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San Ramon, in short
How many inspections does a re-roof get in San Ramon?
Up to four. The City’s roof handout lists a tear-off inspection once the old roofing is down to the sheathing, a roof-nailing inspection only where there is new plywood sheathing, an in-progress inspection of a starter course, and a final inspection of the completed roof.
The story of San Ramon
San Ramon, in the San Ramon Valley, one of the five neighboring cities of the Tri-Valley along the I-680 corridor.
Farming was the basis of San Ramon’s economy, the Historical Society’s essay says, until suburban development was sparked by Interstate 680, finished through San Ramon to Dublin in 1966. Before the freeway came the railroad of 1891, which made San Ramon the village’s permanent name, and the Bartlett pears of Bishop Ranch; in 1983 the voters made San Ramon a city.
The City’s history page says the San Ramon area was once home to the Seunen people, Ohlone/Costanoans who lived adjacent to the valley creeks.
The City’s facts page calls Leo and Mary Jane Norris, who bought the northwest corner of Amador’s Rancho San Ramon in 1850, near the intersection of today’s Bollinger and Crow Canyon Roads, the “First permanent American settlers in the San Ramon Valley”, and says the first wood frame house was built in 1851 by Leo Norris and William Lynch.
The City’s history page says that during the 1860s the village became a hub of community activity: a church was dedicated in 1860, the general store was built in 1863, a stage line ran from San Ramon through the valley to Oakland from 1864, and students began attending the San Ramon Grammar School in 1867.
San Ramon had several names in the nineteenth century, the City’s history page says: Brevensville, for blacksmith Eli Breven, Lynchville, for William Lynch, and Limerick, for the many Irish settlers. When a permanent post office was finally established in 1873, it was called San Ramon.
The Southern Pacific’s San Ramon Branch Line opened in 1891, with the first regular train on June 7, 1891. The City’s history page says crops and passengers could then travel in and out of the area no matter what the weather, the name San Ramon permanently replaced Limerick, and until 1909 San Ramon was the end of the line, with a two-story depot, an engine house and a turnaround for the locomotive.
The Historical Society’s essay says the whole valley was rocked by the earthquake of April 18, 1906: chimneys came down at homes and one San Ramon saloon slid completely off its foundation.
The City’s facts page says the Bartlett pear orchard at the Bishop Ranch, begun in 1911, “was known as the largest single orchard of Bartlett pears in the world.”
The San Ramon depot was removed in 1927, passenger trains stopped running on the branch line in 1934, and the line was formally abandoned in 1978; the Iron Horse Regional Trail now follows its right-of-way, the City’s history page says.
In 1958, the City’s General Plan says, the Contra Costa County General Plan designated 464 acres as “controlled manufacturing”, and those acres ultimately became the Bishop Ranch Business Park.
In 1966, the City’s history page says, the new Interstate 680 freeway was completed from San Ramon through Dublin. Until then, the Historical Society’s essay says, agriculture had been the basis of San Ramon’s economy, as in the whole Tri-Valley; suburban development was sparked by the freeway.
San Ramon became a city in 1983, when voters approved incorporation, the Historical Society’s essay says; the City says its voters “took control over development, police, parks, and other services.”
Since incorporation, the General Plan says, the City has expanded its limits west to include the Westside Drive area, north to include the Crow Canyon area, and east to include the Dougherty Hills and Dougherty Valley.
As Bishop Ranch filled with offices in the 1980s, the Historical Society’s essay says, many people who shifted from jobs in San Francisco joked that they were moving to “San Remote.”
In the late 1990s, the City says, Ruth Boone left the 16-acre Boone family farm, Forest Home Farms, to the City for a municipal historic park in memory of her husband, Travis Boone; frequently approached by developers who wished to buy the farm for subdivision, the City’s page says, “Mrs. Boone chose instead to preserve Forest Home Farms in perpetuity.”
The David and Eliza Glass House, an Italianate Victorian built in 1877, was relocated to the farm from Lora Nita Farm and opened as a Historic House Museum on May 15, 2010, the San Ramon Historic Foundation says.
Fire safety
Your fire department
The City’s General Plan says the San Ramon Valley Fire Protection District provides fire protection services to the incorporated and unincorporated portions of San Ramon, and the City’s own Fire page sends the reader to the District’s site. The District’s page lists four of its ten stations at San Ramon addresses, on Windemere Parkway, Alcosta Boulevard, Bollinger Canyon Road and Fircrest Lane.
General Plan of 2023; pages read Oct 25 2026
The District’s June 1 date
The District’s exterior hazard page says that all parcels within the District are subject to exterior hazard abatement requirements, “with all required abatement completed by June 1 each year.” Its FAQ adds: “Inspections begin the first weekday of June.”
