian and bicycle-friendly village center at the core of the SRVSP area.

The VCMU designation allows for high-intensity mixed use development with an FAR of between 0.5 and 1.25 for nonresidential uses. Minimum residential density is 30 dwelling units per acre and maximum residential density is 35 dwelling units per acre prior to application of any State density bonus. On properties with a developable area of 70,000 square feet or more, a mix of uses is required; on smaller sites, a single use may be permitted. While horizontal mixed use (different uses on the same parcel but not in the same building), is allowed, vertical mixed use with residential or office uses over more active ground floor pedestrian-oriented commercial, service or retail uses is strongly encouraged, as is the provision of workforce housing. Live-work units, as a mixed use option, should be considered based on the site conditions, location, and viability of the site for more traditional retail and commercial options. High quality design that maintains a human scale, orients development to creekside open space, and integrates bicycle and pedestrian infrastructure and amenities is a priority in this designation.
•
Housing Opportunity Residential
Residential Overlay (RO). This land use overlay is applied to properties designated asCommercial/Service Commercial (C/ SC) and Production, Distribution and Repair (PDR) north of Faria Preserve Parkway. It is intended to allow for future infill and intensification of underutilized properties in a way that minimizes impacts on existing businesses and that can lead to the creation of a cohesive mixed-use district. Within this area, residential development is allowed on assembled sites greater than 1.5 acres, subject to livability conditions intended to mitigate potential conflicts between the new residential development and existing nonresidential uses. Residential development within this designation is limited to a minimum density of 22 dwelling units per acre and a maximum density of 35 dwelling units per acre.

Additional 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.

9.1.d
Packet Pg. 637 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 36 Chapter 4: Land Use and Urban Design

4.2 Density, Intensity and Height Standards
Table 4-0 summarizes the density, intensity, and height standards for each land use designation. For all development, density/FAR is specified as a range within which all development must fall. Maximum intensities shown in Table 4-0 may not be attainable on all sites, as development regulations (e.g., building height limits or development standards) or site conditions may reduce development potential. On all sites throughout the Plan Area, intensities can be averaged over multiple contiguous parcels for an individual project to accommodate areas of high-intensity development, open space, and other amenities.

Table 4-0: Density, Intensity and Height Standards
Draft Crow Canyon Specific Plan Update
Table 4-0: Density, Intensity, and Height Standards
Density (du/ac) Intensity (FAR) Height (feet)
Land Use Designation Min Max Min Max Max
Multi-Family Residential 18 28 n/a n/a 45
Village Center Mixed Use 30 35 0.5 1.25 60
Business Mixed Use n/a n/a Up to 1.0 45
Commercial/Service Commercial n/a n/a Up to 0.7 30
Production, Distribution, Repair n/a n/a Up to 0.5 30
Residential Overlay 22 35 Up to 0.4 30
Parks/Open Space n/a n/a Up to 0.1 n/a
Footnote: Height shall be measured from the lowest point of elevation to the mid-point of the roof in all districts.

Please refer to the diagram below.

Note: Height shall be measured from the lowest point of elevation to the mid-point of the roof in all districts. Refer to Figure 4-1.

FIGURE 4-1: SLOPE HEIGHT

DIAGRAM
Height = 30 ft
.5 1.0 1.5

DETERMINING FLOOR AREA RATIO
FIGURE 4-2: FLOOR AREA RATIO (FAR)
FAR = .5 FAR = 1.0 FAR = 1.5
Housing Opportunity
Residential

9.1.d
Packet Pg. 638 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 44 Chapter 4: Land Use and Urban Design

