Zoning › California › San Diego County › San Diego

San Diego, CA Zoning

Euclidean-zoning. 17 districts · 9 overlays · 8 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
dual-designation-hyphen

San Diego LDC uses a dual-designation system: base zone letter-family (RS, RX, RT, RM, RE, CN, CO, CC, CV, CR, IP, IL, IH, OC, OF, OP, OR, AG) + dash + two-digit suffix pair where first digit encodes development intensity tier and second digit encodes lot/dimensional subclass (e.g., RS-1-7 = Residential Single-unit, tier 1, sublot 7). Overlays (§132) overlay on base. Planned Districts (§103 + separate PDO chapters) REPLACE base standards on mapped parcels. Coastal Zone has a two-tier codified vs. CCC-certified regime for amendments pending California Coastal Commission certification.

Worth knowing
  • 14+ RS subdistricts (RS-1-1 through RS-1-14) — more than any other city in the study. Dual-designation system: base zone letter-family + first digit (intensity tier) + second digit (lot/dimensional subclass). §131.0403.
  • 10%-of-lot-width side setback scaling in RS zones. Formula: max(numeric min, lot_width * 0.10). §131.0443.
  • Two-sided side setback formula — one side may be at minimum if combined setbacks = 20% lot width. §131.0443.

+ 13 more in Quirks & notes

Districts

res_sf 6res_mf 4com 4ind 3
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RS-1-1Estate Residential 40,000 sfres_sf40,000 sf[4]30 ft[5]———2[6]20[1] / 10[2] / 25[3]
RS-1-4Standard Single-Family 10,000 sfres_sf10,000 sf[10]30 ft[11]———2[12]20[7] / 8[8] / 15[9]
RS-1-7Standard Single-Family 5,000 sf (most common SF district)res_sf5,000 sf[16]24 ft[17]—0.58[18]—2[19]20[13] / 5[14] / 13[15]
RX-1-1Small Lot Residentialres_sf2,500 sf[23]24 ft[24]———2[25]10[20] / 3[21] / 10[22]
RT-1-1Duplex / Two-Unit Residentialres_sf6,000 sf[29]30 ft[30]—0.5[31]—2[32]15[26] / 5[27] / 13[28]
RM-1-1Low Multifamilyres_mf—30 ft[33]—1[34]29[35]1[36]— / — / —
RM-2-5Medium Multifamilyres_mf—30 ft[37]—1.5[38]44[39]—— / — / —
RM-3-7High Multifamilyres_mf—30 ft[40]—2[41]73[42]—— / — / —
RM-4-10Highest Multifamilyres_mf—45 ft[43]—2.5[44]109[45]—— / — / —
RE-1-1Residential Estateres_sf40,000 sf[49]35 ft[50]———2[51]25[46] / 15[47] / 30[48]
CN-1-1Neighborhood Commercialcom—30 ft[53]—1[54]——5[52] / — / —
CO-1-1Office Commercialcom—30 ft[55]—1.5[56]——— / — / —
CC-1-3Community Commercialcom—30 ft[57]—1.5[58]——— / — / —
CV-1-1Visitor/Commercial Corridorcom—45 ft[59]—2[60]——— / — / —
IP-1-1Industrial Parkind—35 ft[61]—0.75[62]——— / — / —
IL-2-1Light Industrialind—35 ft[63]—0.5[64]——— / — / —
IH-2-1Heavy Industrialind—45 ft[65]—0.75[66]——— / — / —

Confidence: confirmed partial under review not found

Overlays

CZ
Coastal Overlay Zone
ENV
SDMC §132.04 (Coastal Overlay Zone) + §126.07 Coastal Development Permit procedures + §155 CCC coordination · c§132.04
AIA
Airport Land Use Compatibility Overlay Zone
AICUZ
SDMC §132.15 (Airport Land Use Compatibility Overlay Zone) · c§132.15
MHPA
Multi-Habitat Planning Area (MHPA)
ENV
SDMC §143.01 Environmentally Sensitive Lands (ESL) regulations implementing the City's Multiple Species Conservation Program (MSCP) Subarea Plan (1997). · c§143.01
TPA
Transit Priority Area
TOD
SDMC §132.0403 (Transit Area Overlay Zone) + §142.0527 / §143.0925 (parking reductions) + state PRC §21099 TPA definition · c§132.0403
CPIOZ
Community Plan Implementation Overlay Zone
CON
SDMC §132.14 (Community Plan Implementation Overlay Zone) · c§132.14
PIOZ
Parking Impact Overlay Zone
SPD
SDMC §132.03 (Parking Impact Overlay Zone) — Beach, Campus, Coastal, and Centre City parking impact subareas · c§132.03
SCR
Sensitive Coastal Overlay / Sensitive Coastal Resource Area
ENV
SDMC §132.04 subcategory + PRC §30116 Coastal Act definition; implemented through §126.0701 CDP process and §143.01 ESL · c§132.04 + §143.0141/§143.0143
HR/CAC
Historical Resources / CAC Design Zone
HP
SDMC §143.02 (Historical Resources Regulations) + §132.08 individual historic resource overlays; CAC — County Administration Center area design zone within this framework · c§143.02
ESL
Environmentally Sensitive Lands (ESL) — Non-Coastal
ENV
SDMC §143.01 Environmentally Sensitive Lands Regulations · c§143.01