District pages read Oct 25 2026
See 2 more
Roofs and overhanging trees
The District’s standards say: “Maintain 5 feet of vertical clearance between roof surfaces and portions of trees overhanging all structures, and keep roofs free of leaves, needles, twigs, and other combustible matter.”
Standards sheet marked 11/25; read Oct 25 2026
Parcels of one acre or less
The same standards say that parcels of one acre or less require “complete 100% abatement to achieve defensible space around all structures.” Grass must be trimmed.
Standards sheet marked 11/25; read Oct 25 2026
Need a hand with this? Gutter guards
San Ramon this month
Storm season: the City provides sand and sandbags at public places, listed below under Storms, flood and drainage; bring a shovel and helping hands.
The San Ramon blog starts when there is enough local news to keep it current.
Culture and history
San Ramon Farmer’s Market
The market is open Saturdays year round, 9 a.m. to 1 p.m., at City Center Bishop Ranch; its page says it has run since 2007, and it lists its holiday closures.
Hours as the market’s page prints them, read Oct 25 2026
Forest Home Farms Historic Park
The farm preserves, promotes, collects, interprets and exhibits the agricultural history of the San Ramon Valley, and is open Tuesday through Saturday from 10 a.m. to 4 p.m. and closed on Federal Holidays, the City’s page says. The Glass House Museum offers free docent tours on Saturdays at noon and 1 p.m., and the City asks you to call to find out if docents will be leading tours on the Saturday you plan to visit. More in The story of San Ramon, below.
Hours and tours as the City’s pages print them, read Oct 25 2026
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Art & Wind Festival
The City presents the Art & Wind Festival in Central Park; its page says “This annual event features fine arts, crafts and specialty food vendors” with entertainment stages, children’s shows and professional choreographed kite flying demonstrations, and its events page calls it San Ramon’s Largest Event.
Annual; City page read Oct 25 2026
Run San Ramon
The City presents Run San Ramon, a 5K/10K and mile run in Central Park on the Fourth of July
July 4; City page read Oct 25 2026
Summer Concerts in the Park
The City and the San Ramon Arts Foundation sponsor the Summer Concert Series at the Central Park Amphitheater, with free admission to the concerts.
Summer; City page read Oct 25 2026
Culture in the Community Celebration
The City presents a free, all-ages festival at the Dougherty Station Community Arts Center, with multicultural performances on two stages, cultural booths from around the world, cultural workshops on art, music and dance, and children’s crafts, games and activities; its events page lists the celebration among the events for which performers submit their interest every year.
The City’s page read Oct 25 2026 lists the next celebration in January 2027
Sheep Shearing Day
The San Ramon Historic Foundation calls Sheep Shearing Day “one of the San Ramon Historic Foundation’s major annual events” at Forest Home Farms.
Foundation page read Oct 25 2026
The Iron Horse Regional Trail
A multi-use trail on the old railroad line through the valley. More in The story of San Ramon, below.
How the village got its names
The village was once called Brevensville, Lynchville and Limerick before it became San Ramon. More in The story of San Ramon, below.
The Bishop Ranch pear orchard
A Bartlett pear orchard begun in 1911 on the Bishop Ranch. More in The story of San Ramon, below.
Community
San Ramon Historic Foundation
A non-profit, volunteer organization, its page says, committed to the preservation and protection of historical buildings, structures and landscapes; its current projects include Forest Home Farms Historic Park and the David and Eliza Glass House Museum.
San Ramon Valley Historical Society
The Society places plaques at historic sites across the valley; the San Ramon ones mark the old grammar school site, the Southern Pacific station, reached by the Iron Horse Trail a short distance north of Fostoria Way, and the Village of San Ramon, on the west side of San Ramon Valley Boulevard just north of Deerwood Drive. It describes itself as “A resource for our shared local history, participating in identification, commemoration, and preservation.”
See 2 more
Be Ready SRV
The BeReadySRV.org site is brought to you by the San Ramon Valley Citizen Corps Council, a coalition made up of representatives from the Town of Danville, the City of San Ramon, the San Ramon Valley Fire Protection District, Contra Costa County and the San Ramon Valley Unified School District.
City arts
San Ramon has five art galleries with rotating shows: the Lindsay Dirkx Brown Art Gallery, City Hall, the Alcosta Senior and Community Center, the Dougherty Station Community Arts Center and the San Ramon Library. The City also has an Art in Public Places Program, and its Utility Box Public Art Program lets artists create works for the streetscape.
