San Leandro — Overlay Districts

Last reviewed: July 2, 2026

Overview

San Leandro’s zoning code establishes a set of overlay districts that are combined with base zoning to address area‑specific goals (design, conservation, temporary study, historic preservation, housing, etc.). Overlay chapters set the purpose, map designator, whether special plans or findings are required, and whether additional discretionary review (use permits, administrative review, amortization schedules, or termination dates) applies; otherwise the base district rules control. See the city’s zoning map and the applicable overlay ordinance to know what controls a parcel; the list of overlays is in § 1.08.108.

Note on related topics: When you check overlays you will inevitably need the city’s San Leandro Zoning, review the San Leandro Development Standards (setbacks, heights), confirm required San Leandro Parking, and whether your project triggers San Leandro Design Review or the San Leandro Historic Preservation rules. For accessory units remember to cross‑check the San Leandro ADUs page and the California Building Standards Code (Title 24) for building code requirements.

The code’s Title 3 (Overlay District Regulations) includes the principal overlay chapters summarized below; where an overlay does not change a rule, the base district’s regulations remain in effect (explicitly stated in many overlay chapters).

How to read these subsections

Each overlay below lists (1) the code’s stated purpose, (2) typical permitted uses or permit triggers, (3) the overlay’s relationship to base district development standards (setbacks, heights, lot coverage — i.e., whether they remain the base rules or are modified), and (4) how it is shown/where it applies on the zoning map (the map suffix). Every requirement below is grounded in the San Leandro zoning code; I cite the controlling § and the file reference.

Planned Development (PD)

• Purpose: To allow project‑level custom regulation of large or integrated developments through a Planned Development Project approval that sets site plan, design, and modified standards. § 3.04.100–§ 3.04.148.
• Typical permitted uses: Uses are those approved in the Planned Development Project approval; the PD approval may alter what uses are allowed compared to the base district. See the specific PD ordinance for a parcel. § 3.04.120 and § 3.04.136.
• Key dimensional / submission standards: The PD application requires a detailed Neighborhood/Project plan (site plan, building elevations, parking, circulation, signage, grading, utilities, planting, phasing and construction schedule) and the project’s development standards are those in the PD approval. See § 3.04.124 for the submittal list.
• Where it applies / map designator: Combined with base districts and shown by a “-PD” designator on the zoning map; PD approvals are adopted by ordinance (map amendment) per the code. § 3.04.116.

IS — Interim Study Overlay (IS)

• Purpose: A temporary overlay to allow discretionary review where major zoning changes are under study. § 3.08.100.
• Typical permitted uses / triggers: Establishment of a new or expanded use in an IS area requires a use permit; review must include the finding that the use does not fall within issues under study. § 3.08.108.
• Key dimensional standards: Development regulations are those of the base district unless the IS ordinance specifies otherwise or a use permit specifies conditions. § 3.08.112.
• Where it applies / map designator & duration: Shown with an “-IS” suffix; each IS ordinance must include an expiration/termination not more than two years after its effective date (renewals require further action). § 3.08.104 and § 3.08.116.

CV — Conservation Overlay (CV)

• Purpose: To enable neighborhood‑initiated conservation or revitalization where areas have distinctive building, streetscape, or site characteristics; implemented through a Neighborhood Conservation Plan that can alter base standards to preserve character. § 3.12.100.
• Typical permitted uses: The underlying base district uses continue unless the CV Neighborhood Conservation Plan and its related use permit specify otherwise; the CV plan can permit modifications to land‑use rules to achieve conservation goals. § 3.12.108–§ 3.12.112.
• Key dimensional / submission standards: Minimum area is three acres and at least three parcels for a CV district (§ 3.12.104); the required Neighborhood Conservation Plan must include detailed maps, site planning, building types/designs, signing, circulation, parking, and a list of modifications to the base district regulations. Building permits must conform to the approved CV plan. § 3.12.104, § 3.12.116, § 3.12.128.
• Where it applies / map designator: Shown with a “-CV” suffix and adopted by ordinance; the ordinance references the approved plan and modifications. § 3.12.124 and § 3.12.120.

S — Special Review Overlay (S)

• Purpose: Discretionary review in areas with unique needs (the code explicitly cites the Marina Automall area as an example) to manage transitions from obsolete uses to compatible new uses. § 3.16.100.
• Typical permitted uses / triggers: A Use Permit is required for establishment of any new land use/structure (except minor accessory structures), substantial expansions/alterations, approval of tentative/parcel maps, or any action the Council specifies when adopting the S overlay. § 3.16.112.
• Key dimensional standards: The S District defers to the base district’s land‑use and development regulations unless the adopting ordinance for that particular S overlay modifies them; the S ordinance governs in conflicts. § 3.16.108.
• Where it applies / map designator: Shown with an “-S” suffix and must include a reference to the adopting ordinance on the zoning map. § 3.16.104.

