Zoning Map Amendment, Planned Development,
Site Plan Review, and Tentative Tract Map 8703 for
13489 E 14th Street
PLN22-0006
CITY COUNCIL
November 18, 2024
1 PROJECT SUMMARY & LOCATION
Proposal:
Nine (9) for-sale townhomes on
fee simple lots inside two buildings:
5 units in Building A, and
4 units in Building B
• Landscaping on 135th Ave
• 13.5-foot-wide sidewalk and
entrance gardens on E 14th St
• Balconies, EV Chargers, and
tenant activity area
• 17 vehicle parking spaces in
garages and carports
• Resident and guest bicycle
Entitlements:
Zoning Map Amendment, Planned
Development, Site Plan Review
Tentative Tract Map 8703
Address: 13489 E 14th St
Zoning: South Area 2 (SA-2)
General Plan: Corridor Mixed Use (MUC)
Owner and applicant: Shoonya, LLC
SA-2
SA-2
(MHP)
RD
SA-2
SA-2
2 ZONING AMENDMENT, PLANNED DEVELOPMENT,
AND TENTATIVE TRACT 8703
To build and sell the townhomes
on simple fee lots, the applicant
is requesting:
• Re-zoning site from SA-2 to SA-2(PD)
• Planned Development to use flexibility
in applying development regulations:
Min. lot size, min. lot width, setbacks.
• Tentative Tract Map 8703 to create:
Nine (9) fee simple lots, and one (1)
common lot.
3 Meets Inclusionary Housing Requirements
• For-sale developments are required to build
one Moderate-Income unit (120% of AMI)
• Project proposes building one Moderate-Income unit
(of nine total units, which is 11%*)
Meets SA-2 and Multi-Family
Development Regulations
• Planned Development Overlay applied
to Min Lot Size and Lot Width
• Density Bonus Law Concession applied
to Daylight Plane
• Density Bonus Law Waivers applied
to Ground floor height and Amenities
DEVELOPMENT REGULATIONS
Allowance Proposal
Density Bonus of 5% Not applying
Reduced parking ratios Applying
1 concession for providing 10% 1 concession
Any number of waivers from
the development regulations 2 waivers
* Project Qualifies for Density Bonus Law
allowances, because it is providing 10%
of units as Moderate-Income units.
Density Bonus Law
4 CONFORMANCE WITH GENERAL PLAN,
SOUTH AREA PLAN, AND HOUSING ELEMENT (NO NET LOSS ANALYSIS) Project would be consistent with the
General Plan, and the South Area Plan.
Housing Element Opportunity Site
• Realistic Development Capacity: 12 units
Above-Moderate Income (AMI)
• Providing only 8 units AMI, and 1 unit at
Moderate-Income.
• However, the City’s 2023-2031 Housing
Element sites inventory includes a buffer of
1,052 AMI units beyond RHNA
requirements.
Therefore, San Leandro would continue
to have sufficient capacity for AMI
housing – No Net Loss
5 No additional environmental review is
required pursuant to California Environmental
Quality Act (CEQA) Guidelines Section 15183,
as the project is consistent with the density
established by the General Plan, for which an
Environmental Impact Report (EIR) was
previously prepared and certified, and there
are no project-specific significant effects which
are peculiar to the project or its site.
ENVIRONMENTAL REVIEW
6 At its regular meeting of October 3, 2024, by a vote of 7-0, the Planning Commission recommended that the City Council:
1. Adopt a resolution to approve PLN22-0006 for a Planned Development, Administrative Site Plan Review and Tentative Tract Map 8703 for the construction of a nine-unit townhome development at 13489 East 14th Street, based on the recommended Findings of Fact and subject to the recommended Conditions of Approval; and
2. Introduce an ordinance to rezone the property from SA-2 to SA-2(PD).
PLANNING COMMISSION REVIEW AND ACTIONS
7