City rules and regulations
Roofing needs a permit
The City’s flood-control page says “Permits are required for permanent improvements (i.e. alterations, roofing, additions, siding, etc.) to a structure”, even if a resident is doing the work himself. The City’s Master Fee Schedule for fiscal year 2026-27 has a Re-roof line, and the Building and Safety page says permitting is completely online.
Undated pages read Oct 25 2026; fees FY2026-27
Only a licensed roofer
The City’s documents say: “All roofing work must be performed by a contractor with a valid C-39 (Roofing) license from the California Contractors State License Board.”
See 10 more
What the in-progress and final inspections look at
At the in-progress inspection, a starter course of at least 2 bundles of shingles per section is to be applied. At the final inspection the inspector will check the completed roof and verify placement of spark arrestors, additional venting, positive roof drainage and other associated work, and a smoke detector and carbon monoxide detector affidavit is collected. For work between October 15 and April 15, the handout sends contractors to a separate “ReRoof Inclement Weather” handout for the tear-off inspection procedure.
Handout marked Updated: November 2025
One layer of roofing
“New roof coverings can only be applied over a single layer of existing roofing. If a roof already has two layers of covering, both existing layers must be removed before the new roof can be installed.”
Handout marked Updated: November 2025
A heavier new roof
“Installing roofing materials that are over 5 pounds per square foot may require a structural review depending on the condition of the existing roof framing.”
Handout marked Updated: November 2025
Debris and gutters at the end of a re-roof
“A plan for containing and disposing of roofing debris must be in place. Gutters should be protected and cleaned out at the completion of the project.”
Handout marked Updated: November 2025
Neighborhood design rules
“If the property is in a neighborhood with a homeowner’s association, the applicant should confirm that the materials meet the design guidelines.” The applicant should also verify any significant changes in roofing color or material with the City’s Planning Division.
Handout marked Updated: November 2025
Solar panels
For solar panels taken off for the new roofing material, the handout says a separate PV reinstallation permit must be issued before the roofing permit is finaled.
Handout marked Updated: November 2025
Removing a tree
The City’s code protects a native oak tree 6 inches or more across, measured 54 inches above the ground, and the City’s FAQ names that oak as the tree for which a single-family homeowner needs a tree removal permit. The code also protects heritage or landmark trees named by Council resolution and some trees near streams, and it exempts some kinds of tree, so ask the City’s Planning Division before removing any tree.
How long a tree permit takes
“Review of the tree removal permit may take 2 weeks to process. All tree removal work shall be conducted by licensed tree care professionals.”
Sidewalks and trees
The City’s page says it is the responsibility of the property owners to maintain the sidewalks next to their lots, and that “the City will pay for 100 percent of the cost of repair of the sidewalk if a tree on private property causes the damage and the property owner has the tree removed at the property owner’s expense.”
When you buy or sell A fire inspection at a sale
The District’s real estate page says: “As of July 1, 2021, California Civil Code Section 1102.19 requires a seller of real property located in a high or very high fire severity zone within the State Responsibility Area (SRA) or the Local Responsibility Area (LRA), to provide the buyer with documentation stating the property is in compliance with the requirements of local vegetation management ordinances.” Sellers are told to type their address into the District’s map: “If your address appears in red it will require an inspection.” The page says its zones are based on “the most recent (11/07/2007) assessment conducted by the State of California Department of Forestry” and: “If your property was not red, you do not require a Real Estate Defensible Space Inspection.” The page offers an Instruction Guide to download and a link to request an inspection. The District’s pages we read, its real estate page and its Exterior Hazard Abatement FAQ, do not say what the inspection checks, how long it takes or how long the documentation is good for.
District page read Oct 25 2026
Need a hand with this? Roofing
Storms, flood and drainage
Sandbags
Sand and bags are provided at four places the City lists: Athan Downs, on Montevideo Drive near San Ramon Valley Boulevard; Central Park, on Alcosta Boulevard next to the San Ramon Community Center; the San Ramon Sports Park, on Sherwood Way; and the Sunny Glen Community Center, at the southeast corner of Fircrest Lane and Craydon Circle. Bring a shovel and helping hands. The District’s page asks you to “only take what is needed for actual or threatened flooding.” Check with Public Works about which are stocked.
City page undated, read Oct 25 2026
Clogged drains and flooding
To report clogged storm drains, downed trees or flooding, call Public Works at (925) 973-2800 during business hours (Monday-Friday, 8:30 a.m.-5 p.m.), or the San Ramon Valley 911 Communication Center at (925) 973-2779 after hours.
