Chapter 2.10 — BAY FAIR TRANSIT-ORIENTED DEVELOPMENT DISTRICT

San Leandro Zoning Code · 2026-06 edition · ingested 2026-07-06 · San Leandro

§ 2.10.100. Purpose and Applicability.

  • A. Specific Purposes. In addition to the general purposes listed in Chapter 1.04 (Title, Components, and Purposes) the specific purposes of the Bay Fair Transit-Oriented Development (B-TOD) District are to:

    1. Implement the Bay Fair Transit-Oriented Development Specific Plan and enable the development of a mixed-use urban village that supports housing, retail, office, entertainment, and civic uses with safe pedestrian and bicycle connections to public transit, services, and employers;

    2. Achieve a high standard of site and building design;

    3. Ensure the provision of adequate open space to serve planned population densities;

    4. Complement existing neighborhoods through site regulations and design standards that minimize impacts to adjacent uses.

  • B. Applicability. The provisions of this chapter apply to all land within the B-TOD District as delineated on the Zoning Map and, where specified by Sub-Area or Height Transition Overlay, the B-TOD Sub-Areas and Height Transition Overlays shown in Figure 1, B-TOD Sub-Areas and Height Transition Overlays.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.100

§ 2.10.100

Figure 1 B-TOD Sub-Areas

==> picture [251 x 321] intentionally omitted <==

(Ord. 2020-012 § 3)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

Article 1 Use Regulations

§ 2.10.200. Use Regulations.

  • A. Permitted Uses. The following uses are permitted in the B-TOD District, and a conditional use permit is not required. (Certain uses are subject to special requirements and/or limitations, as prescribed following the individual use classification.)

    1. Accessory uses, other than entertainment events, when in conjunction with a permitted use.

    2. Animal Grooming (Indoor Only).

    3. Artist's Studios.

    4. Automatic Teller Machines.

    5. Brewpubs.

    6. Business Services.

    7. Cafés.

    8. Coin-op Laundry and Dry Cleaning.

    9. Commercial Recreation.

    10. Cultural Institutions.

    11. Day Care, General.

    12. Department Stores.

    13. Drugstores.

    14. Fast Food Establishments, Small Scale.

    15. Financial Institutions, Retail.

    16. Furniture, Electronics, and Appliance Sales.

    17. Government Offices.

    18. Health and Fitness Centers.

    19. Home Improvement and Interior Decoration.

    20. Hotels.

    21. Instruction and Improvement Services.

    22. Library

    23. Medical Supply Stores.

    24. Multi-Family Residential.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.200

§ 2.10.200

  1. Mixed-use Residential.

  2. Neighborhood/Specialty Food Markets.

  3. Offices (Business, Professional, Administrative).

  4. Park and Recreation Facilities.

  5. Pharmacies.

  6. Research and Development Services.

  7. Restaurants, Full-Service.

  8. Retail Sales.

  9. Retail Services.

  10. Supermarkets.

  11. Telecommunications, Architecturally Integrated Antennas and/or Co-Locations on Existing Tower Structures. (Subject to the regulations of Section 4.04.376: Wireless Telecommunications Facilities.)

  12. Theaters.

  13. Theaters, Small Scale.

  14. Travel Services.

  15. Utilities, Minor.

  • B. Conditionally Permitted Uses. The following uses are allowed in the B-TOD District, subject to the approval of a conditional use permit. (Certain uses are subject to special requirements and/or limitations, as prescribed following the individual use classification.)

    1. Accessory Uses in conjunction with a conditionally permitted use.

    2. Bars.

    3. Bed and Breakfast Inns. (Subject to the regulations of Section 4.04.348 Bed and Breakfast Inns.)

    4. Commercial Parking Facility.

    5. Communications Facilities.

    6. Convenience Store.

    7. Dance Clubs.

    8. Entertainment Events. (Entertainment events, when provided either as a primary use or as an accessory use to permitted and conditionally permitted uses, require use permit approval.)

    9. Liquor Stores.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.200

§ 2.10.200

  1. Massage Therapy.

  2. Public Safety Facilities.

  3. Retail Sales, Big Box.

  4. Schools, Public or Private.

  5. Theaters, Outdoors.

  6. Utilities, Major.

  • C. Uses Requiring Administrative Review. The following uses are allowed in the B-TOD District, subject to the approval of an Administrative Review by the Zoning Enforcement Official, as per the requirements of San Leandro Zoning Code, Article 21.