AU — Assembly Use Overlay (AU)

• Purpose: To allow discretionary consideration of assembly uses on certain nonresidential properties by placing them on a conditional/permit basis. § 3.20.100.
• Typical permitted uses / triggers: A use permit is required to establish any new assembly use or substantially expand/alter an existing assembly use; the Council may set additional review procedures at the time the AU overlay is adopted. § 3.20.112.
• Key dimensional standards: Development regulations remain those of the base district unless altered by the AU overlay ordinance or other overlay. § 3.20.108.
• Where it applies / map designator: Shown with an “-AU” suffix. § 3.20.104.

N — Nonconforming Use / Amortization Overlay (N)

• Purpose: To modify how nonconforming uses are terminated in areas with multiple nonconforming properties, to facilitate conversion to conforming uses. § 3.24.104.
• Typical permitted uses / triggers: The N overlay authorizes the City to require termination (amortization) of certain nonconforming uses on a district schedule that supersedes the general nonconforming rules. The Planning Commission recommends and the Council adopts the amortization schedule. § 3.24.120.
• Key dimensional standards: Development regulations are those of the base district except where the N overlay ordinance prescribes alternative termination or conversion requirements. § 3.24.108.
• Where it applies / map designator & findings required: Shown with a “-N” suffix. The Council may establish an N district only after findings that (1) three or more nonconforming uses cover ≥1/3 of parcels in the area, (2) the district will reduce blight/vacancy, and (3) it won’t injure property for conforming uses. § 3.24.112.

L — Landmark / Historic Overlay (L)

• Purpose: To implement historic preservation goals, deter demolition or inappropriate alteration, and stabilize/enhance property values via a Landmark District Conservation Plan with design criteria. § 3.28.100.
• Typical permitted uses / triggers: Uses default to the base district unless the Landmark District Conservation Plan prescribes rules or exceptions for significant structures. Design review, specific alteration lists, and performance guidelines are required as part of the plan. § 3.28.120–128.
• Key dimensional / maintenance standards: The L overlay allows exceptions for historic structures, but generally defers to the base district unless the Conservation Plan governs; property owners in L Districts must maintain structures in good repair. § 3.28.108 and § 3.28.124.
• Where it applies / map designator: Shown with an “-L” suffix; L Districts and landmark designations require public hearings and specific application materials (evidence of significance, proposed conservation plan, owner consents for non‑City initiated applications). § 3.28.104–128.

MHP — Mobile Home Park Overlay (MHP)

• Purpose: Reserve land for mobile home park construction, use, and occupancy. § 3.34.100.
• Typical permitted uses: The overlay allows only mobile home parks as defined in the code; those uses are subject to Administrative Review by the Zoning Enforcement Official. § 3.34.112.
• Key dimensional standards: Development regulations are those of the base district unless the MHP ordinance specifies otherwise; special noticing rules apply if an owner applies to remove property from the MHP overlay (30‑day notice to park residents). § 3.34.116–120.
• Where it applies / map designator: Shown by adding “MHP” to the base district on the zoning map. § 3.34.104.

H — Housing Overlay (H)

• Purpose: To allow multi‑family and mixed‑use housing as permitted uses in areas designated for housing expansion. § 3.38.100.
• Typical permitted uses: Within an H overlay, Mixed‑Use Residential and Multi‑Family Residential are expressly permitted even where the base district otherwise would not list them as permitted uses. § 3.38.108.
• Key dimensional standards: Development regulations remain those of the base district unless the H overlay ordinance modifies them. § 3.38.112.
• Where it applies / map designator: Shown by adding an “H” to the base district on the zoning map; the map includes a reference to the ordinance adopting the H overlay. § 3.38.104.