City page undated, read Oct 25 2026
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Street drains and leaves
Public Works contracts catch basin cleaning and keeps cleaning the tops of catch basin grates “to prevent surface road flooding caused by leaves or trash covering storm drain grates.” The City encourages residents to help keep the drainage in their areas clear by removing or reporting obstructions such as debris, trash, leaves and shopping carts, and its page says it is illegal by ordinance to dump trash, leaves or landscape debris into the City’s drainage system. These are the street drains, not the gutters on a roof.
City pages undated, read Oct 25 2026
The City’s fall clearing
“To minimize the risk of flooding, the City of San Ramon inspects its public facilities (storm drains, ditches, retention ponds, and creeks) and removes debris each fall.”
City page undated, read Oct 25 2026
The creeks the City names
The City names San Ramon Creek, San Catanio Creek and South San Ramon Creek as the areas most susceptible to flooding. It says the creeks are very effective at moving water in normal storms but may reach capacity in torrential rain, “particularly if any of these waterways become obstructed.”
City page undated, read Oct 25 2026
Checking your flood risk
To find out whether your property is in a flood hazard area, the City’s Flood Control page tells residents to visit the FEMA Flood Map Service Center website and enter an address, or to call Engineering Services at (925) 973-2670 for a free determination; it says City staff can provide advice on flooding and drainage issues on private property. It adds: “Standard homeowner’s insurance does not cover flood damages.”
City page undated, read Oct 25 2026
Hillside drainage in Dougherty Valley
The City’s Dougherty Valley Geologic Hazard Abatement District, managed by City staff with the City Council as its board, covers the West Branch area, Old Ranch Summit and the Dougherty Valley, and is funded by an annual assessment on properties inside it; its work includes hillside drainage, erosion repair on its open space, and repair of landslides and creek bank stability.
City page undated, read Oct 25 2026
Need a hand with this? Gutter cleaning
Programs, loans and insurance
County-wide County weatherization for income-qualified households
The County’s Weatherization Program offers free energy efficiency improvements to households that meet certain income guidelines. Its FAQ answers which parts of the county are eligible: “This program is available to all parts of the Contra Costa County.” The program is available regardless of whether you own or rent or live in a house, apartment or mobile home, and the FAQ says it will cost you nothing. The improvements listed include ceiling insulation, gas furnace repair or replacement and replacement of broken windows; roofs and gutters are not named.
Read Oct 25 2026
County-wide Free creek consultation for owners
The Streamside Management Program for Landowners, offered by the California Urban Streams Partnership, says: “If you are a Contra Costa County resident with a creek on the property, these services are available to you at no charge.” It describes itself as “a free service provided to landowners in Contra Costa County, designed to assist property owners with managing lands located along creeks with erosion and flooding problems.”
Read Oct 25 2026
See 13 more
County-wide BayREN EASE Home: weatherization for income-qualified homes
BayREN’s EASE Home page says: “BayREN covers 80% of the cost for essential weatherization upgrades, including insulation and duct sealing. Your portion is capped at 20% of the project cost.” To qualify you must live in a single-family home (four or fewer units) built before 2010, be a PG&E customer, and have a household income under or at 120% AMI. The page asks which county you live in, and its income tool lists Contra Costa among nine Bay Area counties; roofs and gutters are not named.
Read Oct 25 2026
County-wide Diablo Firesafe Council: Five Easy Actions
The Council says: “To assist residents in Alameda and Contra Costa County, DFSC offers a free program called Five Easy Actions, an informative, 90-minute hands-on talk to discuss home hardening for your FIREWISE group.”
Page undated; read Oct 25 2026
County-wide MCE Home Energy Savings
MCE’s Home Energy Savings page says its partner will be visiting neighborhoods “to offer no-cost home energy assessments”, and that “Your home must be located in MCE’s service area.” MCE lists San Ramon as a member community. MCE lists San Ramon as a member community since 2018. The page says its partner serves one community at a time and plans its visits in advance, and that once eligibility is verified MCE’s energy advisors will let you know when the installation team will be in your area.
Read Oct 25 2026
Check back Free wildfire preparedness workshop: check back
The San Ramon Valley Fire Protection District’s page says: “Homeowners who live near open space or have wildland adjacent to their property are encouraged to sign-up for this free workshop.” The workshop covers defensible space, fire resistant construction and emergency evacuation planning. The page lists “no upcoming classes at this time”; classes are normally held at the District’s Administrative Office on Crow Canyon Road in San Ramon, and the District offers to bring the workshop to a group of eight or more people, or to a homeowners association near wildland or open space.