    1. Animal Sales.

    2. Beer and Wine Stores.

    3. Business and Trade Schools.

    4. Community Garden.

    5. Farmers' Market.

    6. Fast Food Establishments, Large Scale.

    7. Game Centers.

    8. Kiosks, Carts, and Vending Stands.

    9. Telecommunications, New Monopoles and Towers.

  • D. Temporary Uses Requiring Administrative Review. The following temporary uses are allowed in the B-TOD District, subject to the regulations of Section 5.08.144 Temporary Use Permits.

    1. Animal Shows.

    2. Assembly Uses, Temporary.

    3. Christmas Tree and Pumpkin Sales and Other Seasonal Outdoor Sales.

    4. Circuses and Carnivals.

    5. Commercial Filming.

    6. Real Estate Offices, Temporary.

    7. Retail Sales, Outdoor.

    8. Special Promotions.

    9. Storage Containers, Temporary.

    10. Street and Neighborhood Fairs.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.200

§ 2.10.200

  1. Trade Fairs.

(Ord. 2020-012 § 3; Ord. 2023-003 § 3; Ord. No. 2025-014, 12/1/2025)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

Article 2 Development Regulations

§ 2.10.300. Property Development Regulations: Bay Fair Transit-Oriented Development…

The following sections set forth the property development regulations of the B-TOD District. (Ord. 2020-012 § 3)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.308

§ 2.10.304. Minimum Lot Area and Minimum Lot Width.

  • A. Minimum Lot Area. 10,000 square feet.

  • B. Minimum Lot Width. 100 feet.

  • C. Maximum Block Length. Blocks shall not exceed 440 feet in length on any one side measured from curb edge to curb edge. An Administrative Exception per Section 2.10.408 may be approved to increase the allowable block length to a maximum of 484 feet if it is found that the location or shape of the site, use of the property, or design of buildings warrant a variation, and it is found that the project design enhances pedestrian activity, provides active building frontages, and provides publicly accessible connections to the public circulation network.

  • (Ord. 2020-012 § 3)

§ 2.10.308. Minimum Yards.

  • A. Required Setbacks. Minimum and maximum building setbacks are as follows. Minimum building setbacks shall apply unless otherwise allowed in Subsections B and C below. A minimum of 70 percent of the linear street frontage shall comply with the maximum setback.

==> picture [722 x 143] intentionally omitted <==

----- Start of picture text -----
Hesperian Boulevard Fairmont Drive East 14th Street All Other Publicly Accessible Streets
Ground-Floor Ground-Floor
Nonresidential Other Ground-Floor Residential and
All Use Types All Use Types All Use Types Than Office Office Mixed-Use
min max min max min max min max min max min max
Street-Facing Setback (ft) 8 20 12 20 0 12 0 6 8 12 8 20
Interior Side Setback (ft) 0 n/a 0 n/a 0 n/a 0 n/a 0 n/a 0 n/a
Rear Setback (ft) 0 n/a 0 n/a 0 n/a 0 n/a 0 n/a 0 n/a
----- End of picture text -----

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.308

§ 2.10.308

  • B. Required Building Location. The following building location requirements apply:

    1. Corner Build Area. Buildings shall be located within the required setback range within 50 feet of the street corner.

    2. Frontage Improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, as outdoor dining/seating area, or with landscaping.

    3. Exceptions. Building location requirements may be modified or waived through an Administrative Exception per Section 2.10.408 upon finding that:

      • a. Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

      • b. The building incorporates an alternative design that creates an engaging pedestrian area and welcoming entry feature facing the street.

  • C.

Projections into Required Setbacks.

  1. Projections into required setbacks shall be permitted consistent with Section 4.04.312 Building Projections into Yards and Courts provided a minimum vertical clearance of ten feet, or as required for fire access, whichever is greater, is provided from finished grade to the bottom of the projection.

  2. Occupied building area may project into the required setback area for a maximum of 65 percent of the length of the building frontage provided a minimum vertical clearance of 13.5 feet from finished grade to the bottom of the projection.

  3. The total area of all projections shall not exceed 50 percent of the street facing building facade area.

Figure 2 Setback Range and Corner Build Diagram

==> picture [321 x 216] intentionally omitted <==

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

§ 2.10.308

§ 2.10.308

SAN LEANDRO CODE

  • (Ord. 2020-012 § 3)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.312

§ 2.10.312. Height of Structures.

