Local zoning · San Leandro

San Leandro — Zoning

Q: Is my parcel in an overlay district and why does that matter?

Overlay districts (for example -S , -L , H , -CV , -N ) are shown on the zoning map by a suffix and can change permitted uses or add discretionary review; check the zoning map and the adopting ordinance for that overlay—see § 3.16.104 , § 3.28.104 , and § 3.38.104 for examples of how overlays are mapped and applied (§ 3.*) .

Q: Can a historic landmark overlay change the base zoning rules?

Yes — a Landmark Overlay (-L) may be combined with any base district; the base district rules apply unless the Landmark District Conservation Plan specifies otherwise—see § 3.28.108 and the requirement that the overlay be shown on the map (§ 3.28.104) .

Zoning 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's Zoning Code (the "Zoning Code of the City of San Leandro") establishes base districts, overlay districts, and citywide rules that control permitted uses, setbacks, heights, lot sizes, and discretionary review. The Code requires that the official zoning map and the text be read together to determine what applies to a parcel; the zoning map and district list are public records held by the City Clerk and the Zoning Enforcement Official (§ 1.04.104, § 1.08.104) . For a quick menu of related topics, the city organizes separate pages on San Leandro zoning & planning overview, development standards, parking, design review, and overlays like the H Housing Overlay and others.

Ground rules: the Code separates (1) base district land-use regulations and development standards in Title 2, (2) overlay district rules in Title 3, and (3) citywide rules (parking, signs, nonconforming uses, daylight planes) in Titles 4–6 (§ 1.08.100) .

District-by-district breakdown

Below are the most decision-relevant San Leandro districts (base districts and common overlays). Each subsection states the Code purpose, typical permitted uses, key dimensional standards, and where that district is applied according to the ordinance. Numeric standards are taken from the Code tables referenced below—always verify against the official zoning map and parcel record.

Note: when a district text refers to design or site rules elsewhere (for example, site landscaping or signage) those cross-references are noted; consult the referenced chapter for project-level requirements.

Residential districts (RS, RD, RM, RO, RS-40, RS-VP)

Purpose: provide for single-family, duplex, and multi‑family residential development with district‑specific density, setbacks, and lot rules (§ 2.04.100) .
Typical permitted uses: single-family dwellings, duplexes (in RD), multi‑family per density designation, accessory dwelling units (ADUs) governed by § 2.04.388 (ADU standards and ministerial approval timelines) .
Key dimensional standards:
- Minimum lot area: RS — 5,000 sq ft (corner lots 6,000 sq ft) (§ 2.04.304) .
- Minimum yards / setbacks: Front 20 ft, Side 5 ft, Rear 15 ft generally for RS; RD and RM have slightly different front/side/average rules — see § 2.04.316 for the table and adjustment rules (§ 2.04.340) .
- Maximum height: typically 30 ft in RS and RD; RM varies by subdistrict (up to 50 ft in higher-density RM subdistricts) (§ 2.04.320) .
- Accessory structures: coverage and maximum accessory sizes are limited and counted toward total lot coverage; see § 2.04.348 (§ 2.04.348) .
Where it applies: all residential parcels are mapped under the R district family on the zoning map; density designators show permitted multi‑family ranges (§ 1.08.108) .

Practical note: ADUs are allowed in R districts subject to the local ADU standards and state ADU law—see the Code and the city's ADU guidance; ADU-specific parking rules are listed in § 2.04.388 (and the Code waives parking for ADUs in many cases) (§ 2.04.388) .