State preemptions

CA-ADU-GC§66411.7-66411.8applies
Qualifying condition
All CA cities. San Diego implements ADU/JADU via SDMC §141.0302 (Companion Units/ADUs) as amended through 2024 to comply with GC §65852.2 and §65852.22 as updated by SB 897 (2022), AB 2221 (2022), and SB 1211 (2025). San Diego adopted a locally expanded ADU program (2021 'ADU Bonus Program') offering unlimited ADUs in TPAs in exchange for deed-restricted affordable units; the Bonus Program exceeds state minima but the state floor still governs non-bonus projects.
CA-SB9-GC§65852.21-66411.7applies
Qualifying condition
San Diego is a CA charter city (1931) with RS-1-1 through RS-1-14 single-family districts. SB 9 applies per-parcel conditional on statutory exclusions. San Diego contains: (a) substantial Coastal Zone — SB 9 excluded per GC §65852.21(a)(2)(A); (b) CalFire Very High Fire Hazard Severity Zones across eastern/canyon communities; (c) FEMA SFHA along rivers/coast; (d) adopted historic districts (Gaslamp, Sherman Heights, Burlingame, Mission Hills) where SB 9 excluded; (e) MHPA-overlapping hillside parcels where ESL (§143.01) and Coastal Act concurrently constrain. City adopted implementation procedures via SDMC §143.0710 (SB 9 Urban Lot Splits + Two-Unit Projects).
CA-SB10applies
Qualifying condition
SB 10 is permissive — it authorizes but does not require cities to zone up to 10 units/parcel near transit or urban infill via resolution (CEQA-exempt). City Council has NOT adopted an SB 10 resolution for San Diego (verified via SDMC table of contents and Council resolution index through 2025). San Diego's aggressive upzoning has instead been implemented through base-zone rewrites (Complete Communities 2020, §143.09; ADU Bonus Program 2021; Sustainable Development Areas) rather than via the SB 10 resolution pathway.
CA-DensityBonus-GC§65915applies
Qualifying condition
Statewide. Applies to any San Diego project meeting affordability thresholds (5% VLI, 10% LI, 10% moderate for-sale, 100% affordable, or senior/student housing). AB 1287 (2023) allows stacking to achieve up to 100% density bonus. San Diego layers the state bonus with local Complete Communities Housing Solutions (§143.0905) for even greater entitlement in TPAs.
CA-AB2097applies
Qualifying condition
San Diego is served by MTS light-rail (Blue, Orange, Green, Copper/UCSD Blue Line extension 2021) + Coaster commuter rail + MTS high-frequency bus rapid transit (Rapid 215, 235, 237, etc.). Per PRC §21064.3, trolley stations and Coaster stations qualify as Major Transit Stops; qualifying high-frequency bus stops (≤15 min peak headway) also qualify. San Diego's mapped Transit Priority Area covers a large share of the urban core including downtown, Hillcrest, Mission Valley, Kearny Mesa, UCSD/University City Blue Line corridor, and South Bay. Parcels within ½ mile of qualifying stops are AB 2097 eligible.
CA-SB423-GC§65913.4applies
Qualifying condition
SB 423 applies to sites zoned residential or mixed-use in cities not meeting RHNA production targets per HCD Annual Progress Report (APR). San Diego is under 6th-cycle RHNA (2021–2029, SANDAG allocation of 108,036 units, one of the largest in CA). Per HCD's most recent APR data (published 2025 for CY2024): San Diego is classified at the 10% affordability tier for SB 423 eligibility (lower-income permit issuance below RHNA pro-rata share). Applies to RS (post-SB 9), RT, RE, RM, CN, CO, CC, CV zones subject to SB 423 standard exclusions (VHFHSZ, SFHA, wetlands, ESHA, historic, tenant-displacing sites, coastal high-hazard).
Retrieval issue
HCD data portal dashboard is JS-rendered; cached tier from last retrieval.
CA-AB2011-GC§65912.100applies
Qualifying condition
San Diego has extensive commercial-corridor parcels along El Cajon Blvd, University Ave, Mission Gorge Rd, Morena Blvd, Convoy St, Sports Arena Blvd, Euclid Ave, and Imperial Ave that qualify as 'commercial corridors' under AB 2011. 100% affordable projects by-right on any commercial site meeting statute; mixed-income by-right on corridor sites (min width + min density thresholds).
