Local zoning · San Leandro

San Leandro — Land Use

Q: What can I build on an R‑1 (RS) lot in San Leandro?

In San Leandro the RS district authorizes Single‑Family Residential as a permitted use; accessory uses and limited public park/recreation uses are permitted as well. See § 2.04.212 for the RS permitted/conditional lists and § 2.04.304 for applicable density limits; accessory structure rules and ADU rules are in § 2.04.348 and § 2.04.388 respectively .

Q: Can I put an accessory dwelling unit (ADU) on my San Leandro property?

ADUs are regulated locally in the Zoning Code (see § 2.04.388 for ADU rules and accessory‑structure exceptions) and must also comply with state ADU law. Review the city's ADU page and the local ADU section in Title 2; verify setbacks, lot coverage, and whether the parcel’s base district or an overlay imposes additional constraints. See § 2.04.388 and the city ADU guidance (and consult California ADU law) .

Q: Are industrial uses allowed next to neighborhoods?

Industrial districts (e.g., IG , IL , IP ) list permitted and conditional uses in § 2.12.200 and related sections; some industrial activities may be limited or become conditional if within 1,000 feet of an R district or a school/park (this distance condition appears for some services, e.g., ambulance services) — check the specific industrial use language and any overlays (such as the “S” overlay) that alter permit requirements for parcels near residential zones ( § 2.12.200 ) .

Land Use under the San Leandro local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

This page explains what the San Leandro Zoning Code allows (permitted uses), what requires discretionary approval (conditional use permits or administrative review), and where those rules live in the local ordinance. It is strictly drawn from the City of San Leandro Zoning Code (the "Zoning Code") and points you to the controlling § citations so you can verify specifics. For code-wide topics like parking, site design, and development standards see the city's pages on San Leandro Zoning and San Leandro Development Standards. If your project touches parking counts, consult the San Leandro Parking rules as well.

Notes on sources and method: everything below is a synthesis and plain‑English interpretation of the San Leandro Zoning Code; raw ordinance text is cited with the controlling § and file citation for the relevant excerpt.

District-by-district land-use summary (purpose, typical permitted uses, key dimensional/development controls, where it applies)

For overlay rules that modify base rules see the H Housing, AU Assembly, MHP Mobile Home Park, Conservation (CV), and other overlays described in Title 3; overlay rules generally adopt the base district rules unless stated otherwise (see § 3.38.108, § 3.20.108, § 3.34.112, § 3.12.120) . For overlay summaries and mapping, consult the city’s San Leandro Overlay Districts.

RS — Residential Single‑Family District

Purpose: Provide for single‑family homes and preserve neighborhood character; includes RS subdistricts (e.g., RS-40, RS-VP) with specific front-yard or view-preservation rules (§ 2.04.100) .
Typical permitted uses: Single‑Family Residential, accessory uses, limited public park/recreational uses and utilities, minor (permitted) — see § 2.04.212 .
Key development standards: density limited to 1 dwelling unit per parcel in RS (see table in § 2.04.304) and accessory structure rules (size, height, setbacks) in § 2.04.348 .
Where applied: most low‑density single‑family neighborhoods; check the zoning map to confirm.

RD — Residential Duplex District

Purpose: Allow single‑family and two‑family (duplex) development at modest densities (§ 2.04.100) .
Typical permitted uses: Single‑Family Residential, Two‑Family Residential, accessory uses, limited public uses — see § 2.04.200 .
Key development standards: minimum lot area for RD and setbacks in Chapter 2.04 property development regulations; site plan review is triggered for RD projects (§ 2.04.300; § 2.04.404) .

RM (RM‑3000, RM‑2500, RM‑2000, RM‑1800, RM‑875) — Residential Multi‑Family Districts

Purpose: Allow multi‑family residential at graduated densities (RM‑3000 through RM‑875 indicate different density bands) (§ 2.04.100; density table § 2.04.304) .
Typical permitted uses: Multi‑Family Residential, Two‑Family, accessory uses and limited public park uses (see § 2.04.204) .
Key standards: maximum dwelling units per acre vary by RM subdistrict (see § 2.04.304); accessory structure coverage and ADU rules are in § 2.04.348 and § 2.04.388 respectively .
Process notes: Site plan review applies to RD and RM projects (see § 2.04.404) .