4.5 Development Standards
The San Ramon Village Specific Plan is implemented through policies and development standards listed in this Plan. Tables 4-2 through 4-5 outline the specific development standards for each district within the Plan Area. Figure 4-0 Land Use Diagram shows a map of the districts within the Plan Area. These tables and text elaborate on the key development standards for each district and the following section includes design guidelines for development within the Plan Area. The development standards serve as the zoning for the area and supersede development standards in the San Ramon Zoning Ordinance. The Development Standards applicable to the Multiple Family Residential (MFR) District shall apply to any residential development proposed to be constructed outside of the Village Center Mixed-Use (VCMU) District or the Multiple Family Residential (MFR) District. This shall include the Development Standards included in Table 4-4, Building Development Standards: Multiple Family Residential (MFR) and Residential Overlay (RO); Figure 4-5: Multiple Family Residential MFR) and Residential Overlay (RO) District Building Development Standards; and the Design Standards included for the Multiple Family Residential (MFR) and Residential Overlay (RO) District regarding Building Articulation, Windows, Materials, Screening, Landscaping and Signage. Where specific standards are not listed within this Plan, the applicable sections of the Zoning Ordinance will regulate development. Permitted, conditionally permitted and prohibited uses for each district are included within applicable sections of Appendix A and the Zoning Ordinance.

Projects within the Plan Area are subject to Architectural Review in accordance with Chapter D6-22 of the City’s Zoning Ordinance.

Certain residential and mixed use projects which offer housing units at levels affordable for low and very low income households may be subject to a streamlined approval process in accordance with Senate Bill 35 if they satisfy the objective development standards outlined below.

PUBLIC REALM
The following development standards for streetscapes in the VCMU designation are intended to provide a comprehensive streetscape scheme that addresses right-of-way elements such as sidewalk width, landscaping, street furniture, lighting and signage. Standards are presented in Table 4-2 and keyed to illustrative streetscapes shown in Figures 4-3a through 4-3c.

Opportunity(
Residential (HOR)
Housing

9.1.d
Packet Pg. 639 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 51 San Ramon Village Specific Plan
Multiple Family Residential District (MFR) and Residential Overlay (RO) Table 4-4 prescribes building standards for the MFR district and RO. Regulations differ by street frontage as noted and the letters in the right-hand column are keyed to illustrations on Figure 4-5.

Additionally, the following standards are also applicable to all three street frontages in the MFR district and RO described in the Table 4-4:

Building Articulation
• Buildings must be designed to have a distinct base, middle, and top and use different building materials to distinguish each. Cornices, balconies, and other architectural elements should be used to accentuate building structure.
• Buildings exceeding 40,000 square feet of total floor area must be designed with staggered rooflines, shaded roof decks, or other forms of architectural articulation. • Facades must include building projections or recesses, doorway and window trim, and other details that provide architectural articulation and design interest. • All residential units shall have the primary entrance, either individual or shared, facing a street, or pedestrian connection.
• Buildings must incorporate windows in or adjacent to the front door. • All residential building roofs shall be constructed with dimensional roofing materials that provide safety and durability.

Windows
• Windows must be inset at least 2 inches from face of building. • Snap-in vinyl mullions between double-paned glass prohibited. Mullions must project away from window panes on both inside and outside of window.
• All windows must have transparent glass and provide views into spaces. Maximum 15-foot blank wall between openings on the ground floor.

Materials
• Veneers must fully wrap any visible outside corners: avoid vertical joints at exterior corners; terminate thin brick veneer into inside corners.
• Materials must have an expected service life of at least 30 years. • Exposed wood must be finished to minimize maintenance and improve longevity.

Other Standards
• Landscaped and common areas in new development shall be maintained privately. • Mechanical, electrical, and all other building equipment shall be concealed from all public rights-of-way, pedestrian paths and adjacent buildings.
• Zoning Ordinance requirements will apply for refuse and loading areas. • Mechanical equipment shall not be located along the ground floor street frontage. Screens shall be consistent with the building design or site landscaping.