Read Oct 25 2026
County-wide Check back Diablo Firesafe Council cost-share: check back
The Council’s page says: “Up to $3,500 of cost-share funds is available to reduce your fire risk.” It also says: “DFSC has temporarily closed the applications for the Partners in Wildfire Prevention fuel reduction grant match.” and “No new applications can be submitted at this time.” under the line “Update May 2025:”, and that it will reopen the application form when new funding is available. It says the Council may assist Alameda County or Contra Costa County property owners with vegetation management projects in areas designated as Priority Hazard Zones; the page does not say which areas those are or name San Ramon.
Read Oct 7 2026
County-wide Check back Neighborhood Preservation Program: check back
The County’s page says: “Due to overwhelming interest in the program, the Neighborhood Preservation Program currently is not taking new applications.” and “Please continue to check back for more information.” The program offers rehabilitation loans of up to $70,000, one at 1% simple interest over 15 years, amortized, and one at 1% simple interest over 30 years, deferred; grants of up to $15,000 are for mobile home owners and single-family homeowners without enough equity. To qualify you must not live within the incorporated limits of the cities of Antioch, Concord, Pittsburg or Walnut Creek, which leaves San Ramon in, and must have owned and lived in your Contra Costa County residence for at least 6 months.
Page undated; read Oct 7 2026
Check back PG&E Energy Savings Assistance: check back
PG&E’s page says the program improves the comfort, health and safety of homes with appliance upgrades and home repairs for renters and homeowners, “All at no charge.*”, in a house, mobile home or apartment at least five years old, and that its income guidelines are “Valid through May 31, 2027.” The page names no county or town; PG&E’s service-area page lists San Ramon in its electric and gas lists.
Read Oct 7 2026
County-wide Check back Air District wildfire chipping program: check back
The Bay Area Air District’s Wildfire Prevention Chipping Program encourages qualifying properties within its nine Bay Area counties to apply for free chipping services provided by The Davey Tree Expert Company, but its page says: “The Air District is not currently accepting applications for chipping services through the Agricultural Waste and Wildfire Prevention Chipping Programs. Program services will resume when additional funding becomes available.” The page shows “Last Updated: 9/26/2024”. Contra Costa is one of the nine counties; neither page names a town.
Read Oct 19 2026
State-wide Check back California Safe Homes: check back
The California Department of Insurance’s October 2025 release says the California Safe Homes Act establishes “a grant program within the Department of Insurance to assist qualifying residents in obtaining new or replacement fire-safe roofs and implementing fire-safe mitigation measures within 5 feet of their homes.” The Department’s 2026 press-release list, read on October 25 2026, carries no announcement that applications have opened.
CDI release of October 2025 and its 2026 release list, read Oct 25 2026
State-wide Check back Earthquake Brace + Bolt: check back
The California Residential Mitigation Program’s page says an Earthquake Brace + Bolt retrofit “is only done on wood-framed, pre-1980 homes with a raised foundation” and that registration is open for a limited time each year; read on October 20 2026, it said: “The EBB Program is currently closed.” The program’s 2025 ZIP-code list for Northern California has a row for San Ramon with 94582 and 94583. Typing ZIP code 94583 into the program’s ZIP-code lookup on October 25 2026 gave: “The ZIP Code you entered is for an area included in the EBB Program, but registration is currently closed.”
Read Oct 20 and Oct 25 2026
Insurance Flood insurance and the City
FEMA’s Community Status Book lists the City of San Ramon in the National Flood Insurance Program at Community Rating System class 6, and the City’s page says the City takes part in the Community Rating System.
FEMA page stamped 10/25/2026
Insurance State fire-risk listing
The Board of Forestry and Fire Protection’s Fire Risk Reduction Community List 2026, effective July 1, 2026, names the San Ramon Valley Fire Protection District. The state’s insurance department says its Safer from Wildfires pages recognize two community-wide programs, Firewise USA and Fire Risk Reduction Communities, and that the Board of Forestry certifies Fire Risk Reduction Communities. What that is worth on a given policy depends on the insurer’s own filing: ask your insurance company or agent.
Effective July 1, 2026
Insurance The District’s insurance resources
The District keeps a page that, in its words, “offers resources for guidance on what steps you can take when considering home insurance coverage”; among its links are the California Department of Insurance, the Diablo Firesafe Council, Firewise USA and CAL FIRE.
Page undated; read Oct 7 2026
Who serves your home in San Ramon
- Fire: The San Ramon Valley Fire Protection District, which names San Ramon among the communities it serves, with Alamo, Blackhawk, Danville, Diablo, the southern area of Morgan Territory and Tassajara.
- Water: The Dublin San Ramon Services District delivers drinking water to the Dougherty Valley area of the City, its 2025 water quality report says, and the East Bay Municipal Utility District “serves other portions of San Ramon.”