CA-CoastalAct-PRC§30000applies
Qualifying condition
The Coastal Act is STATE law (not federal), but its interaction with state housing preemption (SB 9, SB 423, AB 2011, density bonus) creates a layered regime in San Diego's ~15% coastal acreage. CCC has appellate jurisdiction in the Appealable Area per PRC §30603; Local Coastal Program (LCP) certification determines where CCC defers to the City. San Diego operates under a certified LCP for most of its coastal zone; amendments require CCC recertification.
Non-applicable laws (1)
CA-BuildersRemedy-GC§65589.5(d)(5)confirmed
Qualifying condition
San Diego adopted its 6th-cycle Housing Element (2021–2029) with initial adoption in 2021. HCD certification status per HCD's Housing Element Compliance Report: CERTIFIED (In Compliance) as of most recent review dated 2024-09 (SANDAG cycle). While certified, Builder's Remedy is dormant. Must re-verify at project filing because HCD can rescind certification mid-cycle if APR shows non-compliance.
Retrieval issue
HCD compliance dashboard JS-rendered; cached status from last retrieval.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • 14+ RS subdistricts (RS-1-1 through RS-1-14) — more than any other city in the study. Dual-designation system: base zone letter-family + first digit (intensity tier) + second digit (lot/dimensional subclass). §131.0403.
  • 10%-of-lot-width side setback scaling in RS zones. Formula: max(numeric min, lot_width * 0.10). §131.0443.
  • Two-sided side setback formula — one side may be at minimum if combined setbacks = 20% lot width. §131.0443.
  • Established side setback rule — setback distance locked after first addition to structure; prevents shrinking below original envelope. §131.0443.
  • Slope front setback reduction to 6 ft for lots with ≥25% grade. §131.0443.
  • Dual 24/30 ft height limit — 24 ft to flat roof, 30 ft to pitched roof peak. Table 131-04C.
  • RM density encoded via 'sf per unit' rather than du/ac: RM-1 (1,500 sf/unit ≈ 29 du/ac), RM-2 (1,000 ≈ 44), RM-3 (600 ≈ 73), RM-4 (400 ≈ 109). §131.0503.
  • Coastal Zone two-tier code applicability — LDC amendments apply citywide on effective date BUT in the Coastal Zone they wait for CCC certification. Code text may differ between non-coastal and coastal parcels until CCC acts. §132.04.
  • Multi-Habitat Planning Area (MHPA) covers ~52,000 acres and functions as a near-no-build overlay for development within core habitat. §143.01 ESL + MSCP Subarea Plan.
  • Federal AICUZ overlays at MCAS Miramar and NAS North Island are FEDERAL (DoD) layers on top of city ALUCP — affects Kearny Mesa, Mira Mesa, Tierrasanta, Coronado, Point Loma. Not a state preemption. §132.15.
  • FAA 14 CFR Part 77 imaginary surfaces create federal height ceilings over KSAN, KMYF, KSDM, MCAS Miramar, NAS North Island — a hard cap regardless of base zone.
  • La Jolla / Pacific Beach 1,500 sf/DU lot-area-per-unit restriction (footnote 36 historical; see RM-1 / density-encoded RM tables).
  • Old Town San Diego Planned District Ordinance (OTRM, SDMC §1511) uses lot-area-per-unit density system instead of RM base tiers; separate Planned District overrides §131.0503.
  • Centre City is governed by a separate Centre City Planned District Ordinance (under CCDC / now City successor), with its own height/FAR table; base §131 does NOT apply inside Centre City. Centre City is EXEMPT from the unbundled-parking requirement that applies citywide per §142.0525.
  • San Diego ADU Bonus Program (2021) — offers UNLIMITED ADUs in TPAs in exchange for deed-restricted affordable units; exceeds state ADU law minima. Implemented via SDMC §141.0302.
  • Complete Communities Housing Solutions (§143.0905, 2020) layers additional density + FAR on TPAs beyond state density bonus. Sustainable Development Area (SDA) boundary largely coincides with TPA.