Housing Opportunity Residential (HOR)

9.1.d
Packet Pg. 640 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 52 Chapter 4: Land Use and Urban Design
Table 4-4: Building Development Standards: Multiple Family Residential (MFR) and Residential Overlay (RO)
Draft Crow Canyon Specific Plan Update
Land Use and Urban Design 1
Table 4-6: Building Development Standards: Multi-Family Residential (MFR) and Residential Overlay (RO)
Deerwood Road Omega/ Old Crow
Canyon Road
Ryan Industrial
Court
Figure
4-5
Key
Setbacks (measured from property line)
Ground Floor Front
Setbacks
10 feet min;
15 feet max
5 feet min;
10 feet max
5 feet min;
10 feet max
1 Side and Rear Setbacks
(measured from rear and
interior side property lines)
10-foot setback required for new residential development properties abutting existing commercial and service-commercial uses. No minimum side/rear setback required in other locations.
-
Building Frontage
Frontage Width min 75% of lot width;
max 90% of lot width
No requirement min 75% of lot width;
max 90% of lot width 2
Pedestrian Amenity
Cut-outs
For every 60 feet of lot width,
there must be at least one
landscaped, publicly accessible
area of at least 150 ft2
featuring
benches, public art, a fountain, or
other pedestrian oriented
amenities.

The area shall be adjacent to the
public right-of-way.

No requirement No requirement
3 Street wall
Street Wall Height 35 feet max (MFR);
30 feet max (RO)
35 feet max (MFR);
30 feet max (RO)
35 feet max 4
Street Wall Openings Multi-family developments may contain openings in the street wall up to 30 feet wide to allow for the extension of interior courtyards to the public street - Projection into ROW
Minimum Height 12 feet from the street level 12 feet from the street level
12 feet from the
street level -
Building Entries
Entry Projection or
Recess
The primary residential building entry must incorporate a projection or recess of at least 5 feet, with a minimum area of 50 ft2
. 5
Porches, Stoops, and
Verandas**
Porch, stoop, veranda, or similar entry feature required for all ground floor residential entrances. The highest elevation of the finished floor of the porch, stoop, or veranda must be at least 2 feet above the finished grade.
-
Upper-story Balconies
Balcony Req. At least one balcony required for each upper-story residential unit. 6 Projection into ROW
Allowed Length
50% maximum of the main façade line, not to exceed 20 feet without a 10-foot separation. - Projection into ROW
Allowed Depth
5 feet maximum -
Articulation
Buildings over 60 feet
wide
Buildings over 60 feet wide must be broken down to read as a series of buildings no wider than 60 feet through changes in setbacks, materials, or other architectural detailing 7 * Porch: a covered but otherwise open platform that provides a transition between the interior of a building and the public space of the street. * Veranda: a roofed platform along the outside of a house, level with the ground floor. * Stoop: a staircase ending in a platform and leading to the entrance of a building.

Housing Opportunity Residential (HOR)

9.1.d
Packet Pg. 641 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 59 San Ramon Village Specific Plan
This section lays out Design Guidelines that complement the mandatory development standards listed in the previous section. The Design Guidelines provide more general direction on intended design features and shall form the basis for project design review. The Design Guidelines applicable to the Multiple Family Residential (MFR) and Residential Overlay (RO) District shall apply to any residential development proposed to be constructed outside of the Village Center Mixed-Use (VCMU) District, the Multiple Family Residential (MFR), or the Residential Overlay (RO) District.

BUILDING DESIGN
DG-1 Adjacent buildings and buildings on the same block should exhibit variation in height and massing.

DG-2 Corner buildings should have distinct architectural features and defined building entrances at the corner to animate the intersection and facilitate pedestrian flow.

GROUND LEVEL USES
DG-3 Ground floor spaces should be designed to accommodate a variety of uses, for instance by providing spaces of
sufficient sizes and equipping with the necessary building infrastructure like gas lines, ventilation, water hook-ups, etc., to accommodate food service establishments.

DG-4 Outdoor dining areas are encouraged on Retail Frontage Streets and along pedestrian connections. Outdoor seating areas may be accommodated within building setbacks as
part of the business frontage zone (see guidelines for streets and streetscape).

DG-5 Commercial establishments should be designed to
complement the pedestrian oriented nature of the
neighborhood centers and the scale of the neighborhood.

