San Ramon, CA Zoning Overlays & Bonuses: Density Bonus Law (2026)

, through Municipal Code Chapter D4-VIII (Sections D4-76 through D4-80), effective January 11, 2024 under Ordinance No. 522. Any proposed housing development that qualifies for a density increase under § 65915, and any qualified land transfer under that section, is eligible to apply for a density bonus, incentives, concessions and/or waivers of development standards. Section D4-78 states that granting a bonus, incentive, concession or waiver does not itself require a general plan amendment, zoning amendment, variance, or other discretionary approval, and that Government Code §§ 65915 through 65918 prevail over any conflicting Municipal Code provision.

Applicants file a written density bonus proposal under Section D4-79 alongside their underlying development application, showing the requested density bonus calculations, the number and income level of affordable units, requested incentives or concessions, any requested waiver or reduction of a development standard needed to make the project physically possible, and any requested parking reduction under § 65915(p). A processing fee set by City Council resolution accompanies the application. Under Section D4-80, every project that receives a density bonus, incentive, concession or waiver must enter into a density bonus housing agreement with the City as a condition of its discretionary permits.

The agreement is recorded as a deed restriction before final or parcel map approval, or before building permit issuance where no map is processed, and it runs with the land, binding all future owners and successors. It must specify total and affordable unit counts, tenure and size of the affordable units, the affordability term, a completion and occupancy schedule, and the incentives, concessions or waivers granted, with provisions keeping each affordable unit available to the identified income group at the maximum affordable rent or price for the full term.