Commercial & Transit‑oriented districts (CC, CN, CR, CS, DA‑1/2/3/4/6, NA‑1/2, SA‑1/2/3, P, B‑TOD)

Purpose: support local retail, services, offices, and higher-intensity mixed-use or TOD redevelopment in the downtown and activity corridors (§ 2.08.300) .
Typical permitted uses: retail, restaurants, professional offices, mixed-use residential where indicated (DA and NA districts include TOD/design guidelines); some uses are conditional or require use permits (see district use tables in Title 2) (§ 2.08.300) .
Key dimensional standards:
- Minimum lot area examples: CN/P — 5,000 sq ft; CC/CR/CS — 10,000 sq ft (see § 2.08.304) .
- Setbacks / yards: commercial front setbacks commonly 10 ft (CC, CN) or 20 ft for CR; special DA/SA rules set variable minimums tied to pedestrian zone goals and design guidelines (e.g., DA ground-floor residential setback 10–15 ft; East 14th minimum 7 ft to produce a 15‑ft pedestrian zone) (§ 2.08.308, § 2.08.312) .
- Heights: DA and SA districts have tailored height maximums (DA up to 75 ft in certain DA-6 locations; SA ranges up to 65 ft for residential) (§ 2.08.312) .
Where it applies: mapped downtown (DA), North Area (NA), East 14th South Area (SA), and along commercial corridors — cross‑reference the zoning map to parcel-level designation (§ 1.04.104) .
Design guidelines: many DA/SA/NA developments must meet downtown, North Area, or East 14th design standards referenced in the district text; major DA/B‑TOD projects may require Development Plan approval (§ 5.14.104) .

Link: if your proposal involves design or facade work expect design review under the city's design review processes and the Downtown or East 14th design guidelines (see § 2.08.300 and § 5.14.104) .

Industrial districts (IG, IL, IP, IT)

Purpose: allow a range from heavy/general industrial to transition and office-industrial uses while protecting adjacent uses (§ 2.12.100–§ 2.12.300) .
Typical permitted uses: manufacturing, warehousing, research & development, distribution; some adult‑oriented businesses limited to IG/IL/IP/IT subject to licensing and zoning approval (§ 4.04.368) .
Key dimensional standards:
- Minimum lot area / width: IG/IL/IT — 5,000 sq ft / 50 ft; IP — 7,500 sq ft / 50 ft (§ 2.12.304) .
- Setbacks: front yards typically 10 ft for IG/IL/IT; IP — 20 ft (§ 2.12.308) .
- Height & lot coverage/FAR: industrial chapters set maximums and additional rules where parcels abut residential (see § 2.12.312 and § 2.12.316) .
Where it applies: mapped to industrial lands in the city—consult the zoning map for parcel-specific designation (§ 1.04.104) .

Open Space and Public/Semipublic (OS, PS)

Purpose and uses: parks, recreation, utilities, public facilities; development subject to conservation and public-space standards in Chapter 2.16 (OS) and 2.20 (PS) (§ 2.16, § 2.20) .
Key rules: these chapters define permitted public uses, and any private development in OS/PS requires plan amendments and specific approvals (see the chapter headers in Title 2) .

Bay Fair Transit‑Oriented Development (B‑TOD)

Purpose: a TOD district with its own development regime, especially for larger sites; Development Plan approval is required for sites of five or more acres in B‑TOD (§ 5.14.104) .
Standards: B‑TOD has separate property development rules in Chapter 2.10 (B‑TOD) including parking, site design, and height/density matrices; see Chapter 2.10 for details (§ 2.10.*) .

Planned Development (PD) and Special Districts

Purpose and applicability: the City may rezone parcels to a Planned Development or apply site-specific overlays to allow a tailored mix of uses and modified development standards—see the Planned Development procedures and map designation rules in Chapter 3.04 (§ 3.04.116 and related) .
Practical effect: PD rezones change both the map and the numeric development rules for the parcel. Building permits must conform to the PD ordinance and approved plans (§ 3.12.128) .

Common overlay districts (illustrative)

-S Special Review Overlay: discretionary review around the Marina Automall and other special areas; map shown by "-S" (§ 3.16.100–§ 3.16.104) .
-L Landmark Overlay: protects historic resources; map uses "-L"; applicable rules are the base district unless the Landmark District Conservation Plan differs (§ 3.28.100–§ 3.28.108) .
-N Nonconforming Use Overlay: used to accelerate conversion of nonconforming uses; shown by "-N"; adoption requires findings (§ 3.24.104–§ 3.24.116) .
-CV Conservation Overlay, H Housing Overlay, MHP Mobile Home Park Overlay: each overlay is shown on the zoning map by suffixes ("-CV", "H", "MHP") and changes allowable uses or standards where adopted (§ 3.12.124, § 3.38.104, § 3.34.112) .