Formulas

Definitions

height
Grade to highest point of structure per §113.0270. Some RS zones carry dual 24/30 ft limits (flat roof / pitched roof).
lot_coverage
Building footprint / lot area per §113.0234.
far
Gross floor area / lot area per §113.0222; definition of GFA excludes basement and required parking under §113.0234 exemptions.
du_ac
Dwelling units per net acre; RM tiers encoded by second suffix digit (§131.0503 tables).
setback_front
Front property line to nearest building face per §131.0443(c). Reduced to 6 ft on lots with ≥25% grade (§131.0443 slope reduction).
setback_side
Side property line to nearest building face. RS zones use 10% of lot width minimum (§131.0443). Two-sided formula: one side at minimum if combined = 20% lot width.
setback_rear
Rear property line to nearest building face per §131.0443(c).
parking
Spaces per dwelling unit per §142.0525 and Transit Priority Area reductions per §142.0527 / §143.0925.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_from_density
lot_area_sf * du_ac / 43560
max_units_from_lot_area_per_unit
lot_area_sf / lot_area_per_unit_sf
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
side_setback_pct
lot_width_ft * 0.10 per §131.0443
combined_side_setbacks
If one side at minimum, combined must = 20% lot width per §131.0443

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
SDMC Chapter 13 — Land Development Code
Through 2026-Q1 Council actions (most recent amendments to §132.04 Coastal Zone and §131.0443 RS regs) · retrieved 2026-04-19
Citations
  1. [1] §131.0443
  2. [2] §131.0443
  3. [3] §131.0443
  4. [4] §131.0403
  5. [5] §131.0443
  6. [6] §142.0525
  7. [7] §131.0443
  8. [8] §131.0443
  9. [9] §131.0443
  10. [10] §131.0403
  11. [11] §131.0443
  12. [12] §142.0525
  13. [13] §131.0443
  14. [14] §131.0443
  15. [15] §131.0443
  16. [16] §131.0443
  17. [17] §131.0443
  18. [18] §131.0443
  19. [19] §142.0525
  20. [20] §131.0443
  21. [21] §131.0443
  22. [22] §131.0443
  23. [23] §131.0403
  24. [24] §131.0443
  25. [25] §142.0525
  26. [26] §131.0443
  27. [27] §131.0443
  28. [28] §131.0443
  29. [29] §131.0403
  30. [30] §131.0443
  31. [31] §131.0443
  32. [32] §142.0525
  33. [33] §131.0503
  34. [34] §131.0503
  35. [35] §131.0503
  36. [36] §142.0525
  37. [37] §131.0503
  38. [38] §131.0503
  39. [39] §131.0503
  40. [40] §131.0503
  41. [41] §131.0503
  42. [42] §131.0503
  43. [43] §131.0503
  44. [44] §131.0503
  45. [45] §131.0503
  46. [46] §131.0443
  47. [47] §131.0443
  48. [48] §131.0443
  49. [49] §131.0403
  50. [50] §131.0443
  51. [51] §142.0525
  52. [52] §131.0603
  53. [53] §131.0603
  54. [54] §131.0603
  55. [55] §131.0603
  56. [56] §131.0603
  57. [57] §131.0603
  58. [58] §131.0603
  59. [59] §131.0603
  60. [60] §131.0603
  61. [61] §131.0703
  62. [62] §131.0703
  63. [63] §131.0703
  64. [64] §131.0703
  65. [65] §131.0703
  66. [66] §131.0703

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

60%completeness48 confirmed22 partial3 inferred
Documented gaps
  • Full §131.0443 Table 131-04C / 131-04D for all 14+ RS subdistricts not fully retrieved — heights and FARs carry p§ for non-RS-1-7 tiers.
  • Full §131.0503 RM density / height / FAR tables for all RM subdistricts (RM-1-1 through RM-4-11) not fully retrieved.
  • §131.0603 CN/CO/CC/CV commercial dimensional tables not retrieved live.
  • §131.0703 IP/IL/IH industrial dimensional tables not retrieved live.
  • Centre City PDO (separate code) dimensional table not integrated — Centre City parcels need separate profile or sub-profile.
  • Old Town OTRM (§1511) dimensional table not integrated.
  • HCD SB 423 tier determination and Housing Element certification status not re-verified live (JS-rendered dashboards); cached values used.
  • Community Plan Implementation Overlay Zone (CPIOZ) per-community-plan parameters not enumerated — would require 40+ adopted community plans to be parsed individually.
  • Parking Impact Overlay Zone subarea-specific parking ratios (§132.0305 tables) not extracted in full.
  • MCAS Miramar AICUZ detailed noise/accident potential zone matrix not integrated — sourced from DoD AICUZ study rather than SDMC.

Known issues

freshness:volatiledata:gaps-present

Verification

last_verified_at2026-04-19T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked58
atomic_claims_passed57
atomic_claims_failed1
failed_claimsreason: JS-rendered HCD dashboard not re-fetched this pass; cached value retained
narrative_refnarratives/san-diego-ca/sd-2026-04-19-v2.json

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