==> picture [424 x 294] intentionally omitted <==

----- Start of picture text -----
B-TOD Sub-Area/ Minimum Maximum(A)
Height Transition
Overlay Height (ft.) Stories Height (ft.) Stories
Sub-Area 1 (C) (C) (B) (B)
45 4 90 8
Sub-Area 2 30(C) 2(C) 70 6
Sub-Area 3 Nonresidential n/a 50 4
buildings: At least 75
percent of the total
street-facing building
frontage shall be a
minimum of 25
Other buildings: n.a.
Residential Height See applicable Sub- See applicable Daylight Plane(D)
Transition Overlay Area Sub-Area
Corridor Height See applicable Sub- See applicable 58(B) 5(B)
Transition Overlay Area Sub-Area
Applicable within 40 ft of the
front property line or back of
sidewalk, whichever is
greater.
----- End of picture text -----

  • A. General Exceptions to Height Limits. The maximum height of a structure shall be subject to the regulations of Section 4.04.320 Exceptions to Height Limits.

  • B. Increased Sub-Area 1 and Corridor Height Transition Overlay Height. An Administrative Exception per Section 2.10.408 may be approved to increase building heights and stories in Sub-Area 1 and within the Corridor Height Transition Overlay if it is found that the additional height is necessary to accommodate additional residential density, the additional height will not be substantially detrimental to the solar access or privacy of other structures or uses in the surrounding area, and design features minimize the perceived mass and bulk created by the increased height.

  • C. Reduced Minimum Height and Stories, Nonresidential Buildings. In Sub-Areas 1 and 2, the required minimum height and number of stories may be reduced for nonresidential buildings provided 75 percent or more of the total street-facing building frontage(s) is 25 feet or more in height.

  • D. Daylight Plane Regulations for Parcels in the Residential Height Transition Overlay. Structures located in the "Residential Height Transition Overlay" shown in Figure 1, B- TOD Sub-Areas and Height Transition Overlays, shall not intercept a one-to-one (1:1) or 45 degree daylight plane incline inward from a height of eight feet above existing grade at the adjacent R District boundary line. (Please refer to Figure 2 "Required Daylight Plane at Adjoining Districts – B-TOD District.") Roof-mounted equipment screening, mechanical equipment screening, parapet walls, and rooftop amenities are exempt from this requirement.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.312

§ 2.10.320

Figure 3 Required Daylight Plane for Parcels in Residential Height Transition Overlay

==> picture [123 x 70] intentionally omitted <==

Figure 4 Required Daylight Plane for Parcels in Corridor Height Transition Overlay

==> picture [177 x 140] intentionally omitted <==

(Ord. 2020-012 § 3)

§ 2.10.316. Density for Multi-Family Residential and Mixed-Use Residential Development.

  • A. Density for Multi-Family Residential and Mixed-Use Residential Development. The minimum density for residential and mixed-use development is as prescribed below. For minimum density calculations that result in fractional amounts, numbers of one half or greater shall be rounded up to the nearest whole integer; numbers less than one half shall be rounded down to the nearest whole integer.

==> picture [400 x 75] intentionally omitted <==

----- Start of picture text -----
B-TOD Sub-Area Minimum Density (Dwelling Unit/Acre)
Sub-Area 1 65
Sub-Area 2 60
Sub-Area 3 20
----- End of picture text -----

  • B. Exceptions to Minimum Density in Sub-Area 3. Exceptions to the minimum density requirement may be allowed in Sub-Area 3 with approval of an Administrative Exception per Section 2.10.408.

  • (Ord. 2020-012 § 3)

§ 2.10.320. Lot Coverage.

  • A. Maximum Lot Coverage and Minimum Open Area. Lot coverage shall not exceed 80 percent. A minimum of 20 percent of the site shall be open area. Open area at the podium level that can be accessed by building occupants is considered open area and shall not count

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.320

§ 2.10.324

towards lot coverage.

  • B. Exceptions to Lot Coverage and Open Area. An Administrative Exception to the lot coverage and open area requirements may be granted per Section 2.10.408 where the location or shape of the site, use of the property, or design of the building warrant a variation.

  • (Ord. 2020-012 § 3)

§ 2.10.324. Minimum Open Space.

Private Open Space, Common Open Space, and Publicly Accessible Open Space shall be provided for all new construction, establishment of new residential uses, and additions of 10,000 square feet or more of gross floor area in compliance with the standards of this section. No portion of required open space shall be used for driveways or off-street parking and loading facilities, nor may one area of open space be double counted as satisfying the requirements of multiple types of required open space. However, the area provided to meet the open space requirement may count toward other site requirements such as landscaping, amenities, and stormwater retention and control if the area provided as open space also meets the criteria of those individual requirements.