Link: the city's overlay program and map conventions are summarized in the San Leandro Overlay Districts page; confirm overlay suffixes on the official zoning map (§ 3.*) .

At-a-glance TABLE — selected standards and reference

District (example)	Typical permitted uses	Key standards (selected)	Code reference
RS (Residential Single‑Family)	Single‑family homes, ADUs	Min lot area 5,000 sq ft, Front 20 ft / Side 5 ft / Rear 15 ft, Max height 30 ft	§ 2.04.304, § 2.04.316, § 2.04.320
RD (Residential Duplex)	Two‑family dwellings	Min lot width 50 ft; front 20 ft; rear 15 ft; height 30 ft	§ 2.04.312, § 2.04.316, § 2.04.320
CC (Commercial Community)	Retail, restaurants, services	Min lot area 10,000 sq ft; front setback 10 ft; daylight plane to R districts; heights variable	§ 2.08.304, § 2.08.308, § 2.08.312
DA‑1 (Downtown Area-1)	Mixed-use, transit-supportive	Ground-floor residential setbacks 10–15 ft; minimum pedestrian setbacks along East 14th	§ 2.08.308, § 2.08.312
IG (Industrial General)	Manufacturing, warehousing	Min lot area 5,000 sq ft; front setback 10 ft; IP requires 7,500 sq ft	§ 2.12.304, § 2.12.308

Checklist (what an applicant must satisfy)

Identify the parcel's exact zoning designation on the official zoning map and note any overlay suffixes (e.g., -S, -L, H) (§ 1.04.104, § 1.08.108) .
Confirm the use is a permitted, conditionally permitted, or prohibited use under the applicable base district (see the district use regulations in Title 2) (§ 2.04., § 2.08., § 2.12.*) .
Verify dimensional standards (minimum lot area/width, setbacks, height, lot coverage, FAR) from the applicable district tables (e.g., § 2.04.304, § 2.04.316, § 2.04.320, § 2.08.304, § 2.12.304) .
Check overlay district rules (if the parcel has an overlay) and plan or ordinance establishing that overlay for modifications to base standards (§ 3.*) .
Determine if the proposal is ministerial or requires a discretionary use permit, variance, or Planned Development; prepare for public hearing noticing if discretionary (§ 5.08.112, § 5.08.116) .
Confirm parking obligations and possible reductions (see the city's parking rules and Chapter 4.08) and whether shared or off‑site parking is acceptable (§ 4.08.*) .
Establish whether design review or development plan approval is required (DA/TOD/large projects) — check design review and § 5.14.104 for B‑TOD (§ 5.14.104) .
Verify ADU rules if adding an accessory unit (see ADU chapter § 2.04.388 and the city's ADUs guidance) .
Confirm CEQA applicability for discretionary approvals; prepare environmental review as required (§ 5.04.124) .
Prepare required site drawings to show compliance with daylight plane, landscaping/screening, signs, and refuse requirements (see development standards and chapters in Title 4) .
Obtain any required building permits that must also comply with the California Building Standards Code (Title 24) — the Zoning Code does not substitute for Building Code compliance (verify with jurisdiction). Not found in retrieved materials: the local building-permit checklist; confirm with the City's Building Division.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay modifiers on a parcel	Overlays (e.g., -S, -L, H, -CV, -N) can change uses and standards or add discretionary review (§ 3.*)	Check the exact overlay ordinance and map reference listed in the zoning map record; verify ordinance number and any Conservation/Conservation Plan where applicable (§ 3.12.124)
Parcel-specific exceptions or PD conditions	Planned Developments and prior approvals can supersede base standards; site may have conditions of approval on record (§ 3.04.*)	Pull the parcel's case history, PD ordinance, and recorded conditions; verify with the Zoning Enforcement Official.
Daylight plane and abutting R districts	Commercial/DA/SA projects near R districts must meet daylight plane rules that can materially reduce developable envelope (§ 2.08.308)	Run a daylight-plane compliance sketch early and confirm measurement points with the Zoning Enforcement Official.
Nonconforming uses/structures	Nonconforming uses may be amortized or subject to termination schedules under N Overlay or general nonconforming rules (§ 3.24.*, § 4.20.124)	Determine when use became nonconforming, past notices, amortization schedules, and whether an exception exists.
Parking requirements vs. shared/remote parking	Parking sometimes reduces with TOD or ADUs; industrial/commercial projects may need studies (§ 4.08.*)	Confirm required parking counts, shared parking allowances, and any City-approved reductions.
ADU exceptions vs. discretionary project	ADU ministerial approval may be blocked if submitted with a larger discretionary application (ADU issuance will wait until discretionary approvals are final) (§ 2.04.388)	If filing ADU with a conditional use permit or PD, verify sequencing with the Zoning Enforcement Official.