RO — Residential Outer District

Purpose: Allow single‑ and two‑family dwellings on larger lots and limited horticulture/animal husbandry consistent with residential character (§ 2.04.100) .
Typical permitted uses: Single‑Family Residential, limited horticulture, small‑scale animal husbandry, accessory uses (§ 2.04.208) .
Key standards: the RO district contains special additional setback and lot coverage rules for lots wider than 60 ft (§ 2.04.376) and accessory structure limits in § 2.04.380 .

CC — Community Commercial

Purpose: Serve as locations for citywide commercial centers (broad retail, hotels, entertainment) (§ 2.08.100) .
Typical permitted uses: wide list including department stores, supermarkets, restaurants, hotels, retail, financial institutions, vehicle services, two‑family residential (some as conditional) — see § 2.08.200 and § 2.08.200 (list) .
Key standards: lot coverage, FAR and parking rules in Title 2 (see § 2.08.316 and § 2.08.320 for lot coverage and FAR; parking matrix in Title 4) .
Administrative reviews/uses: some uses require Administrative Review or CUP (see the “Uses Requiring Administrative Review” lists in § 2.08.200) .

CN — Community Neighborhood

Purpose: Smaller‑scale retail and services serving nearby residential areas; upper‑floor residential often allowed (§ 2.08.100) .
Typical permitted uses: neighborhood markets, retail services, limited offices and residential above ground floor (see district lists under Title 2) .
Key standards: floor area, street‑facing uses, and restrictions to protect adjacent residential neighborhoods (see § 2.08.248 in the code excerpts) .

CR — Commercial Recreation (waterfront/marina‑adjacent)

Purpose: Recreation‑oriented commercial development compatible with marina/waterfront uses (§ 2.08.100) .
Typical permitted uses: restaurants, small theaters, cafés, retail, marine services, parks; many entertainment/hotel/marina uses allowed with CUP (§ 2.08.208) .
Key standards: entertainment events and larger food service operations may trigger additional restrictions and permitting requirements such as CUP (see § 2.08.208) .

CS — Commercial Services

Purpose: Lots for commercial services and light‑intensity trade (building materials, contractors’ yards, vehicle services) with offices excluded unless accessory (§ 2.08.100; § 2.08.216) .

DA — Downtown Area Districts (DA‑1, DA‑2, DA‑3, DA‑4, DA‑6)

Purpose: Downtown/TOD strategy: DA‑1 (core retail — ground floor retail required on specific frontages), DA‑2 and DA‑3 (peripheral/mixed‑use with buffering to residential), DA‑4 (transit proximate, residential required), DA‑6 (office cluster near BART) (§ 2.08.100 and DA subsections) .
Typical permitted uses: mixed‑use residential, retail, offices, restaurants, arts/assembly uses depending on subdistrict — consult each DA subsection (§ 2.08.228, § 2.08.232, § 2.08.236 etc.) .
Key standards: ground‑floor retail rules and FAR/density limits appear in the DA sections and in § 2.08.320 for FAR guidance .

NA‑1 and NA‑2 — North Area

Purpose: Promote pedestrian‑oriented, mixed‑use neighborhood retail and housing; carry out North Area Specific Plan priorities (§ 2.08.244, § 2.08.248) .
Typical permitted uses: neighborhood retail, cafés, offices, mixed‑use residential and multi‑family (subject to CUP for some uses); administrative review for things like parking lots and mobile food vending (§ 2.08.244, § 2.08.248) .

SA‑1, SA‑2, SA‑3 — South Area

Purpose: Implement East 14th Street South Area plan with emphasis on infill, mixed‑use and reduced parking in specified nodes (§ 2.08.100) .
Typical permitted uses and standards are tailored by subdistrict — see § 2.08.100 and SA subsections for allowed uses and parking modifications .

P — Professional Office

Purpose: Offices and compatible mixed use, with design/landscaping standards to prevent impacts on adjacent uses (§ 2.08.100) .
Typical permitted uses: business and professional offices, limited retail above ground floor, multi‑family residential in some cases (see district table).

IG, IL, IP, IT — Industrial Districts (General, Limited, Industrial Park, Industrial Transition)

Purpose: Provide for a range of industrial and related commercial uses; IG is broadest for general industrial, IL and IP are more limited/park oriented, IT is a transition zone to non‑industrial uses (§ 2.12.200, § 2.12.208, § 2.12.212) .
Typical permitted uses: manufacturing, warehouses, industry (custom, general, limited), offices, marine services, pre‑existing residential uses; many industrial uses may be conditionally permitted or administrative depending on scale (see each industrial district section) .
Special note: the “S” overlay can change how permits are applied in industrial areas (see § 2.12.200 and § 3.12. overlay rules) .