==> picture [424 x 304] intentionally omitted <==

----- Start of picture text -----
Use Classification Minimum Open Space Note
Residential, Mixed-Use Residential
Private and/or Common 60 SF per dwelling unit May be provided as any combination
Open Space of Private and Common Open Space.
See Subsections 2.10.324.A and
2.10.324.B.
Publicly-Accessible 25 SF per dwelling unit Applicable only to Sub-Area 1 and
Open Space Sub-Area 2. See Subsection
2.10.324.C
Office > 20,000 Gross Square Feet (GSF)
Common Open Space 50 SF per 1,000 GSF A minimum of 25 SF per 1,000 GSF
and/or Publicly shall be provided as Publicly
Accessible Open Space Accessible Open Space in
compliance with Subsection
2.10.324.C. Common Open Space
shall comply with Subsection
2.10.324.B
Nonresidential Other than Office > 20,000 Gross Square Feet (GSF)
Publicly-Accessible 25 SF per 1,000 GSF See subsection 2.10.324.C
Open Space
----- End of picture text -----

  • A. Private Open Space. Private Open Space provides open space areas for the exclusive use of the occupants of a single dwelling unit and includes, but is not limited to balconies, decks, terraces, patios, fenced yards, and other similar private areas.

    1. Minimum Dimensions. Private Open Space shall have at least one minimum six-foot dimension.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.324

§ 2.10.324

  1. Accessibility. Private Open Space shall be accessible to only one dwelling unit by a door-way to a habitable room or hallway.

  • B. Common Open Space. Common Open Space provides shared access for all building occupants and includes, but is not limited to, courtyards, terraces, forecourts, gardens, outdoor dining areas, plazas, landscaped areas, patios, swimming pools, barbeque areas, tennis courts, playgrounds, recreation areas, gardens, rooftop amenities, and other similar common areas intended for shared use by building occupants.

    1. Minimum Dimensions. Common Open Space shall have at least one minimum 20-foot dimension except as provided below.

      • a. Residential Courtyards. Common Open Space areas with residential units facing on two opposite sides shall have a minimum width equal to the height of the shortest building façade facing the courtyard.

  1. Accessibility. Common Open Space shall be accessible to all building occupants.

    1. Surfacing. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, decking, or other serviceable, dust-free surfacing.

      • a. Minimum Landscaping. A minimum of 30 percent of the total common open space area shall be vegetated.

      • b. Maximum Slope. Slopes shall not exceed ten percent.

  • C. Publicly Accessible Open Space. Publicly Accessible Open Space includes paseos, plazas, outdoor dining areas, dog parks, recreation areas, and other similar areas available for use by the public. Publicly Accessible Open Space shall be provided on-site and in accordance with the following standards or met through Alternative Compliance options pursuant to Subsection 2.10.324.C.2, Alternative Compliance.

    1. Publicly Accessible Open Space Standards.

      • a. Ownership and Maintenance. Publicly Accessible Open Space must be either offered as dedication to the City or privately owned and maintained with dedication of a public access easement. Publicly Accessible Open spaces shall be maintained at no public expense. The owner of the property on which the open space is located shall maintain it by keeping the area clean and free of litter and keeping in a healthy state any plant material that is provided.

      • b. Minimum Dimensions. Publicly Accessible Open Space shall have at least one minimum 35-foot dimension.

      • c. Design Features. Publicly Accessible Open Spaces shall:

        • i. Be unobstructed by fully enclosed structures;

        • ii. Include any practicable combination of lawn, garden, flagstone, wood planking, concrete, decking, or other serviceable, dust-free surfacing;

        • iii. Not exceed a ten percent slope;

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.324

§ 2.10.324

  • iv. Provide pedestrian circulation;

  • v. Provide pedestrian-scale lighting;

  • vi. Provide one or more plaques visible to the public stating the right of the public to use the space, the type of open space, and the hours of use;

vii. Maintain a smoke-free environment; and

viii. Provide at least two of the following: 

     - (A) Site furnishings, including, but not limited to, tables and chairs, seating, and gathering places, 

     - (B) Active recreation spaces, such as tot lot or playground, sport court, or similar, 

     - (C) Shading, 

     - (D) Public art.