Larger establishments (including stores and supermarkets) are encouraged to the extent that they are designed with a pedestrian orientation.

OPEN SPACE AND LANDSCAPING
DG-6 Spaces should be designed to balance privacy and safety with air and sunlight access. This can be achieved by prioritizing south facing open space opportunities and designing
balconies with slatted or otherwise partially transparent grating or railing.

4.6 Design Guidelines
Housing
Opportunity
Residential
(HOR)
Housing
Opportunity
Residential
(HOR)

9.1.d
Packet Pg. 642 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan
67 FIGURE 5-1: PARK DESIGN CONCEPT

5.2 Schools
All new residential development in the Plan Area is anticipated to be multi-family housing (such as apartments, townhomes, and condominiums), which typically has a lower student generation rate than single-family homes. As part of the development review process, the San Ramon Valley Unified School District (SRVUSD) determines student generation rates to assess capacity and set development impact fees. Based on this student generation rate, the Plan does not anticipate the need for new schools in the Plan Area. Instead, new residential development will send students to existing schools elsewhere in the San Ramon Valley Unified School District.

OBJECTIVE CF-2:

Provide adequate public schools for residents of the San Ramon Village Specific Plan Area.
• Policy CF-2.1: Require that new development contribute school impact mitigation fees.

Senate Bill 50 (1998) requires new residential development to contribute school impact mitigation fees.

9.1.d
Packet Pg. 643 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for 102
Chapter 8: Implementation
The Specific Plan is generally consistent with the 2035 General Plan’s land use diagram, objectives and policies, but varies in its details in order to create appropriate incentives.

Land Use Diagram: With the exception of the proposed park, the whole of the Plan Area is designated Mixed Use in General Plan 2035, where an integrated mix of residential and non-residential uses is envisioned. The Mixed Use designation allows for non-residential development (retail, service, office) at intensities of up to 0.70 FAR, with residential densities in the range of 14-30 dwelling units per acre. The land use diagram of the Specific Plan divides the area into six districts and two overlays (the Creek Riparian Zone and Residential Overlay), and permits mixed uses in the Village Center Mixed-Use (VCMU), Business Mixed Use (BMU), Commercial/Service Commercial (C/SC), and Production, Distribution and Repair (PDR) districts. The Specific Plan permits somewhat higher intensities and densities of development than the General Plan for two reasons: (1) to create meaningful incentives for developers to aggregate parcels and redevelop existing uses; and (2) to create a critical mass of residents and tenants to support an active mixed-use district and satisfy State requirements for housing affordability.

Objectives and Policies: Policy 4.7-I-2 states: “Ensure new development within the Plan Area is consistent with the adopted San Ramon Village Specific Plan and pursue future opportunities to update the Plan as needed to address the changing market opportunities and land use, infrastructure, and finance needs based on post RDA conditions.” The San Ramon Village Specific Plan satisfies the General Plan’s requirements for housing (including workforce housing), non-residential floor area, infrastructure improvements and this implementation program.

The Specific Plan’s policies and regulations accomplish the objectives of the General Plan by:
• Providing opportunities for the redevelopment of appropriate sites with a dense mix of housing in proximity to services within walkable distance.
• Setting requirements and providing incentives for residential projects to incorporate significant numbers of affordable housing units, consistent with applicable provisions of the San Ramon Municipal Code and Zoning Ordinance. Also, requirements for parking – which is a major development expense – are reduced for affordable housing and mixed-use projects.
• Making a significant contribution to the City’s stock of affordable housing by creating opportunities for housing and affordable units in compliance with the Inclusionary Housing and Affordable Housing Commercial Linkage Fee Ordinances.
• Supporting viable existing service commercial uses that wish to remain and preventing them from becoming nuisances by requiring new development to build suitable noise and visual barriers and buffers.
2040
The Plan area has a variety of
General Plan land use designations
that recognizes the balance of
residential and non-residential uses.
seven districts and one overlay (the
Creek Riparian Zone), and permits
residential uses in the Multiple Family
Residential (MFR) and Housing
Opportunity Residential (HOR),
a mix of uses

