Local zoning · San Leandro

San Leandro — Design Review

Q: What are the Site Plan Review standards the City uses to judge design?

Decision‑makers apply the Site Plan Review standards in § 5.12.124 , including building articulation, compatible materials/colors, screening of parking and utilities, landscaping depth and content, signs/lighting consistency, and (in RS‑VP ) view preservation rules .

Q: How do downtown and East 14th corridor design guidelines affect review?

All site plan elements in the SA‑1/SA‑2/SA‑3 districts must be reviewed for consistency with the East 14th Street South Area Development Strategy, and all site plan elements in DA‑1...DA‑6 must be consistent with the Downtown TOD Strategy § 2.08.300 .

Q: Are there automatic extensions or lapse rules I should know about?

Yes — Site Plan approvals generally lapse after two years unless work has progressed or an extension is granted; the Code also includes automatic extensions for certain approvals (see § 5.12.132 for lapse/renewal and automatic extension rules) .

Q: Does being in a Landmark (L) District change design review?

Yes. Establishing an L District adds a Landmark District Conservation Plan and specific performance guidelines and rules for design review; see § 3.28.120–128 for conservation plan requirements and design review rules .

Design Review under the San Leandro local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

San Leandro handles architectural and site design control primarily through its Site Plan Review and Development Plan processes. The rules governing what triggers design review, who decides, required findings, and review standards are located in the Zoning Code (notably Chapter 5.12 Site Plan Approval and Chapter 5.14 Development Plan Approval) and by district‑specific requirements and design guidelines for targeted commercial, downtown, and corridor districts. See the citywide planning landing page for context about San Leandro planning and design review policy in practice at San Leandro zoning & planning overview. Relevant rules on parking, setbacks, landscaping, overlays and other topics interact with design review and are referenced below.

How San Leandro organizes design control (key code points)

Site Plan Review is the primary design review mechanism: intent and applicability are in § 5.12.100 and § 5.12.104 .
The substantive Site Plan Review standards (building articulation, landscaping, screening, signs, lighting, view-preservation in the RS‑VP subdistrict, and exceptions for nonconforming sites) are in § 5.12.124 .
Types of Site Plan Review (Administrative, Minor, Major) and their noticing/timeline rules are in § 5.12.116 and § 5.12.112 (review authority) .
Concurrent processing rules require Site Plan Review to be filed with any underlying discretionary permits (use permits, variances) per § 5.12.108 .
Large, multi‑acre or TOD projects may require a Development Plan under Chapter 5.14, including the specific five‑acre threshold in the B‑TOD district (§ 5.14.104, § 5.14.100) .
Many districts require consistency with locally adopted Design Guidelines (for example the East 14th Street South Area Development Strategy and the Downtown San Leandro Transit‑Oriented Development Strategy) — see § 2.08.300 and related cross references to district design guideline requirements .

Note: this page synthesizes the San Leandro Zoning Code materials provided; where the code excerpts do not give a numeric dimensional standard or an explicit permitted‑use table, that item is stated as "Not found in retrieved materials" and flagged to verify with the City.

District-by-district breakdown (design-review focus)

Each subsection below highlights the district name (bolded), the purpose or where design review is referenced, typical uses as described or implied in the code excerpts, key decision/standards that affect design review, and where the district applies or where additional guidelines are required.

SA-1, SA-2, SA-3 (San Antonio/East 14th corridor districts)

Purpose: Commercial/corridor redevelopment regulations and design control along East 14th Street corridors; the Zoning Code explicitly ties development here to the East 14th Street South Area Development Strategy. See § 2.08.300 and the directive that site plan elements be reviewed for consistency with that Strategy .
Typical permitted uses: commercial and mixed‑use retail/office (code references the commercial/professional district group in the same section) — specific use tables not included in retrieved excerpts (Verify with the jurisdiction).
Key dimensional / design-relevant standards: minimum site landscaping percentages and front/corner setback landscape requirements apply in commercial districts referenced in § 2.08.324; Site Plan Review standards (articulation, landscaping, screening) apply per § 5.12.124 .
Where it applies: projects in these districts are reviewed against the East 14th guidelines as part of Site Plan Review (consistency required) § 2.08.300 .