  • d. Location. Publicly Accessible Open Space shall:

    • i. Be located on the ground floor;

    • ii. Have a direct, accessible pedestrian connection to a public right-of-way or easement from at least two directions, connecting to another public pedestrian right-of-way or easement; and

    • iii. Be accessible from a street or non-motorized multi-use pathway.

  1. Alternative Compliance.

  • a. Park Land Dedication. Park land dedicated and improved consistent with Municipal Code Chapter 7-1 shall count towards the required Publicly Accessible Open Space.

    • b. Residential Projects with Fewer than 50 Units. Multi-family residential and residential mixed-use developments with fewer than 50 residential units may opt to pay the Park Facilities Development Impact Fee established by Municipal Code Chapter 7-13 in lieu of providing dedicated and improved park land and/ or Publicly Accessible Open Space.

    • c. Programmed Use. Publicly Accessible Open Space designed for concentrated and programmed public use – such as playgrounds, recreational areas, or other programmed public spaces – may be credited at a 2:1 ratio with approval of an Administrative Exception per Section 2.10.408.

    • d. Development Sites Over Five Acres. The Publicly Accessible Open Space requirement for projects on sites over five acres may be reduced with Development Plan approval where the review authority finds that usable Publicly Accessible Open Space has been provided to promote gathering, enjoyment, and active use by a broad range of the community, consistent with the Bay Fair TOD Specific Plan, to the maximum extent feasible and the design, location, and amenities compliment the area-wide open space network. At no

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.324

§ 2.10.328

time shall the Publicly Accessible Open Space requirement be reduced to less than one acre.

  • (Ord. 2020-012 § 3; Ord. 2022-001 § 3)

§ 2.10.328. Site, Building and Structured Parking Design.

  • A. Pedestrian Access. Pedestrian accessways shall be provided for all new construction and additions of 10,000 square feet or more of gross floor area in accordance with the following standards.

    1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

    2. To the Public Circulation Network. An on-site walkway shall connect the primary building entry or entries to the public pedestrian circulation network on each street frontage. Connections between on-site walkways and the public pedestrian circulation network, including public sidewalks, public trails, and other planned or existing public pedestrian routes, shall be provided at least every 200 feet along portions of the development site perimeter that are adjacent to public rights-of-way.

    3. To Neighbors. Pedestrian access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas.

    4. To Transit. Pedestrian connections shall be provided from transit stops to building entrances.

  • B. Required New Connections and Frontage Improvements. Publicly accessible connections and frontage improvements consistent with the Bay Fair TOD Specific Plan, the Master Plan of City Streets, and the Subdivision Improvement Standards shall be provided for all subdivisions, new construction, and additions of 10,000 square feet or more of gross floor area.

  • C. Ground Floor Height.

    1. Residential Uses. The minimum ground floor height for residential uses is 12 feet measured floor to floor.

    2. Nonresidential Uses. The minimum ground floor height for nonresidential uses is 14 feet measured floor to ceiling.

    3. Exception, Change of Use. The minimum ground floor height requirements do apply to changes of use in existing buildings.

  • D. Tenant Space Depth. Nonresidential ground floor interior tenant space shall be a minimum of 40 feet in depth.

  • E. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side lot line, public accessway, or public open space shall run in a continuous plane for no more than 25 feet without an opening and shall, at minimum, include windows, doors, or other openings as listed below.

    1. Required Transparency.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.328

§ 2.10.328

  • a. Residential Uses. A minimum of 40 percent of the building wall area located between two and one-half and seven feet above ground level.

  • b. Office Uses. A minimum of 50 percent of the building wall area located between two and one-half and seven feet above ground level.

  • c. Nonresidential Uses Other than Office. A minimum of 60 percent of the building wall area located between two and one-half and seven feet above ground level.

  1. Design of Openings. Openings fulfilling this requirement shall have transparent glazing with a visible light transmittance of not less than 80 percent and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.

  2. Reductions. An Administrative Exception reducing or waiving the building transparency requirement may be granted per Section 2.10.408 upon finding that:

    • a. The proposed use has unique operational characteristics incompatible with providing the required windows and openings, and

    • b. The proposed walls exhibit architectural relief and detail and/or will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

Figure 5 Required Transparency

==> picture [319 x 122] intentionally omitted <==

  • F. Entrances. Building entrances shall be provided in accordance with the following standards. An Administrative Exception to the entrance requirements may be granted per Section 2.10.408 where the location or shape of the site, use of the property, or design of the building warrant a variation and it is found that alternative design treatments are incorporated to provide active building frontages, enhance pedestrian activity, provide visual surveillance, and, in the case of residential development, create a transition between the public and private realm.