9.1.d
Packet Pg. 644 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan
Land Use (1) Permit Required
Recreation, Education & Public Assembly Uses
Meeting facility, public or private UP
Park and recreation facilities, noncommercial UP
Private residential recreation facility (in project) MUP Residential Uses
Animal - Wild or Exotic S(2)
Animal – Domestic P
Cottage Food Operation S
Emergency shelter P
Home occupation S
Multi-family housing P
Residential accessory use or structure P
Residential care, 6 or fewer clients P
Residential care, 7 or more clients UP
Rooming or boarding house P
Accessory Dwelling Unit (ADU) P
Supportive housing P
Transitional housing P
Services
Child day care - Large family day care home P
Child day care - Small family day care home P
Day care center - Child or adult UP
Public safety facility UP
Transportation, Communications & Infrastructure
Utility facility UP(3)
Utility infrastructure P(3)
Wireless telecommunications facility S(3)
Notes:
(1) See Zoning Ordinance Division D8 for land use definitions. (2) See San Ramon Municipal Code Division B2 for wild or exotic animal regulations. (3) Architectural Review may also be required; see Zoning Ordinance Section D6-22, Architectural Review.

P Permitted Use, Zoning Clearance may be required prior to operation MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Zoning Ordinance Specific Use Regulations ZC Zoning Clearance required
— Use not allowed
Table A-1: Allowed Land Uses and Permit Requirements for Multi-Family Residential District and Residential Overlay Housing Opportunity Residential (HOR)

9.1.d
Packet Pg. 645 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan (SRVSP) – North – Errata Change (APNs: 208-250-060; 208-250-061; 208-250-062; 208-250-086; 208-250-088; 208-250-087; 208-250-091; 208-250-053; 208-250-052; 208-250-050; 208-660-007; 208-660-006; 208-660-005; 208-660-004; 208-660-003; 208-660-002; 208- 660-001; 208-250-058; 208-250-090; 208-250-075; 208-250-081; 208-250-080; 208-250-073; 208-250-047; 208-260-057; 208-250-084; 208-250-083; 208-250-071; 208-250-072; 208-250-085; 208-260-050) General Plan Land Use – ExisƟng General Plan Land Use – Proposed (May 30, 2023) General Plan Land Use – Proposed Errata Change SRVSP Zoning District – ExisƟng SRVSP Zoning District – Proposed (May 30, 2023) SRVSP Zoning District – Proposed Errata Change Mixed Use
Mixed Use Mixed Use
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Mixed Commercial
Mixed Commercial
Mixed Commercial
ProducƟon, Dist., &
Repair (PDR) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
Commercial/Service
Commercial (C/SC) with
ResidenƟal Overlay
Commercial/Service
Commercial (C/SC)
ProducƟon, Dist.,
& Repair (PDR)
Housing Opportunity
ResidenƟal (NEW)
Mixed Commercial
Mixed Commercial
San Ramon Village Housing
Opportunity (NEW)

9.1.d
Packet Pg. 646
Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan (SRVSP) - Central
(APNs: 208-451-014; 208-451-015; 208-451-016; 208-451-018; 208-451-017; 208-451-012; 208-451-020; 208-451-021; 208-451-022; 208-451-023; 208-451-019; 208-451-005; -208-451-004; 208-451-003; 208-451-024; 208-452- 005; 208-260-036; 208-260-052; 208-260-053; 218-080-029; 218-080-011; 218-080-034; 218-080-028; 208-260-037; 208-260-054; 208-260-056; 208-271-022; 208-271-021; 208-271-041; 208-271-003) General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed

Mixed Use
Mixed Use
Mixed Use
Mixed Commercial
Produc�on, Dist.,
& Repair (PDR)
Village Center
Mul�-Family Mixed Use (VCMU)
Residen�al (MFR)
Commercial/Service
Commercial (C/SC)
Village Center
Mixed Use (VCMU)
Business Mixed
Use (BMU)
Mixed Commercial
Retail
Shopping
Mixed Use –
Commercial Emphasis
Mul�-Family
High Density
17 9.1.d
Packet Pg. 647 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for San Ramon Village Specific Plan (SRVSP) - South
(APNs: 218-080-033; 208-272-016; 208-272-011; 208-271-025; 208-271-042; 208-271-029; 208-271-031; 208-290-006; 208-290-011; 208-272-012; 208-290-031; 208-290-032; 208-290-015; 208-290-023; 208-290-027; 208-290- 028; 208-271-024; 208-490-010; 208-280-009; 208-280-014; 208-280-015; 208-280-016; 208-271-037; 208-271-038; 208-271-039; 208-271-040; 208-271-032; 208-271-033; 208-271-035; 208-271-036; 208-490-011; 208-490-012; 208-490-013; 208-490-014; 208-490-015; 208-490-016; 208-490-017; 208-490-018; 208-490-019; 208-490-020; 208-490-021; 208-490-022; 208-490-023; 208-490-024; 208-490-025; 208-490-026; 208-490-027; 208-490-028; 208- 490-029; 208-490-030)
General Plan Land Use – Exis�ng General Plan Land Use – Proposed SRVSP Zoning District – Exis�ng SRVSP Zoning District – Proposed Mixed Use
Mixed Use
Parks
Parks
Mixed Commercial
Mixed Commercial
Mixed Use
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Park/Open
Space (P/OS)
Park/Open
Space (P/OS)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mul�-Family
Residen�al (MFR)
Business Mixed
Use (BMU)
Business Mixed
Use (BMU)
Mixed Commercial
Mul�-Family
High Density
18 9.1.d
Packet Pg. 648 Attachment: D. Ordinance No. (next in line), Amending the San Ramon Village Specific Plan Development Standards and Zoning Regulations for ORDINANCE NO. (next in line)

ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF SAN RAMON

AMENDING THE ZONING MAP RELATED TO AN
APPROXIMATE 0.13+ ACRE AREA WITHIN THE

DEERWOOD ROAD UNINCORPORATED ISLAND
THE CITY COUNCIL OF THE CITY OF SAN RAMON DOES ORDAIN as follows:

Section 1. The City Council of the City of San Ramon has, as the Lead Agency, adopted City Council Resolution Number (next in line) adopting California Environmental Quality Act (CEQA) Findings and a Statement of Overriding Considerations and certifying the Environmental Impact Report (EIR) (SCH No. 2022060549) (the “EIR”) for the San Ramon General Plan 2040 Project (including a General Plan Amendment (GPA 2023- 0002); a Rezone (RZ 2023-0002); a Prezone (PZ 2023-0001); a Specific Plan Amendment (SP 2023-0001); an Environmental Review (ENVR 2023-0003); and repeal of the North Camino Ramon Specific Plan), as being complete and prepared in compliance with the provisions of the Guidelines for CEQA of 1970, as amended.

Section 2. The City Council of the City of San Ramon has adopted City Council Resolution Number (next in line) approving the San Ramon General Plan 2040 Project (including a General Plan Amendment (GPA 2023-0002); a Rezone (RZ 2023-0002); a Prezone (PZ 2023-0001); a Specific Plan Amendment (SP 2023-0001); an Environmental Review (ENVR 2023-0003); and repeal of the North Camino Ramon Specific Plan) (the “Project”) as consistent with the objectives, policies, general land uses, and programs specified, as a whole, in the General Plan 2040 and the adopted and State-certified 2023- 2031 Housing Element; and determined that the Project will not be detrimental to the public health, safety, or general welfare of persons residing or working in the proximity of San Ramon, or is materially detrimental or injurious to property or improvements in the City of San Ramon because the Project implements the City’s long-range goals and policies, as well as reflects amendments needed to implement State laws.