Plain-English Summary

San Leandro's Zoning Code divides the city into named districts (for example RS, RD, RM, CC, DA‑1, IG) and overlays (for example -S, -L, H) that define what you can build and where — the zoning map plus the district text control permitted uses, setbacks, heights, lot sizes, and whether your project needs a public hearing or is ministerial (§ 1.04.104, § 1.08.108) . Always check the parcel’s zoning designation and any overlays first, then confirm numerical rules in the district tables (setbacks, lot size, height), and expect additional rules for parking, signs, and landscaping in Title 4 and for discretionary projects under Title 5 (§ 2.04., § 2.08., § 2.12., § 4., § 5.*) .

Source References

Zoning Code components, purposes and district-list (Base and Overlay designators): § 1.04.104, § 1.08.108 . Download source: https://ecode360.com/SA5044
Residential districts: purposes, lot size, setbacks, height, ADU rules — § 2.04.100, § 2.04.304, § 2.04.312, § 2.04.316, § 2.04.320, § 2.04.388 . Source: https://ecode360.com/SA5044
Commercial (CC/CN/CR/DA/NA/SA/P) development rules and setbacks/height: § 2.08.300, § 2.08.304, § 2.08.308, § 2.08.312 . Source: https://ecode360.com/SA5044
Industrial districts (IG/IL/IP/IT): § 2.12.300, § 2.12.304, § 2.12.308, § 2.12.312 . Source: https://ecode360.com/SA5044
Overlay districts and map designators (Special Review, Conservation, Landmark, Housing, N Overlay): § 3.16.100, § 3.12.124, § 3.28.100, § 3.38.104, § 3.24.104 . Source: https://ecode360.com/SA5044
Administration, permits, CEQA applicability, site plan and development plan procedures: § 5.04.124, § 5.08.112, § 5.08.116, § 5.14.104 . Source: https://ecode360.com/SA5044

Information Gaps

The uploaded materials are the city Zoning Code as published on eCode360; the official, current zoning map file (graphic GIS parcel layer) and any recent map amendments are not attached here. Verify the parcel's official map designation with the City Clerk/Zoning Enforcement Official (zoning map references are required to be kept on file with the City) (§ 1.04.104) .
Project‑level application checklists, fee schedules, and specific recent policy memos are not present in the retrieved files. Verify current application fees, submittal checklists, and staff contact procedures with the Community Development Department. Not found in retrieved materials.