    1. Minimum Number of Entrances. There shall be a minimum of one entrance for every 50 feet of building frontage with a maximum separation of 100 feet between entrances.

    2. Separate Entrances Required. Buildings containing a mix of residential and nonresidential uses shall provide separate building entrances for each use. Amenity areas such as exercise rooms do not require separate building entrances from the primary use.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

SAN LEANDRO CODE

§ 2.10.328

§ 2.10.328

  1. Orientation. Principal building entrances shall face a public street, public accessway, or public open space and shall lead to a common area a minimum of ten feet in each dimension. Common areas include customer areas, lobbies, fitness areas, and community rooms. Where entrances are recessed, the required common area may be provided as outdoor space designed as outdoor dining areas or areas with outdoor seating.

    • a. Corner Entrances. Entrances located at corners shall provide an entrance toward both streets or have a corner entrance at a 45 degree angle to the corner.

  2. Access. All building and dwelling units located in the interior of a site shall have entrances from a pedestrian walkway that is designed as an extension of the public sidewalk and connects to a public sidewalk.

  3. Finished Floor Elevation, Residential Dwelling Unit Entries. The finished floor elevation of entries of ground floor dwelling units shall be between two and four feet above the adjacent ground level.

  4. Illumination. Building entries and addresses shall be illuminated to provide nighttime visibility from adjacent streets, public accessways, and common areas.

  • G. Articulation. Buildings shall be designed in accordance with the following standards. An Administrative Exception to the articulation requirements may be granted per Section 2.10.408 where alternative building design or articulation elements have been incorporated to provide visual interest and avoid a large-scale, bulky, or monolithic appearance.

    1. Major Massing Break. Any building over 100 feet wide shall provide a massing break with a minimum width of 20 feet and minimum depth of 20 feet at least every 100 feet.

    2. Minor Massing Break. Any building over 50 feet wide shall provide a minor massing break at least every 50 feet that may consist of either:

      • a. A recess with a minimum width of four feet and a minimum depth of four feet; or

      • b. A projection with a minimum depth of two feet.

    3. Vertical Articulation. The street-facing ground floor of buildings shall be differentiated from upper floors by the use of at least three of the following architectural techniques: greater floor to ceiling height, different colors, different materials, different facade planes, projections, minor massing breaks, individual unit entries for ground-floor residential use, or more frequently occurring windows on ground floors than upper floors.

      • a. Buildings over three stories in height shall use different materials between the first floor and upper floors along a minimum of 75 percent of each façade fronting a street, public accessway, or public open space.

    4. Horizontal Alignment. Horizontal building elements shall be aligned within three feet of like building elements on the same façade or other buildings on the same block.

    5. Architectural Details. Buildings shall include three of the following architectural

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.328

§ 2.10.332

details: reveals, course lines, decorative cornices, columns, canopies, arbors, trellises, fins, louvers, or other architectural detailing.

  1. Material and Color Palettes. Each façade shall utilize three or more colors and three or more high- quality, durable building materials (not including glazing and railings). Any one material shall comprise at least 20 percent of the building frontage, excluding windows and railings. A change in material shall be offset by a minimum of six inches in depth.

  2. Consistent Design and Details. All building frontages visible from streets, public accessways, and public open space shall be designed with the same materials and level of detail.

  • H. Balconies.

    1. Minimum Dimension. Balconies shall have a minimum dimension of six feet if counted towards private open space requirements in Section 2.10.324.
  1. Orientation. When located within 40 feet of a R District, balconies shall not front or overlook adjacent parcels in R Districts. An Administrative Exception to this requirement may be granted per Section 2.10.408 where the location or shape of the site, design of development, building orientation, or incorporation of screening or other techniques provide privacy and preclude overlook from the balcony into private residential spaces.

  • I. Structured Parking Design.

    1. Design. Structured parking shall be underground, located behind conditioned space, or designed with exterior walls that screen structural elements of the garage from view from any adjacent street, sidewalk, or other publicly accessible accessway or open space area.

    2. Façade. Structured parking shall maintain horizontal lines throughout the façade and shall not repeat the sloping floor lines of interior parking ramps on the façade.

    3. Vehicular Entry. At grade entries facing the street shall be no more than 20 feet wide, located a minimum of 18 feet from the back of sidewalk, and recessed a minimum of three feet from the façade unless an Administrative Exception per Section 2.10.408 is granted upon finding that other design treatments and details that minimize the apparent width and prominence of the entrance in accordance with the buildings predominant architectural character have been incorporated.

    4. Pedestrian Entry. An at grade pedestrian entry, including a walking path to the public pedestrian circulation network, shall be provided on each street frontage.

    5. Lighting. Structured parking shall be designed such that interior lighting shall be fully shielded and automobile headlamps shall not be visible from adjacent buildings, parcels, streets, public parks, publicly accessible outdoor space or designated open space area.

  • J. Renewable Energy Resources. On-site renewable energy systems are encouraged. (Ord. 2020-012 § 3)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA § 2.10.332

SAN LEANDRO CODE

§ 2.10.334

§ 2.10.332. Amenities for Multi-Family Residential and Mixed-Use Residential Developments.

  • A. Required Amenities. Projects subject to Site Plan Review per Section Chapter 5.12 shall include amenities that enhance the livability of the project and are not required elsewhere in this chapter. An Administrative Exception per Section 2.10.408 may be approved to allow alternative amenities that are comparable in value and benefit to residents. Projects shall include at least four of the following amenities. Outdoor spaces provided per the specifications of Section 2.10.324 that also appear on the following list may also be counted as required amenities:

    1. Conference room.

    2. Electric vehicle (EV) charging stations or 220 V power outlet for 25 percent of required parking spaces.

    3. Fitness center.

    4. Lap pool.

    5. Tenant activity area, such as joint eating and cooking area, clubhouse, play area, screening room, or other activity area.

    6. On-site commercial child care facility.

    7. Pet washing facility or relief area.

    8. Playground or outdoor active recreation facility.

    9. Public art.

    10. Storage rooms for use by individual residents.

    11. Study room and/or library.

  • (Ord. 2020-012 § 3)

§ 2.10.334. Parking Access and Design.

  • A. Parking Access. Access to parking and loading areas shall comply with the following standards.

    1. Alley Access. Access shall be from an alley. Where no alley exists, access shall be from the street anticipated to have the least amount of pedestrian use.

    2. Shared Access. Shared access between adjacent properties is allowed.

    3. Curb-cuts.

      • a. Number. A maximum of one curb cut per 200 feet of curb length on a single project site is allowed, unless otherwise required for emergency vehicle access, in which case a second curb-cut may be provided.

      • b. Location. Curb cuts shall be located a minimum of 50 feet from street corners.

      • c. Width.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

BASE DISTRICT REGULATIONS

§ 2.10.334

§ 2.10.336 

     - i. One-way Driveways. Curb cuts for one-way driveways shall not exceed 12 feet in width (plus the flare), or the minimum required for emergency vehicle access. 

     - ii. Other Curb Cuts. The width of other curb-cuts shall not exceed 20 feet (plus the flare), or minimum required for emergency vehicle access.

  • B. Surface Parking Area Design.

    1. Location. Surface parking areas shall not be located within 40 feet of a street facing property line, as measured perpendicularly from the property line.

    2. Surfacing. Pavement areas for surface parking areas, inclusive of parking spaces, drive-ways, and drive aisles, shall not cover more than 30 percent of the total lot area.

    3. Shading. At least 50 percent of the surface parking area shall be shaded by tree canopy, solar panels, or combination of tree canopy and solar panels. If shade is provided by trees, the amount of required shading is to be reached within 15 years.

    4. Exception. An Administrative Exception to the location may be granted per Section 2.10.408 where the following conditions exist:

      • a. The design incorporates occupiable space built close to the public sidewalk to the maximum extent feasible; and

      • b. The site is small and constrained such that underground parking or surface parking located more than 40 feet from the street frontage is not feasible.

  • C. Loading.

    1. Maximum Width. Loading docks shall not exceed 20 feet in width.

    2. Screening. Loading docks shall be screened from view by fencing, landscaping, or architectural elements from any adjacent street, sidewalk, or other publicly accessible accessway or open space area.

    3. Design. Loading docks shall be internal to the building envelope and equipped with closable doors.

  • D. Alternative Parking and Loading Area Designs. The Zoning Enforcement Official may approve an Administrative Exception per Section 2.10.408 if an applicant cannot meet the provisions of Sections 2.10.334 A through C due to the following reasons:

    1. Site Constraints, such as parcel dimension or parcel size;

    2. Achievement of environmental design and green building objectives;

  1. Design objectives of the Bay Fair TOD Specific Plan.

(Ord. 2020-012 § 3)

§ 2.10.336. Minimum Site Landscaping.