Quick reference table — decision‑relevant items (high level)

Checklist

• Verify overlay(s) that apply to the parcel on the official zoning map and note the exact overlay suffix (e.g., -S, -CV, -H) — see § 1.08.108.
• Pull the adopting ordinance for that overlay (the zoning map must reference the ordinance) and read any overlay‑specific modifications or conditions — required by the overlay map rules (e.g., § 3.16.104, § 3.12.124).
• Confirm whether the overlay requires a Use Permit or Administrative Review for your proposal (common triggers are in § 3.16.112, § 3.20.112, § 3.08.108).
• For CV or PD overlays, prepare the Neighborhood Conservation Plan or PD Project submittal package including site plans, elevations, parking/circulation, signage, landscape, and phasing schedule per § 3.12.116 and § 3.04.124.
• If in an N district, obtain the amortization schedule and deadlines adopted with the ordinance (the schedule supersedes § 4.20.124) — § 3.24.120.
• If in an IS district, check the ordinance effective/expiration date (IS overlays expire ≤2 years unless extended) — § 3.08.116.
• Check whether the overlay imposes special notice, owner‑consent, or resident‑notice requirements (e.g., MHP map removal notice requirement — § 3.34.120).

Risks & Ambiguities

Plain‑English Summary

San Leandro’s overlay districts are map‑based modifiers that sit on top of the regular zoning for a parcel. Most overlays either (1) add a required discretionary step (e.g., a use permit or plan), (2) create a special permitted‑use list for housing or mobile homes, or (3) attach a conservation/design plan that changes how the base rules apply — always check the overlay suffix on the zoning map and read the adopting ordinance to know which rule controls. See § 1.08.108 and the overlay chapters listed above.

Source References

• San Leandro Zoning Code — Title 1 (overlay list): § 1.08.108. (Downloaded from https://ecode360.com/SA5044)
• Planned Development (PD): § 3.04.116, § 3.04.124 (application/submittal items).
• IS Interim Study Overlay: § 3.08.100–§ 3.08.116 (purpose, use permit requirement, expiration).
• CV Conservation Overlay: § 3.12.100–§ 3.12.128 (purpose, area min, plan requirements, map designation).
• S Special Review Overlay: § 3.16.100–§ 3.16.124 (purpose, use permit triggers, map suffix).
• AU Assembly Use Overlay: § 3.20.100–§ 3.20.120 (assembly uses by conditional use).
• N Nonconforming Use Overlay: § 3.24.104–§ 3.24.120 (findings, amortization schedule).
• L Landmark Overlay: § 3.28.100–§ 3.28.128 (conservation plan, design review, owner initiation).
• MHP Mobile Home Park Overlay: § 3.34.100–§ 3.34.120 (uses, administrative review, removal notice).
• H Housing Overlay: § 3.38.100–§ 3.38.112 (permits mixed‑use and multi‑family uses).

Retrieved passages

• San Leandro Zoning Code (§ 1) High relevance show source text
• San Leandro Zoning Code (§ 1) High relevance show source text
• San Leandro Zoning Code (chapter shall) High relevance show source text
• San Leandro Zoning Code (§ 3.20.116) High relevance show source text
• San Leandro Zoning Code (§ 3.12.120) High relevance show source text
• San Leandro Zoning Code (Section 3.12.120) High relevance show source text
• San Leandro Zoning Code (§ 3.24.120.) High relevance show source text
• San Leandro Zoning Code (§ 3.08.104.) High relevance show source text

Cited sections

• San Leandro Zoning Code — Title 1 (overlay list): **§ 1.08.108**. (Downloaded from ) (Title 1)
• Planned Development (PD): **§ 3.04.116**, **§ 3.04.124** (application/submittal items). (§ 3.04.116)
• IS Interim Study Overlay: **§ 3.08.100–§ 3.08.116** (purpose, use permit requirement, expiration). (§ 3.08.100)
• CV Conservation Overlay: **§ 3.12.100–§ 3.12.128** (purpose, area min, plan requirements, map designation). (§ 3.12.100)
• S Special Review Overlay: **§ 3.16.100–§ 3.16.124** (purpose, use permit triggers, map suffix). (§ 3.16.100)
• AU Assembly Use Overlay: **§ 3.20.100–§ 3.20.120** (assembly uses by conditional use). (§ 3.20.100)
• N Nonconforming Use Overlay: **§ 3.24.104–§ 3.24.120** (findings, amortization schedule). (§ 3.24.104)
• L Landmark Overlay: **§ 3.28.100–§ 3.28.128** (conservation plan, design review, owner initiation). (§ 3.28.100)
• MHP Mobile Home Park Overlay: **§ 3.34.100–§ 3.34.120** (uses, administrative review, removal notice). (§ 3.34.100)
• H Housing Overlay: **§ 3.38.100–§ 3.38.112** (permits mixed‑use and multi‑family uses). (§ 3.38.100)
• SanLeandro_ZoningCode.md

• Official San Leandro code library