Sources

Retrieved passages

San Leandro Zoning Code (§ 3.12.120) High relevance
San Leandro Zoning Code (Chapter 5.16) High relevance
San Leandro Zoning Code (§ 3) High relevance
San Leandro Zoning Code (§ 3.20.116) High relevance
San Leandro Zoning Code (§ 1.04.104.) High relevance
San Leandro Zoning Code (Section 4.04.364) High relevance
San Leandro Zoning Code (§ 3.28.120) High relevance
San Leandro Zoning Code (§ 1) High relevance
San Leandro Zoning Code (Article 2) High relevance
San Leandro Zoning Code (§ 1) High relevance
San Leandro Zoning Code (CHAPTER 1.08) High relevance
San Leandro Zoning Code (§ 2.08.308) High relevance
San Leandro Zoning Code (Section 2.04.324) High relevance
CBC § 1 (Chapter 5.06) High relevance
San Leandro Zoning Code (Section 2.04.340) High relevance
San Leandro Zoning Code (Section 4.04.364) High relevance
CBC § 2.04.348 (Section 1.12.108) High relevance
San Leandro Zoning Code (Section 4.04.312) Medium relevance
San Leandro Zoning Code (§ 1) Medium relevance

Cited sections

Official San Leandro code library

Frequently asked questions

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

You can build a single‑family home and permitted accessory uses; ADUs are allowed under the ADU rules. Specific density, setbacks and height limits are set in the R district tables—minimum lot area 5,000 sq ft, front 20 ft / side 5 ft / rear 15 ft, max height 30 ft; see § 2.04.304, § 2.04.316, § 2.04.320 for the precise tables and exceptions (verify with the Zoning Enforcement Official) .

What are San Leandro setback requirements for commercial parcels?

Commercial setback requirements depend on the commercial district (for example CC/CN front setback 10 ft, CR front setback 20 ft) and special DA/SA rules for TOD/pedestrian zones; commercial setback tables and daylight-plane rules are in § 2.08.308 and related tables (§ 2.08.304 for lot area) .

Do I need design review for a downtown (DA) project?

Many DA projects require compliance with Downtown Transit‑Oriented Development design guidelines, and larger projects may trigger Development Plan or Site Plan review; Development Plan approval is required for sites of five or more acres in B‑TOD (§ 5.14.104) and DA districts reference downtown design guidelines in § 2.08.300 and § 2.08.308 .

Is my parcel in an overlay district and why does that matter?

Overlay districts (for example -S, -L, H, -CV, -N) are shown on the zoning map by a suffix and can change permitted uses or add discretionary review; check the zoning map and the adopting ordinance for that overlay—see § 3.16.104, § 3.28.104, and § 3.38.104 for examples of how overlays are mapped and applied (§ 3.*) .

What parking rules will apply to my commercial or residential project?

Parking is regulated in Chapter 4.08 and interacts with district rules; ADUs generally have no parking requirement (§ 2.04.388) and TOD districts may allow shared parking strategies. Confirm parking counts and any shared/off-site allowances under Chapter 4.08 and the district chapters (§ 2.04.388, Chapter 4.08) .

Can a historic landmark overlay change the base zoning rules?

Yes — a Landmark Overlay (-L) may be combined with any base district; the base district rules apply unless the Landmark District Conservation Plan specifies otherwise—see § 3.28.108 and the requirement that the overlay be shown on the map (§ 3.28.104) .

Will CEQA apply to my use permit or rezoning?

If the project is discretionary and not ministerial or categorically exempt, it is subject to environmental review under CEQA; the Code requires environmental review for discretionary approvals including Zoning Map Amendments, use permits, variances, PDs, etc. § 5.04.124 explains CEQA applicability .

Where do I find the official list of base zoning districts and their chapters?

The Zoning Code lists base districts and the Title 2 chapter where each is described (e.g., RS/RD/RM — Chapter 2.04; CC/CN/CR/DA/NA/SA — Chapter 2.08; IG/IL/IP/IT — Chapter 2.12; B‑TOD — Chapter 2.10); see § 1.08.108 and the district list in Title 1 for the official mapping of district names to chapters .

If my business is “nonconforming,” how long before I must stop operating?

Nonconforming uses and structures are governed by Chapter 4.20 and by any amortization rules in an N Overlay; time periods for termination depend on district and whether an N Overlay applies—see § 4.20.124 and § 3.24.112 for procedures and timelines (§ 4.20.124, § 3.24.120) .

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