OS — Open Space

Purpose: Protect natural habitat, managed open space and compatible public utilities; development regulations are use‑specific and base district development regs may apply with use permit (§ 2.16.200, § 2.16.300) .
Typical permitted uses: Managed Open Space, minor utilities, accessory facilities; major utilities and other uses require CUP (§ 2.16.200) .

PS — Public and Semipublic

Purpose and uses: public institutions, government buildings, schools, major utilities; allowed uses and reviews are in the PS chapter (see Title 2 PS sections) (code cross‑references in Title 2) .

B‑TOD — Bay Fair Transit‑Oriented Development

Purpose: Mixed‑use, transit‑oriented development around BART with reduced parking and multi‑family emphasis (§ 2.10.200) .
Typical permitted uses: broad list including multi‑family residential, mixed‑use residential, retail, cafés, restaurants, hotels, offices; some entertainment/assembly uses require CUP (§ 2.10.200) .

Overlays (selected)

H Housing Overlay: permits Mixed‑Use Residential and Multi‑Family Residential as permitted uses within the overlay in addition to the base district rules (§ 3.38.108) .
AU Assembly Use Overlay: allows discretionary review of assembly uses on non‑residentially zoned properties and usually requires a use permit for new or expanded assembly uses (§ 3.20.112) .
MHP Mobile Home Park Overlay: specifically regulates mobile home park uses and sets that development regs default to the base district except as modified (§ 3.34.112, § 3.34.116) .
Conservation (CV) Overlay: neighborhood conservation overlay adoption procedures and effect on base district rules (§ 3.12.120, § 3.12.124) .

Decision‑relevant quick reference table (selected districts and sample uses/standards)

District	Typical permitted use(s)	Important numeric/decision standards	Code Reference
RS	Single‑family residential, accessory	Max 1 dwelling unit/parcel; accessory structure limits; RS subdistricts (RS‑40, RS‑VP)	§ 2.04.212, § 2.04.304, § 2.04.348
RD	Single & two‑family	Lot area minima; site plan review applies	§ 2.04.200, § 2.04.308, § 2.04.404
RM‑*	Multi‑family	Density bands (RM‑3000 … RM‑875) — see FAR/density table	§ 2.04.204, § 2.04.304
CC	Large retail, hotels, theaters, two‑family allowed	FAR max 1.0 (districts vary); lot coverage & parking rules apply	§ 2.08.200, § 2.08.320, § 2.08.316
IG	Industrial, manufacturing, research & development	Industrial use lists; some uses conditional near R districts	§ 2.12.200
B‑TOD	Transit‑oriented mixed use (retail + multi‑family)	Reduced parking options; broad permitted use list	§ 2.10.200

Checklist (what an applicant must satisfy — short actionable items)

Identify base zoning district and any overlay(s) on the parcel (verify via the zoning map and San Leandro Overlay Districts). See § 3.12.124 for CV overlay mapping rules .
Confirm the proposed activity is listed as Permitted, Conditionally Permitted (CUP), or Administrative Review (AR) for that district in the Zoning Code (example: RS permitted uses § 2.04.212; IG uses § 2.12.200) .
If the use requires a Conditional Use Permit (CUP) or Administrative Review, prepare application materials per Chapter 5.08 (use permits) and the related district sub‑section that lists application requirements; note public notice rules (§ 5.08.116) .
Check applicable dimensional controls — setbacks, lot coverage, FAR and density tables, accessory building rules and ADU rules (see § 2.04.300 through § 2.04.396, § 2.08.316, § 2.08.320, and § 2.04.388). Consult the city's San Leandro Development Standards page for design thresholds and the San Leandro ADUs page for accessory unit rules .
Prepare parking and loading calculations per the parking matrix (Title 4 Off‑Street Parking & Loading); consult San Leandro Parking and § 4.08.108 for required spaces by use .
If the project is in a district with design review triggers or the property is historic, confirm requirements under San Leandro Design Review and San Leandro Historic Preservation (design review guidance and triggers are in the Zoning Code Title 5 and various district chapters) .
Prepare landscaping, screening, and signage plans consistent with Title 4 (see San Leandro Landscaping and Screening and San Leandro Signage) and cite relevant sections in the Zoning Code (see Title 4 Regs) .
Verify nonconforming use rules if the site has pre‑existing uses (see San Leandro Nonconforming Uses) and Chapter 4.20 of the code for amortization/limitations .