Section 3. Based on the approval, the Prezone application (PZ 2023-0001) with the San Ramon General Plan 2040 Project, the Zoning Map (Appendix A to the Zoning Ordinance) shall be amended to designate approximately 0.13+ acres of real property on a portion of an existing parcel (APN: 208-700-082) depicted in the map set forth in Exhibit 1 (Deerwood Road Unincorporated Island Zoning Map Amendment), attached hereto and by reference incorporated herein, to the Open Space (OS-1) zone district.

Section 4. Should any provision, section, paragraph, sentence, or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.

9.1.e
Packet Pg. 649 Attachment: E. Ordinance No. (next in line), Amending the Zoning Map to Establish a Prezone for an Approximate 0.13+ Acre Area Within the Section 5. The Ordinance shall take effect thirty (30) days from the date of its passage. Before the expiration of fifteen (15) days after is passage, this Ordinance shall be posted in three (3) public places within the City of San Ramon along with the names of the City Council voting for and against the same.

The foregoing Ordinance was introduced at the public hearing of the City Council of the City of San Ramon on November 28, 2023 and was subsequently adopted on December 12, 2023 by the following votes:

AYES:

NOES:

ABSENT:

ABSTAIN:

David E. Hudson, Mayor
ATTEST:

Christina Franco, City Clerk
Exhibit 1: Deerwood Road Unincorporated Island Zoning Map Amendment

9.1.e
Packet Pg. 650 Attachment: E. Ordinance No. (next in line), Amending the Zoning Map to Establish a Prezone for an Approximate 0.13+ Acre Area Within the EXHIBIT 1:

EXHIBIT 1

Deerwood Road Unincorporated Island
Zoning Map Amendment

9.1.e
Packet Pg. 651 Attachment: E. Ordinance No. (next in line), Amending the Zoning Map to Establish a Prezone for an Approximate 0.13+ Acre Area Within the Resolution 13-23

RESOLUTION NO. 13-23

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF SAN RAMON RECOMMENDING

THE CITY COUNCIL ADOPT CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FINDINGS AND A STATEMENT OF OVERRIDING
CONSIDERATIONS; AND RECOMMEND CERTIFICATION OF
THE ENVIRONMENTAL IMPACT REPORT (SCH # 2022060549)
FOR THE PROPOSED SAN RAMON GENERAL PLAN 2040 PROJECT AND

RELATED APPLICATIONS AND THE MITIGATION MONITORING AND

REPORTING PROGRAM

CITY OF SAN RAMON (APPLICANT)

VARIOUS PROPERTY OWNERS

ENVIRONMENTAL IMPACT REPORT FOR THE
SAN RAMON GENERAL PLAN 2040 PROJECT
WHEREAS, the City of San Ramon, as the Lead Agency, caused Environmental Impact Report for the San Ramon General Plan 2040 (SCH No. 2022060549) (the “EIR”) to be prepared in accordance with the California Environmental Quality Act, Public Resources Code § 21000 et seq. (“CEQA”) and the Guidelines for the Implementation of the California Environmental Quality Act, 14 Cal. Code Regs. §15000 et seq. (the “CEQA Guidelines”) in order to determine whether the proposed General Plan Amendment (GPA 2023-0002) and associated Rezone (RZ 2023-0002); Prezone (PZ 2023-0001); Specific Plan Amendment (SP 2023-0001); Environmental Review (ENVR 2023-0003) applications; and repeal of the North Camino Ramon Specific Plan, collectively referred to as the “San Ramon General Plan 2040 Project” (the “Project”) could have a significant impact on the environment; and
WHEREAS, while the Project has been analyzed as part of the EIR, certification of the EIR and approval of the Project components (General Plan Amendment (GPA 2023-0002); Rezone (RZ 2023-0002); Prezone (PZ 2023-0001); Specific Plan Amendment (SP 2023-0001); Environmental Review (ENVR 2023-0003); and repeal of the North Camino Ramon Specific Plan) are discrete and separate actions to be made by the appropriate decision makers; and WHEREAS, on June 24, 2022, a Notice of Preparation (NOP) of an Environmental Impact Report (EIR) for the San Ramon General Plan 2040 Project and Climate Action Plan (CAP) Update as well as a Notice of EIR Scoping Meeting with the Planning Commission on July 5, 2022 was published in the San Ramon Valley Times, mailed, and emailed to all known interested parties, posted with the Contra Costa County Clerk and State Clearinghouse, posted in City facilities, and on the City Website; and
WHEREAS, on July 5, 2022, the City held a Planning Commission EIR public scoping meeting to receive public testimony on the content of the proposed EIR for the San Ramon General Plan 2040 Project and Climate Action Plan (CAP) Update; and WHEREAS, written comments received on the NOP and public comment from the public

9.1.f
Packet Pg. 652 Attachment: F. Planning Commission Resolutions No. 13-23 and 14-23 (2023-40 : City Council Public Hearing: Draft General Plan 2040 Update Resolution 13-23

scoping meeting were subsequently incorporated into the initial draft of the EIR (the “Draft EIR”) as appropriate; and
WHEREAS, the update to the Climate Action Plan (CAP) was deferred from the San Ramon General Plan 2040 Project (GPA 2023-0002; RZ 2023-0002; PZ 2023-0001; SP 2023- 0001; ENVR 2023-0003) and continues through a subsequent review process; and WHEREAS, on August 30, 2023, a Notice of Availability and Notice of Completion (the “NOA”) and copies of the Draft EIR were distributed for review to the State Clearinghouse, local, State and Federal responsible and trustee agencies, as well as to interested groups, organizations and members of the public; and
WHEREAS, on August 30, 2023, a Notice of Completion (NOC) and copies of a Draft EIR for the San Ramon General Plan 2040 Project was distributed for review to the State Clearinghouse, local, State and Federal responsible and trustee agencies; and WHEREAS, on August 30, 2023, a Notice of Availability (NOA) of a Draft EIR for the San Ramon General Plan 2040 Project as well as a public notice of a Planning Commission public hearing on September 19, 2023 was mailed and emailed to all known interested parties, posted with the Contra Costa County Clerk, provided to the State Clearinghouse, posted at City Hall and on the City’s website, mailed notices, and emails to interested parties; and WHEREAS, on August 30, 2023, copies of the Draft EIR was made available for public inspection at City Hall, San Ramon Library, Dougherty Station Library, and on the City website; and
WHEREAS, on September 1, 2023, the NOA as well as a public notice of a Planning Commission public hearing on September 19, 2023, was published in the San Ramon Valley Times notifying the public of the availability of the Draft EIR for public review and providing notice of a public hearing to be conducted on September 19, 2023 to provide additional opportunity for public comment on the adequacy and accuracy of the Draft EIR; and WHEREAS, pursuant to CEQA, a 48-day public review period for the Draft EIR began on August 30, 2023 and ended on October 16, 2023 at 12:00 p.m., exceeding the minimum 45-day public review period requirement; and
WHEREAS, on May 30, 2023, and October 3, 2023, the City Council and Planning Commission held two duly noticed Joint City Council and Planning Commission public hearings to discuss the proposed revisions and changes to the San Ramon General Plan 2040 Project and to receive input from the public; and
WHEREAS, on August 1, 2023; August 15, 2023; September 5, 2023; September 19, 2023; October 17, 2023; and November 7, 2023; the Planning Commission held six duly noticed public hearings to discuss the proposed revisions and changes to the San Ramon General Plan 2040 Project and to receive input from the public; and
WHEREAS, on September 19, 2023, the Planning Commission held a duly noticed public

9.1.f
Packet Pg. 653 Attachment: F. Planning Commission Resolutions No. 13-23 and 14-23 (2023-40 : City Council Public Hearing: Draft General Plan 2040 Update Resolution 13-23