In addition to the general requirements prescribed in Chapter 4.16 Landscape Requirements, landscaping shall be installed consistent with the following.

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA § 2.10.336

SAN LEANDRO CODE

§ 2.10.340

  • A. Areas to be Landscaped. In addition to areas required to be landscaped pursuant to other sections of this chapter, the following areas shall be landscaped:

    1. Minimum Landscaped Area. A minimum of ten percent of lot area shall be landscaped.

    2. Street Facing Setbacks. All open areas within the street facing setback range, other than those areas used for pedestrian access, vehicle access, seating, parking and loading, gathering spaces, and/or public art.

    3. Adjacent to Residential Uses. Whenever a nonresidential use is located adjacent to an existing ground floor residential use, a six foot wide landscape buffer shall be provided along interior property lines. A minimum of one tree of at least 15-gallon size and four shrubs shall be planted per 30 linear feet. An Administrative Exception may be granted per Section 2.10.408 to allow an alternative size and number of trees where it is found they will provide an appropriate tree canopy over the buffer yard.

  • B. Materials. Required landscape areas shall be planted with a combination of trees, shrubs, and groundcover. Required landscaping may be at the ground level, podium level, or roof level.

    1. Trees. A minimum of one 24-inch box size or greater tree shall be planted per 25 linear feet of landscape area. Tree grates shall be used for trees located in hardscape areas.

    2. Shrubs. Shrubs shall be a container size of five gallons or greater at planting and planted at spacing distances appropriate for the plant species.

    3. Groundcover. Landscaped areas that are not planted with trees or shrubs shall be planted with groundcover plants. Mulch (as a ground cover) shall be confined to areas underneath plants and is not a substitute for ground cover plants.

      • a. Groundcover plants other than grasses shall be four-inch pot size or greater and planted at spacing distances appropriate for the plant species.

      • b. Groundcover plants shall be planted at a density that will cover the entire area within two years.

  • C. Edible Landscaping. Edible landscaping, including fruit trees and gardens, are considered landscaped areas and count toward required landscaping. Community gardens shall comply with Section 4.04.380 Community Gardens.

  • D. Stormwater Management Areas. Vegetated stormwater management facilities count toward required landscaping.

  • (Ord. 2020-012 § 3)

§ 2.10.340. Mitigation Measures.

Mitigation Measures. All development shall comply with applicable mitigation measures contained in the Bay Fair TOD Specific Plan Environmental Impact Report (EIR). (Ord. 2020-012 § 3)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA

Article 3 Administrative Regulations

§ 2.10.400. Development Plan Review.

Applicability. Development sites of five or more acres shall obtain Development Plan approval pursuant to Chapter 5.14 prior to or concurrent with obtaining any subdivision, site plan review, or other zoning permit approval. (Ord. 2020-012 § 3)

§ 2.10.404. Site Plan Review.

  • A. Applicability. Site plan approval pursuant to Chapter 5.12 Site Plan Approval is required prior to issuance of a building permit for the following improvements:

    1. Administrative Site Plan Review. The following improvements require Administrative Site Plan Review approval.

      • a. Development of new structures.

      • b. Additions, or partial demolitions with reconstruction, resulting in a net enlargement of an existing structure.

      • c. Major structural upgrades that extend the economic viability of existing structures and sites that are nonconforming to the development standards of this Code, as determined by the Zoning Enforcement Official. Such structural upgrades include, but are not limited to, the extensive demolition and reconstruction of exterior walls or the relocation of a significant portion of the building's structural interior walls.

      • d. New or expanded outdoor storage areas or truck loading bays.

  • B. Site Plan Review for Projects with Development Plan Approval. The Zoning Enforcement Official shall be the decision maker for Site Plan Review applications with prior Development Plan Approval pursuant to Chapter 5.14. The Zoning Enforcement Official shall approve, conditionally approve, or deny the Site Plan.

  • (Ord. 2020-012 § 3; Ord. 2022-001 § 3)

§ 2.10.408. Administrative Exceptions.

  • A. Standards for Which an Administrative Exception May be Approved. The Zoning Enforcement Official may approve an Administrative Exception per Chapter 5.06 as specifically identified in any section of this chapter.

  • (Ord. 2020-012 § 3; Ord. 2022-001 § 3)

Downloaded from https://ecode360.com/SA5044 on 2026-05-11

City of San Leandro, CA