DA-1, DA-2, DA-3, DA-4, DA-6 (Downtown / Transit‑Oriented Districts)

Purpose: Downtown transit‑oriented development (TOD) with special urban design objectives. The code requires site plan elements to be consistent with the Downtown San Leandro Transit‑Oriented Development Strategy § 2.08.300 .
Typical permitted uses: mixed‑use, multifamily, retail, and civic uses are implied by TOD design intent — verify the district use tables for exact permissions (Not found in retrieved materials).
Key dimensional / design-relevant standards: design guidelines drive façade, pedestrian, and streetscape expectations; Site Plan Review standards apply (§ 5.12.124) and Development Plan rules may apply to large sites (§ 5.14.100–104) .
Where it applies: all site plan elements in these DA districts are reviewed for consistency with the Downtown TOD Strategy § 2.08.300 .

B‑TOD

Purpose: A TOD base district with special standards; large‑site development (sites of 5 acres or more) requires Development Plan approval before subdivision or site plan permits § 5.14.104 .
Typical permitted uses: transit‑oriented mixes (residential, retail, office) — specific use lists not present in retrieved excerpts (Verify with the jurisdiction).
Key standards affecting design review: Development Plan review by the Planning Commission; public hearing required and findings listed in § 5.14.116 and § 5.14.124 .

CC, CN, CR, CS (Commercial and professional districts called out in § 2.08.300)

Purpose: General commercial and professional districts; subject to the property development regulations in Article 2 and to Site Plan Review for compliance with development standards § 2.08.300 and § 5.12.124 .
Typical permitted uses: neighborhood to regional commercial uses (exact tables not in the retrieved excerpts — Verify with the jurisdiction).
Key design items: required minimum site landscaping (ten‑foot planter strip in certain districts) and building articulation requirements for walls over 25 feet tall or 100 feet long are spelled out in § 2.08.324 and § 2.08.328 .
Where it applies: design standards are enforced via Site Plan Review § 5.12.124 .

NA‑1, NA‑2 (Neighborhood Area / North Area Specific Plan districts)

Purpose: Neighborhood‑oriented commercial/residential mixes; the code explicitly references the North Area Specific Plan for development in these districts § 2.08.300 .
Typical uses and dimensional standards: controlled by the North Area Specific Plan — site plan review enforces consistency with that plan and Site Plan Review standards § 2.08.300, § 5.12.124 .

P (Public / Institutional district)

Purpose: Public and institutional uses; development is subject to site plan and design review standards where applicable § 2.08.300 .
Typical uses: civic buildings, schools, parks — check district use table for specifics (Not found in retrieved materials).

RS‑VP (Residential Single‑Family, View‑Preservation subdistrict)

Purpose: Single‑family residential with an overlay to preserve distant scenic views. Site Plan Review includes a View Preservation Standard that requires findings that proposed construction will not unreasonably block neighbors' scenic views while balancing property owner rights § 5.12.124(E) .
Typical uses: single dwelling units; additions and alterations are subject to the residential Site Plan Review standards in § 5.12.124 (residential single‑unit standards) .
Key design standards: articulation, massing de‑emphasis, neighborhood character, tree retention, and minimizing privacy/light impacts are explicit residential site plan criteria § 5.12.124(E) and the Residential Single‑Unit standards within § 5.12.124 .

Quick reference table — Districts and design-review triggers

District(s)	Design-review trigger / focus	Code Reference
SA‑1 / SA‑2 / SA‑3	All site plan elements reviewed for consistency with East 14th Street South Area Design Guidelines	§ 2.08.300, § 5.12.124
DA‑1...DA‑6	All site plan elements reviewed for consistency with Downtown TOD Design Guidelines	§ 2.08.300, § 5.12.124
B‑TOD	Development Plan required for sites 5 acres or larger; Planning Commission review	§ 5.14.104, § 5.14.100
CC / CN / CR / CS / NA‑1 / NA‑2 / P	Commercial/professional districts — Site Plan Review enforces landscaping, articulation, screening	§ 2.08.300, § 2.08.324, § 2.08.328, § 5.12.124
RS‑VP	Residential single‑unit additions and new homes reviewed with a View Preservation standard	§ 5.12.124 (E)

Types of design review and process mechanics (what to expect)

Administrative Site Plan Review: no public notice required; the Zoning Enforcement Official may approve or deny without a hearing; written notice of action is provided and is appealable within 15 days § 5.12.116(A) .
Minor Site Plan Review: mailed notice to adjacent owners (at least 10 days) and decision by Zoning Enforcement Official without a hearing unless referred § 5.12.116(B) .
Major Site Plan Review: mailed notice to surrounding owners (generally 10 days, with 500‑foot radius for certain RS‑VP or parking‑reduction cases), public hearing required § 5.12.116(C) .
Review authority: the Zoning Enforcement Official handles most Site Plan Reviews; the Planning Commission reviews items requiring its approval or those referred by the ZEO § 5.12.112 .
Timing and response: Administrative review responses are expected within 30 days after the application is deemed complete for certain administrative applications; if no written response in that timeframe some administrative applications may be deemed approved (see Administrative Review rules in the Code) § 4.04.376 .
Appeals: decisions on Site Plan Review can be appealed under Chapter 5.20 (appeal timing and procedures referenced in § 5.12.120) — appeal windows and process references are in § 5.12.120 and § 5.12.116 .

Practical note: Major design choices (façade treatment, parking layout, landscaping, signs, lighting) are judged against the Site Plan Review standards § 5.12.124 and any district‑specific design guidelines or Landmark (L) district conservation plans § 3.28.120–128 when applicable .

Checklist — what an applicant must include for Site Plan / Design Review

Completed Site Plan Review or Development Plan application form and required fee (per application instructions) § 5.14.112 / § 5.12.112 .
Scaled site plan and elevation drawings showing building articulation, materials, fenestration, rooflines and changes in wall/plane (§ 5.12.124 requirements) .
Landscaping plan or conceptual landscape plan (plant palette, quantities, sizes) if required; final landscape plan submitted with building permit packages (§ 4.16.108, § 2.08.324) .
Parking layout and screening information; note that parking reductions or changes may trigger Major Site Plan Review and expanded noticing § 5.12.116(C) . (See the city's San Leandro Parking guidance for operational expectations in parallel.)
Signage, lighting, and screening details consistent with design and minimizing glare (§ 5.12.124) — check San Leandro signage rules for sign specifics San Leandro Signage .
For projects in an SA or DA district, a narrative showing consistency with the applicable Area/TOD Design Strategy § 2.08.300 .
For projects in an L (Landmark) District, include the Landmark District Conservation Plan material if applicable § 3.28.120–128 .
For projects requiring concurrent discretionary approvals (use permit, variance), submit Site Plan Review concurrently § 5.12.108 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlap of district design guidelines (e.g., DA guidelines vs. generic Site Plan standards)	Conflicting expectations may delay approval if materials are not reconciled	Confirm which document controls for your parcel: the zoning map designation and the cited design strategy § 2.08.300
Exact numeric setbacks / FAR / lot coverage per district	These numeric standards determine whether a project needs variances or triggers Site Plan Review findings	Setback and FAR tables were not present in the retrieved excerpts — Verify with the jurisdiction and the City zoning map (Not found in retrieved materials)
Applicability to small ADUs and ministerial ADU approvals	State ADU law can preempt local design review for ADUs that meet objective standards; but local objective standards still apply	Check San Leandro ADU rules and whether the ADU meets objective standards or instead requires discretionary review; see San Leandro ADUs (local ADU specifics Not found in retrieved materials)
Whether a proposed sign or lighting scheme is “consistent”	Sign/lighting are explicitly called out in Site Plan standards but code leaves “consistency” somewhat discretionary	Prepare elevations and lighting diagrams and confirm with Zoning Enforcement Official; Site Plan Review standards are in § 5.12.124
Timing of decision and deemed‑approved rules	Administrative timelines (e.g., 30 days) can create unexpected deemed‑approval outcomes if staff does not act	Administrative response periods cited in Administrative Review rules § 4.04.376; verify application completeness date with staff

Plain-English Summary

If you’re building or changing the exterior of a property in San Leandro, the City usually evaluates the proposal through Site Plan Review (administrative, minor, or major) to make sure the building form, landscaping, parking, signs and lighting fit the neighborhood and any district design guidelines; key standards and findings are in § 5.12.124 and related chapters, and downtown or East 14th projects must also be consistent with their adopted design strategies § 2.08.300 .

Information Gaps

Complete numeric development standards for each base district (setbacks, height limits, FAR, lot coverage) were not present in the retrieved excerpts (Not found in retrieved materials). Verify these in the full Zoning Code tables or municipal zoning map.
Full, itemized permitted‑use tables for base districts (exact uses allowed by right vs. conditional) were not included in the excerpts (Not found in retrieved materials). Verify with the City’s use tables in the full Zoning Code.
The local ADU procedures (how design review applies to ADUs under current local implementation of state law) were not present in the returned snippets; consult the City's ADU page and staff for parcel‑specific guidance (Not found in retrieved materials) and see California ADU law.

Source References

San Leandro Zoning Code, Chapter 5.12 Site Plan Approval, including § 5.12.100, § 5.12.104, § 5.12.108, § 5.12.112, § 5.12.116, § 5.12.120, § 5.12.124, § 5.12.132 .
San Leandro Zoning Code, Article 2 and property development rules (including § 2.08.300, § 2.08.304, § 2.08.324, § 2.08.328) — design guideline cross‑references and minimum landscaping standards .
San Leandro Zoning Code, Chapter 5.14 Development Plan Approval (§ 5.14.100, § 5.14.104, § 5.14.116, § 5.14.124) — Development Plan thresholds and findings for large/TOD projects .
Administrative Review procedures and timelines (Administrative Review response 30 days) § 4.04.376 .
Landmark District / Historic preservation rules and design review elements § 3.28.120–128 (Landmark District Conservation Plan and design review authority) .

(If you want the exact Zoning Code PDF and the complete use and development tables for a parcel, contact the City of San Leandro Planning Division or request the full downloadable Zoning Code; the excerpts above were drawn from the provided Zoning Code materials.)

Sources

Retrieved passages

San Leandro Zoning Code (§ 5.12.124) High relevance
San Leandro Zoning Code (§ 1) High relevance
San Leandro Zoning Code (§ 4.04.376) High relevance
San Leandro Zoning Code (§ 5.12.120.) Medium relevance
San Leandro Zoning Code (§ 1) Medium relevance
San Leandro Zoning Code (§ 3.04.108.) Medium relevance
San Leandro Zoning Code (§ 3.28.120) Medium relevance
San Leandro Zoning Code (§ 5.14.116) Medium relevance

Cited sections

Official San Leandro code library

Frequently asked questions

Do I need design review in San Leandro?

If your project is listed as requiring Site Plan Review in the Zoning Code or is in a district with a design guideline requirement (for example DA or SA districts), you will need Site Plan Review. The code’s applicability rules are in § 5.12.104 and district cross‑references (e.g., § 2.08.300) .

What triggers Administrative vs. Major Site Plan Review?

The Code distinguishes Administrative, Minor and Major Site Plan Review by project type and impacts; Administrative reviews require no public notice, Minor reviews get mailed notice to adjacent owners, and Major reviews require mailed notice and a public hearing; see § 5.12.116 for the full process and notice rules .

What are the Site Plan Review standards the City uses to judge design?

Decision‑makers apply the Site Plan Review standards in § 5.12.124, including building articulation, compatible materials/colors, screening of parking and utilities, landscaping depth and content, signs/lighting consistency, and (in RS‑VP) view preservation rules .

How do downtown and East 14th corridor design guidelines affect review?

All site plan elements in the SA‑1/SA‑2/SA‑3 districts must be reviewed for consistency with the East 14th Street South Area Development Strategy, and all site plan elements in DA‑1...DA‑6 must be consistent with the Downtown TOD Strategy § 2.08.300 .

If I need fewer parking stalls, does that change noticing or review?

Yes. Applications for a reduction in required parking spaces as part of Major Site Plan Review require mailed notice to property owners within a 500‑foot radius and a public hearing under § 5.12.116(C) .

Will small single‑family additions face the same design tests as larger projects?

Single‑unit residential projects are subject to the Residential Single‑Unit Site Plan standards (articulation, massing de‑emphasis, neighborhood character, tree retention, privacy/light impacts) which are part of § 5.12.124; the RS‑VP subdistrict adds a specific view preservation standard § 5.12.124(E) .

Are there automatic extensions or lapse rules I should know about?

Yes — Site Plan approvals generally lapse after two years unless work has progressed or an extension is granted; the Code also includes automatic extensions for certain approvals (see § 5.12.132 for lapse/renewal and automatic extension rules) .

Where do I find required landscape details for design review?

Minimum site landscaping percentages and front/corner yard planter requirements for many commercial districts are in § 2.08.324; final landscape plans must be submitted with building permit applications per § 4.16.108 .

Does being in a Landmark (L) District change design review?

Yes. Establishing an L District adds a Landmark District Conservation Plan and specific performance guidelines and rules for design review; see § 3.28.120–128 for conservation plan requirements and design review rules .

Will state building rules like Title 24 affect design review?

Building code standards (the California Building Standards Code) apply to construction permits, but Site Plan Review is a zoning/planning review focused on design, layout, and compatibility; building code compliance is required but is a separate (permit) process (See § 5.12.100 and related permit cross‑references — building permit requirements referenced across chapters) .

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