- Sewer: Central San, whose page says its service area includes “portions of Martinez and San Ramon”; the City’s water-conservation page says Central San and the Dublin San Ramon Services District collaborated to divert wastewater from Central San’s sewer pumping station to the District’s sewer system.
- Garbage: Alameda County Industries of San Ramon (ACI), which provides solid waste collection services under an exclusive franchise agreement with the City.
- Electricity: MCE lists San Ramon among its Contra Costa communities, a member community since 2018; MCE replaces only the electricity generation, and PG&E continues to provide all gas services, electricity delivery, billing and power line maintenance.
- Gas: PG&E, whose service-area page lists San Ramon in its Contra Costa gas list and in its electric one.
- Storm drains: The City of San Ramon, which cleans and maintains its drainage system in easements and right-of-way on a set schedule, its page says.
- Flood control: The Contra Costa County Flood Control and Water Conservation District, whose page says it covers all of Contra Costa County, including its cities. The General Plan says it looks after San Ramon Creek downstream of Crow Canyon Road and the Canyon Lakes area, and that the City is generally responsible for the other publicly owned parts of the flood control system inside the city.
- Schools: The San Ramon Valley Unified School District, which names San Ramon among the communities it serves.
- Permits: The City’s Building and Safety Services, where, the City’s page says, permitting is completely online.
Useful links: San Ramon Valley Unified School District · San Ramon Valley Fire Protection District · City of San Ramon: Sandbag Distribution · City of San Ramon: Flood Control Program · City of San Ramon: Building and Safety Services · City of San Ramon: Community Development FAQs (tree removal permits) · Central Contra Costa Sanitary District (Central San) · Dublin San Ramon Services District · East Bay Municipal Utility District · MCE (community choice electricity) · Pacific Gas and Electric (PG&E) · Contra Costa County Flood Control and Water Conservation District · Forest Home Farms Historic Park · San Ramon Farmer’s Market · Iron Horse Regional Trail (East Bay Regional Park District) · Las Trampas Wilderness Regional Preserve (East Bay Regional Park District) · Contra Costa County Community Warning System alerts
The homes of San Ramon
About 24.5 percent of San Ramon’s homes were built in 1979 or earlier and about 75.5 percent in 1980 or later, and about 63.5 percent are one-unit detached houses, our own calculations from the Census Bureau’s 2020-2024 survey tables. The General Plan describes residential development in San Ramon as “generally suburban with a loop-style network of curving streets and cul-de-sacs.”
From 1969
Twin Creeks
The General Plan says development in the Twin Creeks subarea began in 1969 and spread southward from Crow Canyon Road, and that of its approximately 3,200 dwellings 77 percent are detached single-family homes on lots of 5,000 to 10,000 square feet.
Southern San Ramon today
Single-family streets with mature landscaping
The General Plan says Southern San Ramon, with approximately 7,374 dwelling units, is characteristic of a suburban community of primarily single-family homes on parcels of 6,500 to 10,000 square feet that feature mature landscaping.
The 1980s
Canyon Lakes and the Dougherty Hills
The General Plan says Canyon Lakes was constructed during the 1980s under the jurisdiction of Contra Costa County, and that the Dougherty Hills area offers large homes on quarter-acre lots at Royal Ridge, Deer Ridge and West Branch, and condominium developments.
From 1996
Dougherty Valley
The General Plan says construction began in 1996 on the 11,000 units of the Dougherty Valley Specific Plan, an area it describes as residential neighborhoods organized around schools, parks, civic and public facilities, and natural features.
From 2017
The Preserve
The General Plan says construction of the Faria Preserve began in 2017 and the community was renamed The Preserve.
Older roofs and gutters need a different hand: Gutter Repair · Roof Repair · Gutter Installation
The story of San Ramon
History and character
The City’s history page says the San Ramon area was once home to the Seunen people, Ohlone/Costanoans who lived adjacent to the valley creeks.
The City’s facts page calls Leo and Mary Jane Norris, who bought the northwest corner of Amador’s Rancho San Ramon in 1850, near the intersection of today’s Bollinger and Crow Canyon Roads, the “First permanent American settlers in the San Ramon Valley”, and says the first wood frame house was built in 1851 by Leo Norris and William Lynch.
The City’s history page says that during the 1860s the village became a hub of community activity: a church was dedicated in 1860, the general store was built in 1863, a stage line ran from San Ramon through the valley to Oakland from 1864, and students began attending the San Ramon Grammar School in 1867.
San Ramon had several names in the nineteenth century, the City’s history page says: Brevensville, for blacksmith Eli Breven, Lynchville, for William Lynch, and Limerick, for the many Irish settlers. When a permanent post office was finally established in 1873, it was called San Ramon.
The Southern Pacific’s San Ramon Branch Line opened in 1891, with the first regular train on June 7, 1891. The City’s history page says crops and passengers could then travel in and out of the area no matter what the weather, the name San Ramon permanently replaced Limerick, and until 1909 San Ramon was the end of the line, with a two-story depot, an engine house and a turnaround for the locomotive.
The Historical Society’s essay says the whole valley was rocked by the earthquake of April 18, 1906: chimneys came down at homes and one San Ramon saloon slid completely off its foundation.
The City’s facts page says the Bartlett pear orchard at the Bishop Ranch, begun in 1911, “was known as the largest single orchard of Bartlett pears in the world.”
The San Ramon depot was removed in 1927, passenger trains stopped running on the branch line in 1934, and the line was formally abandoned in 1978; the Iron Horse Regional Trail now follows its right-of-way, the City’s history page says.
In 1958, the City’s General Plan says, the Contra Costa County General Plan designated 464 acres as “controlled manufacturing”, and those acres ultimately became the Bishop Ranch Business Park.
In 1966, the City’s history page says, the new Interstate 680 freeway was completed from San Ramon through Dublin. Until then, the Historical Society’s essay says, agriculture had been the basis of San Ramon’s economy, as in the whole Tri-Valley; suburban development was sparked by the freeway.
San Ramon became a city in 1983, when voters approved incorporation, the Historical Society’s essay says; the City says its voters “took control over development, police, parks, and other services.”
Since incorporation, the General Plan says, the City has expanded its limits west to include the Westside Drive area, north to include the Crow Canyon area, and east to include the Dougherty Hills and Dougherty Valley.
As Bishop Ranch filled with offices in the 1980s, the Historical Society’s essay says, many people who shifted from jobs in San Francisco joked that they were moving to “San Remote.”
In the late 1990s, the City says, Ruth Boone left the 16-acre Boone family farm, Forest Home Farms, to the City for a municipal historic park in memory of her husband, Travis Boone; frequently approached by developers who wished to buy the farm for subdivision, the City’s page says, “Mrs. Boone chose instead to preserve Forest Home Farms in perpetuity.”
The David and Eliza Glass House, an Italianate Victorian built in 1877, was relocated to the farm from Lora Nita Farm and opened as a Historic House Museum on May 15, 2010, the San Ramon Historic Foundation says.
San Ramon, roof and gutters
San Ramon sits in the San Ramon Valley of Contra Costa County, about 35 miles east of San Francisco, the City’s community profile says, with Danville and Dublin on its borders. The City’s General Plan 2040 says the hills and ridges ring the valley, and that undeveloped land west of the city includes peaks rising 1,400 feet above the valley floor.
Yearly rain runs from about 15 inches at Livermore to about 26 inches at Mt Diablo Junction, the two nearest stations of the weather service’s cooperative network, by NOAA’s 1991-2020 normals. At both, about 82 percent of the year’s rain falls from November to March, and June to September together bring under half an inch.
The General Plan describes the area’s natural vegetation as non-native grassland, with oak savannahs of mostly deciduous oaks at middle elevations, live oak woodland on the damper north- and east-facing hillsides, denser oak woodland along drainages, and chaparral on dry south- and west-facing slopes. At Las Trampas Regional Wilderness, the park district says, the dominant trees are coast live oak and bay laurel, with buckeye, big leaf maple, canyon live oak, black oak and scrub oak.
The median home in San Ramon was built in 1994, by the Census Bureau’s 2020-2024 survey table.
For an addition, the City’s Architectural Review page says the planner verifies “Roofing materials and roof design, matching colors and finishes” (the page continues with examples such as stucco and siding).
We have been working on Bay Area roofs and gutters since 2002. If yours hasn’t had a look in a while, we’d be glad to come by.
Landmarks and parks
Forest Home Farms Historic Park
Oak Creek divides the farm in two almost equal parts at the base of the East Bay hills; the Boone House is a 22-room Dutch colonial that was remodeled several times since it was built in 1900, and the City says the Tractor Museum has “one of the largest antique tractor collections in California.”
Central Park
The San Ramon Community Center, 24,000 square feet with flexible seating for up to 400, and the Central Park Amphitheater stand here, on Alcosta Boulevard.
Iron Horse Regional Trail
When it was completed, the City’s history page says, the multi-use trail linked Martinez to Pleasanton.
Las Trampas Wilderness Regional Preserve
The park district’s wilderness preserve, entered from Bollinger Canyon Road; the park district says Las Trampas is Spanish for “The Traps” or “The Snares” and that the park is bisected by Bollinger Creek.
Dougherty Station Community Arts Center
Built in 2005, it was renovated and reopened with an arts focus on August 14, 2023; the 90-seat Front Row Theater is inside.
Dougherty Valley Performing Arts Center
A 600-seat proscenium theater on the Dougherty Valley High School campus.
City Center Bishop Ranch
A retail, dining and entertainment center designed by the Renzo Piano Building Workshop with BAR Architects, owned and operated by Sunset Development Company; the Saturday farmers market is held here.
How we can help in San Ramon
Why Sunshine Gutters and Roofing
- Family-owned since 2002, trusted by thousands of returning Bay Area homeowners
- Licensed (CSLB #1053780), bonded, with $2 million in general liability coverage
- Our own crew, never subcontractors
- We keep track of local regulations, fire safety rules and insurance programs
- We show you what we found, with photos, so you decide what happens next
San Ramon questions
What San Ramon homeowners ask us
Do I need a permit to replace my roof in San Ramon?
To replace it, yes. The City’s flood-control page lists roofing among the permanent improvements that need a permit, and the City’s Master Fee Schedule for fiscal year 2026-27 has a Re-roof line. If you wish, we can also pull the permit for you, as most of our customers ask us to.
What do I have to clear from my roof for fire safety in San Ramon, and by when?
The San Ramon Valley Fire Protection District’s standards ask owners to keep roofs free of leaves, needles, twigs and other combustible matter, and to keep 5 feet of vertical clearance between roof surfaces and the parts of trees that overhang a structure. The District says all required abatement is due by June 1 each year, and inspections begin the first weekday of June.
Where can I get sandbags in San Ramon?
The City lists four public places where sand and bags are provided: Athan Downs, on Montevideo Drive near San Ramon Valley Boulevard; Central Park, on Alcosta Boulevard next to the San Ramon Community Center; the San Ramon Sports Park, on Sherwood Way; and the Sunny Glen Community Center, at the southeast corner of Fircrest Lane and Craydon Circle. Bring a shovel and helping hands, and check with Public Works about which stations are stocked.
Do I need a permit to remove a tree on my property in San Ramon?
For a native oak 6 inches across or more, measured 54 inches above the ground, yes: the City’s code protects it, and the City’s FAQ names it as the tree a single-family homeowner needs a removal permit for. The code also protects heritage trees and some trees near streams, so ask the City’s Planning Division before removing any tree. The City says review may take 2 weeks and the work must be done by licensed tree care professionals.
What our customers say
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Where we work
San Ramon neighbourhoods we serve
Bishop Ranch and City Center
The General Plan’s Bishop Ranch subarea, where City Center Bishop Ranch, a retail, dining and entertainment center, and the Bishop Ranch Business Park stand.
Dougherty Valley
The General Plan says the Dougherty Valley subarea extends from the southern border of the Dougherty Hills subarea, east to the Tassajara Valley subarea, west to approximately Alcosta Boulevard, and south to the Alameda County line.
Dougherty Hills
The General Plan says the Dougherty Hills subarea extends from the Crow Canyon Road and Dougherty Road area to the southern boundary of the Canyon Lakes subdivision.
Twin Creeks
A General Plan subarea; the plan names Twin Creeks Hills among the City’s low-density neighborhoods.
Southern San Ramon
The General Plan’s subarea in the south of the city; it lists Athan Downs and Boone Acres parks, the San Ramon Golf Club and the Alcosta Senior and Community Center among its recreational facilities.
Gale Ranch
The General Plan names Gale Ranch, with Windemere Ranch and the U.S. Army Camp Parks, as the three parts of the Dougherty Valley Specific Plan area; the City’s GIS layer lists many Gale Ranch homeowner associations, among them the Bridges of Gale Ranch and the Communities of Gale Ranch.
Windemere Ranch
Part of the same plan area; the fire district’s Fire Station 30 stands on Windemere Parkway.
Canyon Lakes
The General Plan calls it the largest residential community in the Dougherty Hills subarea; the City’s GIS layer lists Canyon Lakes Association and Crestview at Canyon Lakes among its homeowner associations.
The Preserve
The General Plan describes the Faria Preserve Community as approximately 290 acres, east of Bollinger Canyon Road.
Crow Canyon
The General Plan’s Crow Canyon subarea extends along both sides of Interstate 680 and along Crow Canyon Road from Bollinger Canyon Road to Alcosta Boulevard; the City’s specific plan for it, adopted in 2006, is now the San Ramon Village Specific Plan.
Also serving nearby: Danville · Dublin · Camino Tassajara · Norris Canyon