Risks & Ambiguities

Issue	Why it matters	What to verify
Use not explicitly listed for district	The Zoning Enforcement Official may deny or require a CUP if the use is not listed; there is no automatic right to proceed	Check Uses Not Listed procedure § 5.04.112 and verify with the City; confirm whether the use can be classified under an existing use type
Overlay modifies base rules (H, AU, S, CV, MHP)	Overlays can add permitted uses (e.g., H allows multi‑family), or require CUPs for otherwise permitted uses	Confirm all overlays applying to the parcel and read the overlay adoption ordinance; see § 3.38.108, § 3.20.112 and overlay adoption procedures § 3.12.120
Setbacks and lot coverage vary by subdistrict (e.g., RO, RS‑VP, DA requirements)	Project design may be non‑compliant if using wrong standard	Verify the exact applicable subdistrict and use tables in Chapter 2; check § 2.04.376 (RO additional setbacks) and § 2.04.348 (accessory)
Parking reductions & TOD exceptions	Downtown/SA/B‑TOD districts may allow reduced parking; miscounting parking stalls causes corrections or delays	Confirm parking rules in Title 4 and district‑specific reductions (see § 4.08.108 and DA/B‑TOD sections) and coordinate with planning staff; see San Leandro Parking
Pre‑existing industrial/residential uses	Some pre‑existing uses are allowed to remain but are subject to nonconforming rules or limits on expansion	Check the “Pre‑Existing Residential Uses” language and nonconforming chapter (e.g., § 2.12.200 mentions pre‑existing residential in industrial districts) and Chapter 4.20
ADU applicability and exceptions	ADU rules in the Zoning Code must align with state ADU law; local code includes ADU-specific standards	Refer to § 2.04.388 for ADU rules and consult the city's San Leandro ADUs and California ADU law pages for statewide requirements . Verify with the jurisdiction for parcel-specific constraints.

Plain‑English Summary

San Leandro's Zoning Code assigns a zoning district to every property (RS, RD, RM, CC, IG, etc.). Each district has an explicit list of uses that are permitted, allowed by conditional use permit (CUP), or allowed subject to administrative review; the specific lists and the rules that change them (lots, setbacks, FAR, overlays) are in Title 2 (Base District Regulations) and Title 3 (Overlays) of the Zoning Code — look up the district's § to see whether your proposed use is permitted, needs a CUP, or is prohibited (examples: RS permitted uses § 2.04.212, IG industrial uses § 2.12.200) .

Source References

San Leandro Zoning Code (download / ordinance pages): https://ecode360.com/SA5044 — includes the full base district and overlay rules cited below; verify any parcel‑specific interpretation with the City. Key local sections used above:
- § 1.04.108 (Purpose; structure of code)
- § 2.04.100 – § 2.04.416 (Residential districts — RS, RD, RM, RO; density, accessory structures, ADUs)
- § 2.08.100 – § 2.08.248 (Commercial & Downtown/Area districts — CC, CN, CR, CS, DA, NA, SA)
- § 2.10.200 (B‑TOD District uses)
- § 2.12.200 – § 2.12.224 (Industrial district uses — IG, IL, IP, IT)
- § 2.16.200 (OS Open Space uses)
- § 2.08.316 (Lot Coverage) and § 2.08.320 (FAR table)
- § 4.08.108 (Off‑street parking and loading table, Title 4)
- § 3.38.108 (H Housing Overlay permitted uses)
- § 3.20.112 (AU Assembly Use Overlay — CUP requirement for assemblies)
- § 3.34.112 & § 3.34.116 (MHP Overlay use/development rules)
- § 3.12.120 – § 3.12.128 (Conservation Overlay adoption and effect)
- § 5.08.108, § 5.08.112, § 5.08.116 (Use permits initiation, processing, notices)
City program pages referenced for practical steps:

Sources

Retrieved passages

San Leandro Zoning Code (§ 2.12.100) High relevance
San Leandro Zoning Code (Section 6409) High relevance
San Leandro Zoning Code (Section 2.08.272) High relevance
San Leandro Zoning Code (Section 2.08.272) High relevance
San Leandro Zoning Code (Section 4.04.376) High relevance
San Leandro Zoning Code (Chapter 5.04) High relevance
San Leandro Zoning Code (Section 3.12.120) High relevance
San Leandro Zoning Code (§ 1.04.108) Medium relevance
San Leandro Zoning Code (§ 2.04.204) High relevance
San Leandro Zoning Code (§ 2.04.212) High relevance
San Leandro Zoning Code (Chapter 5.04) High relevance
San Leandro Zoning Code (§ 2.04.100) High relevance
San Leandro Zoning Code (§ 2.08.100) High relevance
San Leandro Zoning Code (§ 3) High relevance
San Leandro Zoning Code (Section 4.04.376) Medium relevance
San Leandro Zoning Code (§ 2.04.200) Medium relevance

Cited sections

Official San Leandro code library

Frequently asked questions

What can I build on an R‑1 (RS) lot in San Leandro?

In San Leandro the RS district authorizes Single‑Family Residential as a permitted use; accessory uses and limited public park/recreation uses are permitted as well. See § 2.04.212 for the RS permitted/conditional lists and § 2.04.304 for applicable density limits; accessory structure rules and ADU rules are in § 2.04.348 and § 2.04.388 respectively .

Do I need a Conditional Use Permit (CUP) to open a restaurant in Downtown (DA‑1)?

A restaurant may be a permitted use in many DA districts, but certain restaurants (entertainment events, large‑scale fast food, or uses that exceed district thresholds) can require a CUP or administrative review depending on the DA subdistrict and the nature of the operation. Check the specific DA‑1/DA‑2/DA‑4 use lists in the DA subsections and the entertainment/fast food rules; see the DA rules in § 2.08.228–§ 2.08.240 and the CUP procedure in Chapter 5.08 .

What are San Leandro’s setback and lot coverage limits?

Setbacks and lot coverage are set in the residential property development sections and in the district development tables — for example accessory‑structure setbacks for RS/RD/RM are in § 2.04.348; additional RO district setbacks for lots exceeding 60 feet are in § 2.04.376; lot coverage tables and exceptions are in § 2.08.316. Always confirm the district sub‑section for parcel‑specific numbers .

Can I put an accessory dwelling unit (ADU) on my San Leandro property?

ADUs are regulated locally in the Zoning Code (see § 2.04.388 for ADU rules and accessory‑structure exceptions) and must also comply with state ADU law. Review the city's ADU page and the local ADU section in Title 2; verify setbacks, lot coverage, and whether the parcel’s base district or an overlay imposes additional constraints. See § 2.04.388 and the city ADU guidance (and consult California ADU law) .

Are industrial uses allowed next to neighborhoods?

Industrial districts (e.g., IG, IL, IP) list permitted and conditional uses in § 2.12.200 and related sections; some industrial activities may be limited or become conditional if within 1,000 feet of an R district or a school/park (this distance condition appears for some services, e.g., ambulance services) — check the specific industrial use language and any overlays (such as the “S” overlay) that alter permit requirements for parcels near residential zones (§ 2.12.200) .

Does the Zoning Code have parking requirements by use?

Yes — off‑street parking and loading ratios by use are in Title 4 (see § 4.08.108 and the parking matrix); downtown and TOD districts may allow reduced parking or shared parking approaches. Consult the San Leandro Parking rules and § 4.08.108 for the exact number of stalls required per use .

Will overlays let me do more (or fewer) things on a property?

Overlays can either expand permitted uses (for example H allows multi‑family where the base district did not) or add discretionary review requirements (e.g., AU for assembly uses). Always read the overlay adoption language — overlays are added to the base district designation on the zoning map (e.g., “‑H”, “‑AU”, “‑MHP”) and their authorizing § explains how they modify base rules (§ 3.38.108, § 3.20.112, § 3.34.112) .

How does the city treat a use that already exists but is no longer listed as permitted?

Pre‑existing or legally established uses may be governed by the nonconforming uses chapter; some pre‑existing residential uses in industrial districts are expressly allowed to remain (see references like “Pre‑Existing Residential Uses” in § 2.12.200). Nonconforming rules and amortization appear in Chapter 4.20; verify the status with planning staff before assuming continuation or expansion rights .

Do I need design review for a commercial renovation?

Design review triggers and processes are described in Title 5, site plan review sections, and district development standards; many DA, B‑TOD, and some commercial projects require design/site plan review. See San Leandro Design Review and site plan rules (e.g., § 2.04.404) for thresholds and application steps .

Ask about any San Leandro property

Get a cited, plain-English answer on San Leandro zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial