Division 4 — Residential Base Zones

San Diego Zoning Code · 2026-06 edition · ingested 2026-07-06 · San Diego

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0401 Purpose of Residential Zones

The purpose of the residential zones is to provide for areas of residential development at various specified densities throughout the City. The residential zones are intended to accommodate a variety of housing types and to encourage the provision of housing for all citizens of San Diego. It is also intended that the residential zones reflect desired development patterns in existing neighborhoods while accommodating the need for future growth.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0403 Purpose of the RS (Residential--Single Unit) Zones

  • (a) The purpose of the RS zones is to provide appropriate regulations for the development of single dwelling units that accommodate a variety of lot sizes and residential dwelling types and which promote neighborhood quality, character, and livability. It is intended that these zones provide for flexibility in development regulations that allow reasonable use of property while minimizing adverse impacts to adjacent properties.

  • (b) The RS zones are differentiated based on the minimum lot size and whether the premises is located in an Urbanized Community or a Planned Urbanized Community or Proposition A Lands , as follows:

    • (1) Urbanized Communities

      • RS-1-1 requires minimum 40,000-square-foot lots

      • RS-1-2 requires minimum 20,000-square-foot lots

      • RS-1-3 requires minimum 15,000-square-foot lots

      • RS-1-4 requires minimum 10,000-square-foot lots

      • RS-1-5 requires minimum 8,000-square-foot lots

      • RS-1-6 requires minimum 6,000-square-foot lots

      • RS-1-7 requires minimum 5,000-square-foot lots

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  • (2) Planned Urbanized Communities or Proposition A Lands

    • RS-1-8 requires minimum 40,000-square-foot lots

    • RS-1-9 requires minimum 20,000-square-foot lots

    • RS-1-10 requires minimum 15,000-square-foot lots

    • RS-1-11 requires minimum 10,000-square-foot lots

    • • RS-1-12 requires minimum 8,000-square-foot lots

    • RS-1-13 requires minimum 6,000-square-foot lots

    • RS-1-14 requires minimum 5,000-square-foot lots

(Added 12-9-1997 by O-18451 N.S.; amended 10-18-1999 by O-18691 N.S.; effective 1-1-2000.)

(Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)

§131.0404 Purpose of the RX (Residential--Small Lot) Zones

  • (a) The purpose of the RX zones is to provide for both attached and detached single dwelling units on smaller lots than are required in the RS zones. It is intended that these zones provide an alternative to multiple dwelling unit developments where single dwelling unit developments could be developed at similar densities. The RX zone provides for a wide variety of residential development patterns.

  • (b) The RX zones are differentiated based on the minimum lot size as follows:

    • RX-1-1 requires minimum 4,000-square-foot lots

    • • RX-1-2 requires minimum 3,000-square-foot lots

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

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§131.0405 Purpose of the RT (Residential--Townhouse) Zones

  • (a) The purpose of the RT zones is to provide for attached, single-dwelling unit residential development on small lots with alley access. It is intended that these zones provide for more urbanized, single-unit living at densities that are historically more typical of multiple-unit zones. The RT zones provide transition opportunities between single-unit neighborhoods and higher density multiple-unit neighborhoods and in some instances may replace multiple-unit zones at similar densities. The RT zones are intended to be applied on subdivided blocks with alleys that are within or close to highly urbanized areas, transit areas , and redevelopment areas.

  • (b) The RT zones are differentiated based on the minimum lot size as follows:

    • RT-1-1 requires minimum 3,500-square-foot lots

    • • RT-1-2 requires minimum 3,000-square-foot lots • RT-1-3 requires minimum 2,500-square-foot lots

    • RT-1-4 requires minimum 2,200-square-foot lots

    • • RT-1-5 requires minimum 1,600-square-foot lots

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.)

§131.0406 Purpose of the RM (Residential--Multiple Unit) Zones

  • (a) The purpose of the RM zones is to provide for multiple dwelling unit development at varying densities. The RM zones individually accommodate developments with similar densities and characteristics. Each of the RM zones is intended to establish development criteria that consolidates common development regulations, accommodates specific dwelling types, and responds to locational issues regarding adjacent land uses.

  • (b) The RM zones are differentiated based on the uses allowed and the permitted density as follows:

    • (1) The following zones permit lower density multiple dwelling units with some characteristics of single dwelling units :

      • RM-1-1 permits a maximum density of 1 dwelling unit for each 3,000 square feet of lot area

      • RM-1-2 permits a maximum density of 1 dwelling unit for each 2,500 square feet of lot area

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  • RM-1-3 permits a maximum density of 1 dwelling unit for each 2,000 square feet of lot area

  • (2) The following zones permit medium density multiple dwelling units :

    • RM-2-4 permits a maximum density of 1 dwelling unit for each 1,750 square feet of lot area

    • RM-2-5 permits a maximum density of 1 dwelling unit for each 1,500 square feet of lot area

    • RM-2-6 permits a maximum density of 1 dwelling unit for each 1,250 square feet of lot area

  • (3) The following zones permit medium density multiple dwelling units with limited commercial uses:

    • RM-3-7 permits a maximum density of 1 dwelling unit for each 1,000 square feet of lot area

    • RM-3-8 permits a maximum density of 1 dwelling unit for each 800 square feet of lot area

    • RM-3-9 permits a maximum density of 1 dwelling unit for each 600 square feet of lot area

  • (4) The following zones permit urbanized, high density multiple dwelling units with limited commercial uses:

    • RM-4-10 permits a maximum density of 1 dwelling unit for each 400 square feet of lot area

    • RM-4-11 permits a maximum density of 1 dwelling unit for each 200 square feet of lot area

  • (5) RM-5-12 permits visitor accommodations or medium density multiple dwelling units at a maximum density of 1 dwelling unit for each 1,000 square feet of lot area.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

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§131.0415 Where Residential Zones Apply

On the effective date of Ordinance O-18691, all residential zones that were established in Municipal Code Chapter 10, Article 1, Division 4 were amended and replaced with the base zones established in this division.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

(Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.)

§131.0420 Use Regulations of Residential Zones

The regulations of Section 131.0422 apply in the residential zones where indicated in Table 131-04B.

  • (a) The uses permitted in any residential zone may be further limited or expanded by the following:

    • (1) Section 131.0423 (Commercial Use Regulations of Residential Zones);

    • (2) Use limitations applicable to the Airport Land Use Compatibility Overlay Zone (Chapter 13, Article 2, Division 15);

    • (3) The presence of environmentally sensitive lands , pursuant to Chapter 14, Article 3, Division 1 (Environmentally Sensitive Lands Regulations);

    • (4) Chapter 14, Article 3, Division 13 (Multi-Dwelling Unit and Urban Lot Split Regulations for Single Family Zones); or

    • (5) Any other applicable provision of the San Diego Municipal Code.

  • (b) Within the residential zones, no structure or improvement, or portion thereof, shall be constructed, established, or altered, nor shall any premises be used or maintained except for one or more of the purposes or activities listed in Table 131-04B. It is unlawful to establish, maintain, or use any premises for any purpose or activity not listed in this section or Section 131.0422.

  • (c) All uses or activities permitted in the residential zones shall be conducted entirely within an enclosed building unless the use or activity is traditionally conducted outdoors.

  • (d) Accessory uses in the residential zones may be permitted in accordance with Section 131.0125.

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  • (e) Temporary uses may be permitted in the residential zones for a limited period of time with a Temporary Use Permit in accordance with Chapter 12, Article 3, Division 4.

  • (f) For any use that cannot be readily classified, the City Manager shall determine the appropriate use category and use subcategory pursuant to Section 131.0110.

(Added 12-9-1997 by O-18451 N.S) (Amended 10-18-1999 by O-18691 N.S.; effective 1-1-2000.) (Amended 10-25-2011 by O-20047 N.S.; effective 1-1-2012.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 1-16-2024 by O-21758 N.S.; effective 3-16-2024.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

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§131.0422 Use Regulations Table for Residential Zones

The uses allowed in the residential zones are shown in Table 131-04B.

Legend for Table 131-04B

Symbol In Table
131-04B		 Description Of Symbol
P Use or use category is permitted. Regulations pertaining to a
specific use may be referenced.
L Use is permitted with limitations, which may include location
limitations or the requirement for a use or_development permit_.
Regulations are located in Chapter 14, Article 1 (Separately
Regulated Use Regulations).
N Neighborhood Use Permit Required. Regulations are located
in Chapter 14, Article 1 (Separately Regulated Use
Regulations).
C Conditional Use Permit Required. Regulations are located in
Chapter 14, Article 1 (Separately Regulated Use Regulations).
- Use or use category is not permitted.

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Table 131-04B Use Regulations Table for Residential Zones

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Open Space
Active Recreation P P P
Passive Recreation P P P
Natural Resources Preservation P P P
Park Maintenance Facilities - - -
Agriculture
Agricultural Processing - - -
Aquaculture Facilities - - -
Dairies - - -
Horticulture Nurseries &
Greenhouses		 - - -
Raising & Harvesting of Crops - - -
Raising, Maintaining & Keeping of
Animals		 - - -
Separately Regulated Agriculture Uses
Agricultural Equipment Repair Shops - - -
Commercial Stables - - -
Community Gardens L L L
Equestrian Show & Exhibition
Facilities		 - - -
Open Air Markets for the Sale of
Agriculture-Related Products &
Flowers		 - - -
Residential

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Mobilehome Parks P(1) P(1) -
Multiple Dwelling Units - - -
Rooming House[See Section
131.0112(a)(3)(A)]		 - - -
Shopkeeper Units - - -
Single Dwelling Units P(6) P(6) P(6)
Separately Regulated Residential Uses
Accessory Dwelling Units L L L
Continuing Care Retirement Communities
C		 C C
Employee Housing:
6 or Fewer Employees L L L
12 or Fewer Employees - - -
Greater than 12 Employees - - -
Fraternities and Sororities - - -
Garage, Yard, & Estate Sales L L L
Guest Quarters L L -
Home Occupations L L L
Interim Ground_Floor Residential_ - - -
Junior Accessory Dwelling Units L L L
Live/Work Quarters - - -
Low Barrier Navigation Center - - -
Movable Tiny Houses L L L
Permanent Supportive Housing - - -
Residential Care Facilities:
6 or Fewer Persons P P P

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
7 or More Persons C C C
Student Housing - - -
Transitional Housing:
6 or Fewer Persons P P P
7 or More Persons C C C
Watchkeeper Quarters - - -
Institutional
Separately Regulated Institutional Uses
Airports - - -
Battery Energy Storage Facilities
Small Scale (≤ 0.25 acre) L L L
Medium Scale (0.25 acre < 1 acre) C C C
Large Scale (>1 acre) C C C
Botanical Gardens & Arboretums C C C
Cemeteries, Mausoleums, Crematories - - -
Correctional Placement Centers - - -
Educational Facilities:
Kindergarten through Grade 12 C C C
Colleges / Universities C C C
Vocational / Trade School - - -
Electric Vehicle Charging Stations L L L

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Energy Generation & Distribution
Facilities		 - - -
Exhibit Halls & Convention Facilities - - -
_Flood_Control Facilities L L L
_Historical Buildings_Used for Purposes
NotOtherwiseAllowed		 C C C
Homeless Facilities:
Congregate Meal Facilities - - -
Emergency Shelters - - -
Homeless Day Centers - - -
Hospitals - - -
Intermediate Care Facilities & Nursing
Facilities		 C C C
Interpretive Centers - - -
Museums C C C
Major Transmission, Relay, or
Communications Switching Stations		 - - -
_Placemaking_on Private Property L L L
Outdoor Dining on Private Property - - -
Satellite_Antennas_ L L L
Social Service Institutions - - -
Solar Energy Systems L L L
Wireless Communication Facilities See Section 141.0420
Retail Sales
Building Supplies & Equipment - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Food, Beverages and Groceries - - -
Consumer Goods, Furniture,
Appliances, Equipment		 - - -
Pets & Pet Supplies - - -
Sundries, Pharmaceuticals, &
Convenience Sales		 - - -
Wearing Apparel & Accessories - - -
Separately Regulated Retail Sales Uses
Agriculture Related Supplies & Equipment
-		 - -
Alcoholic Beverage Outlets - - -
Cannabis Outlets - - -
Farmers’ Markets
Weekly Farmers’ Markets - - -
Daily Farmers’ Market Stands - - -
Plant Nurseries - - -
Retail Farms - - -
Retail Tasting Stores - - -
Swap Meets & Other Large Outdoor Retail
Facilities
-		 - -
Commercial Services
Building Services - - -
Business Support - - -
Eating & Drinking Establishments - - -
Financial Institutions - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Funeral & Mortuary Services - - -
Instructional Studios - - -
Maintenance & Repair - - -
Off-Site Services - - -
Personal Services - - -
Radio & Television Studios - - -
Tasting Rooms - - -
Visitor Accommodations - - -
Separately Regulated Commercial Services Uses
Adult Day Care Facility L L L
Adult Entertainment Establishments:
Adult Book Store - - -
Adult Cabaret - - -
Adult Drive-In Theater - - -
Adult Mini-Motion Picture Theater - - -
Adult Model Studio - - -
Adult Motel - - -
Adult Motion Picture Theater - - -
Adult Peep Show Theater - - -
Adult Theater - - -
Body Painting Studio - - -
Massage Establishment - - -
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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Sexual Encounter Establishment - - -
Assembly and Entertainment Uses,
Including Places of Religious Assembly		 - - -
Boarding Kennels / Pet Day Care - - -
Camping Parks - - -
Child Care Facilities:
Child Care Centers C C C
Large Family Child Care Homes L L L
Small Family Child Care Homes L L L
Eating and Drinking Establishments with a
Drive-in or Drive-through Component
-		 - -
Fairgrounds - - -
Golf Courses, Driving Ranges, and Pitch &
Putt Courses
C		 C C
Helicopter Landing Facilities - - -
Massage Establishments, Specialized
Practice		 - - -
Mobile Food Trucks - - -
Nightclubs & Bars over 5,000 square feet
in size		 - - -
Parking Facilities as a_Primary Use_:
Permanent Parking Facilities - - -
Temporary Parking Facilities - - -
Private Clubs, Lodges and Fraternal
Organizations		 - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Privately Operated, Outdoor Recreation
Facilities Over 40,000 Square Feet in
Size~~(43~~)		 - - -
Pushcarts on Private Property - - -
Recycling Facilities:
Large Collection Facility - - -
Small Collection Facility - - -
Large Construction & Demolition
Debris Recycling Facility		 - - -
Small Construction & Demolition
Debris Recycling Facility		 - - -
Drop-off Facility - - -
Green Materials Composting Facility - - -
Mixed Organic Composting Facility - - -
Large Processing Facility Accepting at
Least 98% of Total Annual Weight of
Recyclables from Commercial &
Industrial Traffic		 - - -
Large Processing Facility Accepting All
Types of Traffic
-		 - -
Small Processing Facility Accepting at
Least 98% of Total Annual Weight of
Recyclables From Commercial &
Industrial Traffic		 - - -
Small Processing Facility Accepting All
Types of Traffic
-		 - -
Reverse Vending Machines - - -
Tire Processing Facility - - -
Sidewalk Cafes, Streetaries, and Active
Sidewalks		 - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Sports Arenas & Stadiums - - -
Theaters that are Outdoor or Over 5,000
SquareFeet inSize		 - - -
Urgent Care Facilities - - -
Veterinary Clinics & Animal Hospitals - - -
Zoological Parks - - -
Offices
Business & Professional - - -
Government - - -
Medical, Dental, & Health Practitioner - - -
Regional & Corporate Headquarters - - -
Separately Regulated Office Uses
Real Estate Sales Offices & Model Homes
L		 L L
_Sex Offender_Treatment & Counseling - - -
Vehicle & Vehicular Equipment Sales & Service
Commercial Vehicle Repair &
Maintenance		 - - -
Commercial Vehicle Sales & Rentals - - -
Personal Vehicle Repair & Maintenance - - -
Personal Vehicle Sales & Rentals - - -
Vehicle Equipment & Supplies Sales &
Rentals		 - - -
Separately Regulated Vehicle & Vehicular Equipment Sales & Service Uses
Automobile Service Stations - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
Outdoor Storage & Display of New,
Unregistered Motor Vehicles as a_Primary_
Use		 - - -
Vehicle Storage Facilities as a_Primary_
Use		 - - -
Distribution and Storage
Equipment & Materials Storage Yards - - -
Moving & Storage Facilities - - -
Distribution Facilities - - -
Separately Regulated Distribution and Storage Uses
Junk Yards - - -
Temporary Construction Storage Yards
Located Off-site		 N N N
Industrial
Heavy Manufacturing - - -
Light Manufacturing - - -
Marine Industry - - -
Research & Development - - -
Testing Labs - - -
Trucking & Transportation Terminals - - -
Separately Regulated Industrial Uses
Artisan Food and Beverage Producer - - -
Cannabis Production Facilities - - -
_Hazardous Waste_Research Facility - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
Zones
1st & 2nd>>
3rd >>
4th >>
RS-		 RX- RT-

1-		 1- 1-
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 2 1 2 3 4 5
_Hazardous Waste_Treatment Facility - - -
Marine Related Uses Within the Coastal
OverlayZone		 - - -
Mining and Extractive Industries - - --
Newspaper Publishing Plants - - -
Processing & Packaging of Plant Products
& Animal By-products Grown Off-
premises		 - - -
Very Heavy Industrial Uses - - -
Wrecking & Dismantling of Motor
Vehicles		 - - -
Signs
AllowableSigns P P P
Separately Regulated_Signs_Uses
Community Entry_Signs_ L L L
Neighborhood Identification_Signs_ N N N
Comprehensive_Sign_Program - - -
Revolving_Projecting Signs_ - - -
_Signs_with Automatic Changing Copy - - -
Theater_Marquees_ - - -

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Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator


Zones Zones Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Open Space
Active Recreation P P P P P
Passive Recreation P P P P P
Natural Resources Preservation P P P P P
Park Maintenance Facilities - - - - -
Agriculture
Agricultural Processing - - - - -
Aquaculture Facilities - - - - -
Dairies - - - - -
Horticulture Nurseries &
Greenhouses		 - - - - -
Raising & Harvesting of Crops - - - - -
Raising, Maintaining & Keeping of
Animals		 - - - - -
Separately Regulated Agriculture Uses
Agricultural Equipment Repair
Shops		 - - - - -
Commercial Stables - - - - -
Community Gardens L L L L L
Equestrian Show & Exhibition
Facilities		 - - - - -
Open Air Markets for the Sale of
Agriculture- Related Products &
Flowers		 - - - - -

Ch. Art. Div.

13 1 4 19

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator


Zones Zones Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Residential
Mobilehome Parks P(2) P(2) P(2) P(2) -
Multiple Dwelling Units P P P P P
Rooming House[See Section
131.0112(a)(3)(A)]		 P P P P P
Shopkeeper Units - - P P P
Single Dwelling Units P
(8)		 P
(8)		 P
(8)		 P
(8)		 P
(8)
Separately Regulated Residential Uses
Accessory Dwelling Units L L L L L
Continuing Care Retirement
Communities		 L L L L L
Employee Housing:
6 or Fewer Employees L L L L L
12 or Fewer Employees - - - - -
Greater than 12 Employees - - - - -
Fraternities and Sororities C(9) C(9) C(9) C(9) C(9)
Garage, Yard, & Estate Sales L L L L -
Guest Quarters L(6) - - - -
Home Occupations L L L L -
Interim Ground_Floor_ Residential - - - - -
Junior Accessory Dwelling Units - - - - -
Live/Work Quarters - - - - -

Ch. Art. Div. 13 1 4 20

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Low Barrier Navigation Center - - - - -
Movable Tiny Houses L L L L L
Permanent Supportive Housing L L L L L
Residential Care Facilities:
6 or Fewer Persons P P P P P
7 or More Persons L L L L L
Student Housing L(11) L(11) L(11) L(11) L(11)
Transitional Housing:
6 or Fewer Persons P P P P P
7 or More Persons L L L L L
Watchkeeper Quarters - - - - -
Institutional
Separately Regulated Institutional Uses
Airports - - - - -
Battery Energy Storage Facilities
Small Scale (≤ 0.25 acre) L L L L L
Medium Scale (0.25 acre < 1 acre) C C C C C
Large Scale (>1 acre) C C C C C
Botanical Gardens & Arboretums C C C C -
Cemeteries, Mausoleums, Crematories - - - - -
Correctional Placement Centers - - - - -
Educational Facilities:
Kindergarten through Grade 12 L L L L -

Ch. Art. Div. 13 1 4 21

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator


Zones Zones Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Colleges / Universities C C C C
Vocational / Trade School - - - - -
Electric Vehicle Charging Stations L L L L L
Energy Generation & Distribution
Facilities		 - - - C C
Exhibit Halls & Convention Facilities - - - - -
_Flood_Control Facilities L L L L -
_Historical Buildings_Used for Purposes
Not Otherwise Allowed		 C C C C C
Homeless Facilities:
Congregate Meal Facilities - - C C -
Emergency Shelters - - C C -
Homeless Day Centers - - C C -
Hospitals C C C C -
Intermediate Care Facilities & Nursing
Facilities		 L L L L L
Interpretive Centers - - - - -
Museums - - - - -
Major Transmission, Relay, or
Communications Switching Stations		 - - - - -
_Placemaking_on Private Property L L L L L
Outdoor Dining on Private Property - - - - -
Satellite_Antennas_ L L L L L
Social Service Institutions - - - - -
Solar Energy Systems L L L L L

Ch. Art. Div.

13 1 4 22

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Wireless Communication Facilities See Section 141.0420
Retail Sales
Building Supplies & Equipment - - - - -
Food, Beverages and Groceries - - P(5) P(5) P(5)
Consumer Goods, Furniture,
Appliances, Equipment		 - - - - -
Pets & Pet Supplies - - - - -
Sundries, Pharmaceuticals, &
Convenience Sales		 - - P(5) P(5) P(5)
Wearing Apparel & Accessories - - P(5) P(5) P(5)
Separately Regulated Retail Sales Uses
Agriculture Related Supplies &
Equipment		 - - - - -
Alcoholic Beverage Outlets - - - - -
Cannabis Outlets - - - - -
Farmers’ Markets
Weekly Farmers’Markets - - - - -
Daily Farmers’ Market Stands - - - - -
Plant Nurseries - - - - -
Retail Farms - - - - -
Retail Tasting Stores - - - - -
Swap Meets & Other Large Outdoor
Retail Facilities		 - - - - -
Commercial Services
Building Services - - - - -

Ch. Art. Div. 13 1 4 23

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Business Support - - P(5) P(5) P(5)
Eating & Drinking Establishments - - P(5) P(5) P(5)
Financial Institutions - - - - -
Funeral & Mortuary Services - - - - -
Instructional Studios P(5) P(5) P(5) P(5) P(5)
Maintenance & Repair - - - - -
Off-Site Services - - - - -
Personal Services - - P(5) P(5) P(5)
Radio & Television Studios - - - - -
Tasting Rooms - - - - -
Visitor Accommodations - - - P(4,10) P(4,10)
Separately Regulated Commercial Services Uses
Adult Day Care Facility L L L L L
Adult Entertainment Establishments:
Adult Book Store - - - - -
Adult Cabaret - - - - -
Adult Drive-In Theater - - - - -
Adult Mini-Motion Picture Theater - - - - -
Adult Model Studio - - - - -
Adult_Motel_ - - - - -
Adult Motion Picture Theater - - - - -
Adult Peep Show Theater - - - - -
Adult Theater - - - - -
Body Painting Studio - - - - -
Massage Establishment - - - - -

Ch. Art. Div.

13 1 4 24

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator


Zones Zones Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Sexual Encounter Establishment - - - - -
Assembly and Entertainment Uses,
IncludingPlaces of ReligiousAssembly		 L L L L L
Boarding Kennels/ Pet Day Care - - - - -
Camping Parks - - - - -
Child Care Facilities:
Child Care Centers L L L L L
Large Family Child Care Homes L L L L L
Small Family Child Care Homes L L L L L
Eating and Drinking Establishments
with a Drive-in or Drive-through
Component		 - - - - -
Fairgrounds - - - - -
Golf Courses, Driving Ranges, and
Pitch & Putt Courses		 C C C C -
Helicopter Landing Facilities - - - - -
Massage Establishments, Specialized
Practice		 - - - - -
Mobile Food Trucks - L(7) L(7) L(7) L(7)
Nightclubs & Bars over 5,000 square
feet in size		 - - - - -
Parking Facilities as a_Primary Use:_
Permanent Parking Facilities - - - - -
Temporary Parking Facilities - - - - -
Private Clubs, Lodges and Fraternal
Organizations		 - - - - P

Ch. Art. Div. 13 1 4 25

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Privately Operated, Outdoor Recreation
Facilities over 40,000 square feet in
size(4)		 - - - - -
Pushcarts on Private Property - - - - -
Recycling Facilities:
Large Collection Facility - - - - -
Small Collection Facility - - - - -
Large Construction & Demolition
Debris_Recycling Facility_		 - - - - -
Small Construction & Demolition
Debris_Recycling Facility_		 - - - - -
Drop-off Facility - - - - -
Green Materials Composting
Facility		 - - - - -
Mixed Organic Composting Facility - - - - -
Large Processing Facility Accepting
at Least 98% of Total Annual
Weight of Recyclables from
Commercial & Industrial Traffic		 - - - - -
Large Processing Facility Accepting
All Types of Traffic		 - - - - -
Small Processing Facility Accepting
at Least 98% of Total Annual
Weight of Recyclables From
Commercial & Industrial Traffic		 - - - - -
Small Processing Facility Accepting
All Types of Traffic		 - - - - -
Reverse Vending Machines - - - - -

Ch. Art. Div. 13 1 4 26

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Tire Processing Facility - - - - -
Sidewalk Cafes, Streetaries, and Active
Sidewalks		 - - - - -
Sports Arenas & Stadiums - - - - -
Theaters That Are Outdoor or over
5,000 Square Feet in Size		 - - - - -
Urgent Care Facility - - - - -
Veterinary Clinics & Animal Hospitals - - - - -
Zoological Parks - - - - -
Offices
Business & Professional - - P(5) P(5) P(5)
Government - - - - -
Medical, Dental, & Health Practitioner - - P(5) P(5) P(5)
Regional & Corporate Headquarters - - - - -
Separately Regulated Office Uses
Real Estate Sales Offices & Model
Homes		 L L L L -
_Sex Offender_Treatment & Counseling - - L L -
Vehicle & Vehicular Equipment Sales & Service
Commercial Vehicle Repair &
Maintenance		 - - - - -
Commercial Vehicle Sales & Rentals - - - - -
Personal Vehicle Repair &
Maintenance
Personal Vehicle Sales & Rentals		 -
-		 -
-		 -
-		 -
-		 -
-
Vehicle Equipment & Supplies Sales &
Rentals
-		 - - - -

Ch. Art. Div. 13 1 4 27

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
Separately Regulated Vehicle & Vehicular Equipment Sales & Service Uses
Automobile Service Stations - - - - -
Outdoor Storage & Display of New,
Unregistered Motor Vehicles as a
Primary Use		 - - - - -
Vehicle Storage Facilities as a_Primary_
Use		 - - - - -
Distribution and Storage
Equipment & Materials Storage Yards - - - - -
Moving & Storage Facilities - - - - -
Distribution Facilities - - - - -
Separately Regulated Distribution and Storage Uses
Junk Yards - - - - -
Temporary Construction Storage Yards
Located Off-site		 N N N N -
Industrial
Heavy Manufacturing - - - - -
Light Manufacturing - - - - -
Marine Industry - - - - -
Research & Development - - - - -
Testing Labs - - - - -
Trucking & Transportation Terminals - - - - -
Separately Regulated Industrial Uses
Artisan Food and Beverage Producer - - - - -
Cannabis Production Facilities - - - - -
_Hazardous Waste_Research Facility - - - - -

Ch. Art. Div.

13 1 4 28

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Use Categories/
Subcategories
[See Section 131.0112 for
an explanation and
descriptions of the Use
Categories, Subcategories,
and Separately Regulated
Uses]		 Zone
Designator

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>		 RM-

1-		 2- 3- 4- 5-
1 2 3 4 5 6 7 8 9 10 11 12
_Hazardous Waste_Treatment Facility - - - - -
Marine Related Uses Within the Coastal
Overlay Zone		 - - - - -
Mining and Extractive Industries - - - - -
Newspaper Publishing Plants - - - - -
Processing & Packaging of Plant
Products & Animal By-products Grown
Off-premises		 - - - - -
Very Heavy Industrial Uses - - - - -
Wrecking & Dismantling of Motor
Vehicles		 - - - - -
Signs
AllowableSigns P P P P P
Separately RegulatedSigns Uses
Community Entry_Signs_ L L L L L
Neighborhood Identification_Signs_ N N N N N
Comprehensive Sign Program - - - - -
Revolving_Projecting Signs_ - - - - -
_Signs_with Automatic Changing Copy - - - - -
Theater_Marquees_ -

Footnotes for Table 131-04B

1 Development of a mobilehome park in any RS or RX zone is subject to Section 143.0302.

2 Development of a mobilehome park in the RM zones is subject to Section 143.0302.

Ch. Art. Div. 13 1 4 29

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

  • 3

The 40,000 square feet includes all indoor and outdoor areas that are devoted to the recreational use; it does not include customer parking areas.

  • 4

    • Two guest rooms are permitted for visitor accommodations per the specified square footage of lot area required per dwelling unit (maximum permitted density ), as indicated on Table 131-04G.

  • 5 See Section 131.0423.

  • 6

A guest quarters or habitable accessory building is permitted in accordance with Section 141.0307 only as an accessory use to a single dwelling unit .

7

  • Mobile food trucks are permitted by right on the property of a school , university, hospital, religious facility, previously conforming commercial premises in a residential zone, or construction site. Mobile food trucks on any other premises are subject to the limited use regulations set forth in Section 141.0612.

8

  • Development of a small lot subdivision is permitted in accordance with Section 143.0365.

  • 9

  • Development of multiple dwelling units permitted in accordance with Sections 141.0305 and 141.0319.

10 Visitor accommodation lodging for uses other than a SRO hotel or SRO hotel room shall not be used for a stay of more than 30 consecutive days.

(Amended 8-10-2004 by O-19308 N.S.; effective 4-11-2007.) (Amended 1-29-2008 by O-19704 N.S.; effective 2-28-2008.) (Amended 4-23-2008 by O-19739 N.S.; effective 5-23-2008.) (Amended 11-13-08 by O-19799 N.S; effective 12-13-2008.) (Amended 11-13-08 by O-19803 N.S; effective 12-13-2008.) (Amended 11-13-08 by O-19804 N.S; effective 12-13-2008.) (Amended 7-6-2011 by O-20065 N.S.; effective 8-5-2011.) (Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 2-22-2012 by O-20141 N.S.; effective 3-23-2012.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 3-25-2014 by O-20356 N.S.; effective 4-24-2014.) (Amended 4-3-2014 by O-20357 N.S.; effective 10-15-2014.) (Amended 5-5-2015 by O-20481 and O-20483 N.S.; effective 6-4-2015) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 8-7-2015 by O-20555 N.S.; effective 9-6-2015.) (Amended 10-15-2015 by O-20567 N.S.; effective 11-14-2015.) (Amended 4-5-2016 by O-20634 N.S.; effective 5-5-2016.) (Amended 8-4-2016 by O-20704 N.S.; effective 8-27-2016.) (Amended 2-22-2017 by O-20793 N.S.; effective 4-12-2017.) (Amended 9-15-2017 by O-20857 N.S.; effective 10-15-2017.) (Amended 10-17-2017 by O-20859 N.S.; effective 11-16-2017.) (Amended 3-22-2018 by O-20917 N.S.; effective 4-21-2018.) (Amended 5-22-2018 by O-20928 N.S.; effective 6-21-2018.)

Ch. Art. Div. 13 1 4 30

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

(Amended 8-9-2019 by O-21114 N.S. and O-21117 N.S.; effective 9-8-2019.) (Amended 1-8-2020 by O-21163 N.S. and O-21164 N.S.; effective 2-9-2020.) (Amended 8-12-2020 by O-21223 N.S.; effective 10-8-2020.) (Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 4-14-2021 by O-21305 N.S.; effective 5-29-2021.) (Amended 11-23-2021 by O-21391 N.S.; effective 1-6-2022.) (Amended 5-23-2022 by O-21458 N.S.; effective 6-22-2022.) (Amended 3-7-2023 by O-21618 N.S.; effective 5-6-2023.) (Amended 1-16-2024 by O-21758 N.S.; effective 3-16-2024.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

§131.0423 Commercial Use Regulations for Residential Zones

The commercial use regulations identified in this Section are applicable to retail sales, commercial services, and office uses where indicated in Table 131-04B.

  • (a) Medical, dental, and health practitioner offices that do not allow overnight patients are permitted.

  • (b) Use is permitted only in a mixed-use development where the density complies with the applicable land use plan .

  • (c) Use shall be located only on the ground floor of a mixed-use development .

  • (d) A maximum of 10 percent of the total gross floor area of all buildings on the premises may be used for commercial uses subject to the following:

Ch. Art. Div. 13 1 4 31

San Diego Municipal Code (3-2026)

Chapter 13: Zones

  • (1) Eating and drinking establishments shall not exceed 2,000 square feet.

  • (2) All uses or activities shall be conducted entirely within an enclosed building and front onto the primary street . No uses or activities shall be conducted outdoors in the rear yard .

  • (e) Operation shall be limited to hours between 6:00 a.m. and 10:00 p.m., except eating and drinking establishments are limited to hours between 6:00 a.m. and 12:00 a.m.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 4-23-2008 by O-19739 N.S.; effective 5-23-2008.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.)

(Retitled from “Additional Use Regulations for Residential Zones” to “Commercial Use Regulations for Residential Zones” and amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

§131.0430 Development Regulations of Residential Zones

  • (a) Within the residential zones, no structure or improvement shall be constructed, established, or altered, nor shall any premises be used unless the premises complies with the regulations and standards in this division and with any applicable development regulations in Chapter 13, Article 2 (Overlay Zones) and Chapter 14 (General and Supplemental Regulations).

  • (b) A Neighborhood Development Permit or Site Development Permit is required for the types of development identified in Table 143-03A.

  • (c) The regulations in this division apply to all development in the residential base zones whether or not a permit or other approval is required except where specifically identified.

(Added 12-9-1997 by O-18451 N.S) (Amended 10-18-1999 by O-18691 N.S.; effective 1-1-2000.)

Ch. Art. Div. 13 1 4 32

San Diego Municipal Code (3-2026)

Chapter 13: Zones

§131.0431 Development Regulations Table for Residential Zones

The following development regulations apply in the residential zones as shown in Tables 131-04D, 131-04E, 131-04F, and 131-04G.

(a) RS Zones

Table 131-04D Development Regulations for RS Zones

Development Regulations
[See Section 131.0430 for
Development Regulations of
Residential Zones]		 Zone Designator Zones Zones Zones Zones
1st & 2nd >>
3rd >>
4th >>		 RS-

1-		 1- 1- 1- 1- 1- 1-
1 2 3 4 5 6 7
**Max permitted ****density** (DU per_lot_) 1 1 1 1 1 1 1
Min lot area(sf) 40,000 20,000
15,000		 10,000 8,000 6,000 5,000
Min lot dimensions
Lot width (ft) 100 80 75 65 60 60 50
Street frontage(ft)
[See Section 131.0442(a)]		 100 80 75 65 60 60 50
Lot width(corner) (ft) 110 85 80 70 65 65 55
Lot depth(ft) 100 100 100 100 100 95 95
Setback requirements
Min Front_setback_(ft) 25
(1)		 25
(1)		 20
(1)		 20
(1)		 20
(1)		 15
(1)		 15
(1)
Min Side_setback_(ft) 10(2) 8(2) 7(2) 6(2) 5(2) 5(2) 4(2)
Min_Street _side _setback _(ft) 10(2) 8(2) 7(2) 6(2) 6(2) 6(2) 5(2)
Min Rear_setback_(ft) 25
(3)		 25
(3)		 20
(3)		 20
(3)		 20
(3)		 15
(3)		 13
(3)
Setback requirements for resubdivided
**corner ****lots** [See Section 113.0246(f)]		 applies applies applies applies applies applies applies
Max**structure height **(ft) 24/30
(4)		 24/30
(4)		 24/30
(4)		 24/30
(4)		 24/30
(4)		 24/30
(4)		 24/30
(4)

Ch. Art. Div. 13 1 4 33

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Development Regulations
[See Section 131.0430 for
Development Regulations
of Residential Zones]		 Zone
Designator		 Zones Zones
1st & 2nd
>>
3rd >>
4th>>
RS-

1-		 1- 1- 1- 1- 1- 1-
1 2 3 4 5 6 7
Lot coverage for slopinglots
[See Section 131.0445(a)]		 applies applies applies applies applies applies applies
Maxfloor area ratio 0.45 varies
(5)		 varies
(5)		 varies(5) varies
(5)		 varies(5) varies
(5)
Max paving/****hardscape
[See Section 131.0447]		 applies applies applies applies applies applies applies
Accessory uses andstructures
[See Sections 131.0448 and 141.0307]		 applies applies applies applies applies applies applies
Garage regulations
[See Section 131.0449(a)]		 applies applies applies applies applies applies applies
Building spacing
[See Section 131.0450]		 applies applies applies applies applies applies applies
Max thirdstory dimensions
[See Section 131.0460]
--		 applies applies applies applies applies applies
Architectural projections and
encroachments
[See Section 131.0461(a)]		 applies applies applies applies applies applies applies
Supplemental requirements
[See Section 131.0464(a)]
applies		 applies applies applies applies applies applies
Refuse and Recyclable Material
Storage[See Section 142.0805]		 applies applies applies applies applies applies applies
Visibility Area[See Section 113.0273] applies applies applies applies applies applies applies
Dwelling Unit Protection Regulations
[See Chapter 14, Article 3, Division 12]		 applies applies applies applies applies applies applies

Ch. Art. Div. 13 1 4 34

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Development
Regulations
[See Section 131.0430
for Development
Regulations of
Residential Zones]		 Zone
Designator		 Zones
1st & 2nd >>
3rd >>
4th >>		 RS-
1- 1- 1- 1- 1- 1- 1-
8 9 10 11 12 13 14
**Max permitted ****density** (DU per_lot_) 1 1 1 1 1 1 1
**Min lot area **(sf) 40,000 20,000 15,000 10,000 8,000 6,000 5,000
Min lot dimensions
Lot width(ft) 100 80 75 65 60 60 50
street frontage(ft) [See Section
131.0442(a)]		 100 80 75 65 60 60 50
Lot width(corner) (ft) 110 85 80 70 65 65 55
Lot depth(ft) 100 100 100 100 100 95 95
Setback requirements
Min Front_setback_(ft) 25(1) 25(1) 25(1) 20(1) 15(1) 15(1) 15(1)
MinSide setback (ft) 10 8 7 6 5 5 4
Min_Street_ side setback (ft) 20 15 15 10 10 10 10
Min Rear_setback_(ft) 10
(6)		 10
(6)		 10
(6)		 10
(6)		 10
(6)		 10
(6)		 10
(6)
Setback requirements for resubdivided
**corner ****lots** [See Section 113.0246(f)]		 applies applies applies applies applies applies applies
**Max ****structure height** (ft) 35 35 35 35 35 35 35
Lot coverage for slopinglots
[SeeSection 131.0445(a)]		 - - - - - - -
Max floor area ratio
[SeeSection 131.0446(b)]		 0.45 0.60 0.60 0.60 0.60 0.60 0.60
Max paving/****hardscape
[See Section 131.0447]		 applies applies applies applies applies applies applies
Accessory uses andstructures
[See Sections131.0448 and141.0307 ]		 applies applies applies applies applies applies applies
Garage regulations[See Section
131.0449(a)]		 applies applies applies applies applies applies applies
Building spacing [See Section 131.0450] applies applies applies applies applies applies applies
**Max third ** story dimensions - - - - - - -
Architectural projections and
encroachments [See Section 131.0461(a)]		 applies applies applies applies applies applies applies
Supplemental requirements
[See Section 131.0464(a)]		 applies applies applies applies applies applies applies
_Bedroom_regulation(8) - - - - - - -
Refuse and Recyclable Material Storage
[See Section 142.0805]		 applies applies applies applies applies applies applies
Visibility Area[See Section 113.0273] applies applies applies applies applies applies applies
Dwelling Unit Protection Regulations[See
Chapter 14,Article 3,Division 12]
applies		 applies applies applies applies applies applies

Ch. Art. Div. 13 1 4 35

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Footnotes for Table 131-04D

  • 1 For lots where at least one-half of the front 50 feet of the lot depth has a minimum slope gradient of 25 percent, the setback closest to the street frontage may be reduced to a minimum 6 feet.

  • 2 See Section 131.0443(a)(4).

  • 3 See Section 131.0443(a)(2).

  • 4 See Section 131.0444(b).

  • 5 See Section 131.0446(a).

  • 6 See Section 131.0443(a)(3).

(b) RX Zones

Table 131-04E Development Regulations for RX Zones

Development Regulations
[See Section 131.0430 for Development
Regulations of Residential Zones]		 Zone
Designator		 Zones Zones
1st & 2nd >> RX-
3rd >> 1- 1-
4th >> 1 2
Maximum PermittedDensity(DU per_lot_) 1 1
Min Lot Area(sf) [See Section 131.0441] 4,000 3,000
Min lot dimensions
Lot width (ft) 35 35(1)
street frontage(ft) [See Section 131.0442(b)] 35 35(1)
Lot width (corner) (ft) 35 35(1)
Lot depth (ft) 50 50
Setback requirements
Min Front_setback_(ft) [See Section 131.0443(b)(1)] 15 15
Min Side_setback_(ft) [See Section 131.0443(b)(2)]
Detached
Attached		 3/0
0		 3/0
0
Min_Street_Side_Setback_(ft) [See Section 131.0443(b)(2)] 3 3
Min Rear_setback_(ft) [See Section 131.0443(b)(3)] 10 10

Ch. Art. Div.

13 1 4 36

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Chapter 13: Zones

(3-2026)

Development Regulations
[See Section 131.0430 for Development
Regulations of Residential Zones]		 Zone
Designator		 Zones Zones
1st & 2nd >> RX-
3rd >> 1- 1-
4th >> 1 2
Maxstructure height(ft) [See Section 131.0444(c)] 30 30
Max**floor area ratio **[See Section 131.0446(c)] 0.70 0.80
Accessory uses andstructures
[See Sections 131.0448 and 141.0307]		 applies applies
Garage regulations[See Section 131.0449(a)] applies applies
Building spacing[See Section 131.0450] applies applies
Architectural projections andencroachments
[See Section 131.0461(a)]		 applies applies
Requirements for attached units[See Section 131.0462] applies applies
Roof design variation[See Section 131.0463] applies applies
Supplemental regulations[See Section 131.0464(b)] applies applies
Refuse and Recyclable Material Storage[See Section 142.0805] applies applies
Visibility Area[See Section 113.0273] applies applies
Dwelling Unit Protection Regulations[See Chapter 14, Article 3,
Division 12]		 applies applies

Footnote for Table 131-04E

1 If a lot abuts an alley , see Section 131.0442(c).

Ch. Art. Div. 13 1 4 37

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(3-2026)

(c) RT Zones

Table 131-04F

Development Regulations for RT Zones

Development Regulations
[See Section 131.0430 for
Development Regulations of
Residential Zones]		 Zone
Designator
Zones Zones
1st & 2nd >>
3rd >>
4th >>		 RT-

1-		 1- 1- 1- 1-

1		 2 3 4 5
Maximum Permitted Density(DU per_lot_) 1 1 1 1 1
Min Lot Area(sf) [See Section 131.0441] 3,500 3,000 2,500 2,200 1,600
Min Lot Dimensions
Lot Width (ft) 25 25 25 25 18
Street Frontage(ft) 25 25 25 25 18
_Lot_Width (corner) (ft) 25 25 25 25 25
_Lot_Depth (ft) 100 100 90 80 80
Setback Requirements
Min Front_Setback_(ft)
[See Section 131.0443(c)(1)]
Max Front_Setback_(ft)
[See Section 131.0443(c)(1)]		 5
15		 5
15		 5
15		 5
15		 5
10
Side_Setback_(ft)
[See Section 131.0443(c)(2)]		 0 0 0 0 0

Ch. Art. Div. 13 1 4 38

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Development Regulations
[See Section 131.0430 for
Development Regulations of
Residential Zones]		 Zone
Designator

Zones

Zones

Zones

Zones
1st & 2nd >>
3rd >>
4th >>
RT-

1-		 1- 1- 1- 1-

1		 2 3 4 5
Min_Street_Side_Setback_(ft) 5 5 5 5 5
Min Rear_Setback_(ft) 3 3 3 3 3
Max S_tructure_Height[See 131.0444(d)]
1 and 2_story_buildings (ft)
slab_floor_
raised floor		 21
25		 21
25		 21
25		 21
25		 21
25
3_story_buildings (ft)
slab_floor_
raised floor		 31
35		 31
35		 31
35		 31
35		 31
35
Max L_ot_Coverage(%)
[See Section 131.0445(b)]		 60 65 70 75 75
Max F_loor_A_rea_Ratio[See 131.0446(d)]
1 and 2_story_buildings 0.85 0.95 1.00 1.10 1.20
3_story_buildings 1.20 1.30 1.40 1.50 1.60
_Accessory_uses and structures
[See Sections 131.0448 and 141.0307]		 applies applies applies applies applies
Garage Regulations[See Section 131.0449(b)] applies applies applies applies applies
Parkway Requirement[See Section 131.0452] applies applies applies applies applies
_Architectural_Projections and Encroachments
[See Section 131.0461(b)]		 applies applies applies applies applies
Supplemental Requirements
[See Section 131.0464(c)]		 applies applies applies applies applies
Refuse and Recyclable Material Storage
[See Section 142.0805]		 applies applies applies applies applies
Visibility Area[See Section 113.0273] applies applies applies applies applies
Dwelling Unit Protection Regulations[See
Chapter 14, Article 3, Division 12]		 applies applies applies applies applies

Ch. Art. Div. 13 1 4 39

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(3-2026)

(d) RM Zones

Table 131-04G Development Regulations for RM Zones

Development
Regulations
[See Section
131.0430 for
Development
Regulations of
Residential
Zones]		 Zone
Designator
Zones Zones
1st & 2nd
>>
3rd >>
4th >>
RM-

1-		 1- 1- 2- 2- 2-

1		 2 3 4 5 6
Maximum permitted
density(1),(2)(sf per DU)		 3,000 2,500 2,000 1,750 1,500 1,250
Min lot area(sf) 6,000 6,000 6,000 6,000 6,000 6,000
Min lot dimensions
Lot width (ft) 50 50 50 50 50 50
Street frontage(ft)
[See Section 131.0442(a)]		 50 50 50 50 50 50
Lot width (corner) (ft) 55 55 55 55 55 55
Lot depth (ft) 90 90 90 90 90 90
Setback requirements
Min Front_setback_(ft)
Std Front_Setback_(ft)		 15(3)
20(3)		 15(3)
20(3)		 15(3)
20(3)		 15(7)
20(7)		 15(7)
20(7)		 15(7)
20(7)
Min Side_setback_(ft)
Std Side_Setback_(ft)		 5(4)
8(4)		 5(4)
8(4)		 5(4)
8(4)		 5(8)
-		 5(8)
-		 5(8)
-
Min_Street_side_setback_(ft) 10(5) 10(5) 10(5) 10(9) 10(9) 10(9)
Min Rear_setback_(ft) 15(6) 15(6) 15(6) 15(10) 15(10) 15(10)
Setback requirements for
resubdivided cornerlots
[See Section 113.0246(f)]		 applies applies applies applies applies applies
Maxstructure height(ft) 30(17) 30(17) 30(17) 40(18, 37) 40(18, 37) 40(18, 37)
Maxlot coverage - - - - - -
Maxfloor area ratio
1 to 2_dwelling units_ 0.75 0.90 1.05 1.20(29) 1.35 1.50
3 to 7_dwelling units_ 1.0(39) 1.0 1.05 1.20(38) 1.35 1.50

Ch. Art. Div. 13 1 4 40

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Development
Regulations
[See Section
131.0430 for
Development
Regulations of
Residential
Zones]		 Zone
Designator
Zones Zones
1st & 2nd
>>
3rd >>
4th >>
RM-

1-		 1- 1- 2- 2- 2-

1		 2 3 4 5 6
8 or more_dwelling units_ 1.25(39) 1.25 1.25(39) 1.25(39) 1.35 1.50
_Floor Area Ratio_Bonus for
Child Care [See Section
131.0446(e)]
applies		 applies applies applies applies applies
Accessory uses and
structures
[See Section 131.0448]		 applies applies applies applies applies applies
Ground_-floor_Height
[See Section 131.0451]		 - - - - - -
Lot consolidation
regulations
[See Section 131.0453(a)]		 applies applies - - - -
Private exterior open
space		 applies(22) applies(22) applies(22) applies(23) applies(23) applies(23)
Common open space
[See Section 131.0456		 applies applies applies applies applies applies
Architectural projections
andencroachments		 Permitted(15) Permitted(15) Permitted(15) Permitted(16) Permitted(16) Permitted(16)
Supplemental
requirements		 applies(26) applies(26) applies(26) applies(27) applies(27) applies(27)
Refuse and Recyclable
Material Storage
[See Section 142.0805]		 applies applies applies applies applies applies
Visibility Area
[See Section 113.0273]		 applies applies applies applies applies applies
_Dwelling Unit_Protection
Regulations[See Chapter
14, Article 3, Division 12]		 applies applies applies applies applies applies

Ch. Art. Div. 13 1 4 41

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Chapter 13: Zones

(3-2026)

Development
Regulations
[See Section
131.0430 for
Development
Regulations
of Residential
Zones]
Zone
Designator
Zones Zones

1st & 2nd
>>
3rd >>
4th >>
RM

3-		 3- 3- 4- 4- 5

7		 8 9 10 11 12
Maximum permitted
density(1),(2)(sf per DU)		 1,000 800 600 400 200 1,000(36)
Min lot area(sf) 7,000 7,000 7,000 7,000 7,000 10,000
Min lot dimensions
Lot width (ft) 70 70 70 100 100 100
Street frontage(ft)
[See Section 131.0442(a)]
70		 70 70 100 100 100
Lot width (corner) (ft) 75 75 75 100 100 100
Lot depth (ft) 100 100 100 100 100 100
Setback requirements
Min Front_setback_(ft)
Std Front_Setback_(ft)		 10(11)
20(11)		 10(11)
20(11)		 10(11)
20(11)		 varies(14) varies(14) 15(30)
Min Side_setback_(ft)
Std Side_Setback_(ft)		 5(12)
-		 5(12)
-		 5(12)
-		 varies(14)
-		 varies(14)
-		 4(31)
-
Min_Street_side
s_etback_(ft)		 10(13) 10(13) 10(13) varies(14) varies(14) 10(32)
Min Rear_setback_(ft) 5 5 5 varies(14) varies(14) 15(33)
Setback requirements
for resubdivided corner
lots
[See Section 113.0246(f)]		 applies applies applies applies applies -
Maxstructure height(ft) 40(37) 50(37) 60(37) -(37) -(37) -(37)
Maxlot coverage - - - - - applies(34)
Maxfloor area ratio 1.80 2.25 2.70 3.60 7.20 1.80(35)
_Floor Area Ratio_Bonus
for Child Care [See
Section 131.0446(e)]		 applies applies applies applies applies applies
Accessory uses and
structures
[See Section 131.0448		 applies applies applies applies applies applies
Ground-****floor Height
[See Section 131.0451]		 - applies applies applies applies applies
Lot consolidation
regulations		 - - - - - -

Ch. Art. Div.

13 1 4 42

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Development
Regulations
[See Section
131.0430 for
Development
Regulations
of Residential
Zones]
Zone
Designator
Zones Zones

1st & 2nd
>>
3rd >>
4th >>
RM

3-		 3- 3- 4- 4- 5

7		 8 9 10 11 12
Private exterior open
space		 applies(24) applies(24) applies(24) applies(25) applies(25) applies(25)
Common open space
[See Section 131.0456]		 applies applies applies applies applies applies
Architectural
Projections and
encroachments		 Permitted(16) Permitted(16) Permitted(16) Permitted(16) Permitted(16) Permitted(16)
Supplemental
requirements		 applies(28) applies(28) applies(28) - - -
Refuse and Recyclable
Material Storage
[See Section 142.0805]		 applies applies applies applies applies applies
Visibility Area
[See Section 113.0273]		 applies applies applies applies applies applies
Dwelling Unit Protection
Regulations[See Chapter
14, Article 3, Division
12]

applies		 applies applies applies applies applies

Footnotes for Table 131-04G

  • 1 One dwelling unit per specified square foot of lot area as determined in accordance with Section 113.0222.

  • 2 An exception to the maximum permitted density may be permitted in accordance with Chapter 14, Article 3, Division 7 (Affordable Housing Regulations).

  • 3 See Section 131.0443(d)(1).

  • 4 See Section 131.0443(d)(2).

  • 5 See Section 131.0443(d)(3).

  • 6 See Section 131.0443(d)(4).

  • 7 See Section 131.0443(e)(1).

  • 8 See Section 131.0443(e)(2).

  • 9 See Section 131.0443(e)(3).

  • 10 See Section 131.0443(e)(4).

Ch. Art. Div. 13 1 4 43

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Chapter 13: Zones

11 See Section 131.0443(f)(1).

12 See Section 131.0443(f)(2).

13 See Section 131.0443(f)(3).

14 See Section 131.0443(g).

15 See Section 131.0461(a).

16 See Section 131.0461(c).

17 See Section 131.0444(e)

18 See Section 131.0444(f).

22 See Section 131.0455(a).

23 See Section 131.0455(b).

24 See Section 131.0455(c).

25 See Section 131.0455(d).

26 See Section 131.0464(d).

27 See Section 131.0464(e).

28 See Section 131.0464(f).

  • 29 With the Peninsula and Ocean Beach community plan areas, the maximum floor area ratio is 0.70.

  • 30 See Section 131.0443(h)(1).

  • 31 See Section 131.0443(h)(2).

  • 32 See Section 131.0443(h)(3).

  • 33 See Section 131.0443(h)(4).

  • 34 See Section 131.0445(c).

  • 35 See Section 131.0446(f).

  • 36 Within the La Jolla, Pacific Beach, and Torrey Pines community plan areas, the maximum permitted density is one dwelling unit or two guest rooms for each 1,500 square feet of lot area.

  • 37 Within the Coastal Height Limit Overlay Zone in the Peninsula Community Plan area, the base zone maximum structure height shall be 30 feet, which shall be determined in accordance with Section 113.0270(a)(4)(D).

  • 38 With the Peninsula and Ocean Beach community plan areas, the maximum floor area ratio is 1.0.

  • 39 For development within a historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated as a historical resource consistent with Chapter 12, Article 3, Division 2 of the San Diego Municipal Code, the maximum floor area ratio shall not increase.

Ch. Art. Div. 13 1 4 44

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Chapter 13: Zones

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000) (Amended 6-19-2000 by O-18814 N.S.) ( Amended 8-1-2007 by O-19650 N.S.; effective 8-31-2007.) (Amended 11-13-08 by O-19805 N.S; effective 12-13-2008.) (Amended 11-13-08 by O-19799 N.S; effective 12-13-2008.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 4-5-2016 by O-20634 N.S.; effective 5-5-2016.) (Amended 8-4-2016 by O-20704 N.S.; effective 8-27-2016.)

ended 11-13-08 by O-19799 N.S; effective 12-13-2008.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 4-5-2016 by O-20634 N.S.; effective 5-5-2016.) (Amended 8-4-2016 by O-20704 N.S.; effective 8-27-2016.)_

[Editors Note: Amendments as adopted by O-20704 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20704-SO.pdf ]

(Amended 12-1-2016 by O-20755 N.S.; effective 12-18-2016.) (Amended 2-3-2017 by O-20789 N.S.; effective 3-5-2017.)

[Editors Note: Amendments as adopted by O-20789 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment. Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20789-SO.pdf ]

(Amended 3-22-2018 by O-20916 N.S.; effective 4-21-2018.) (Amended 3-22-2018 by O-20917 N.S.; effective 4-21-2018.) (Amended 1-8-2020 by O-21164 N.S.; effective 2-9-2020.) (Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 3-7-2023 by O-21618 N.S.; effective 5-6-2023.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

(Amended 3-25-2025 by O-21934 N.S.; effective 4-24-2025.)

Ch. Art. Div. 13 1 4 45

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(3-2026)

[Editors Note: Amendments as adopted by O-21934 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21934-SO.pdf ]

131.0441 Minimum Lot Area in Residential Zones

In the RX and RT zones, lots served by alley access may use a portion of the alley to meet the minimum lot area requirement. Up to one-half the width of the abutting alley , not to exceed 10 feet, may be applied toward the total lot area provided the alley area does not exceed 10 percent of the minimum lot area requirement. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0442 Minimum Lot Dimensions in Residential Zones

  • (a) Exception to Street Frontage in the RS and RM Zones

The minimum street frontage for any lot in the RS and RM zones that fronts principally on a turnaround or curving street with a centerline radius of less than 100 feet, is 60 percent of the street frontage specified for the zone in which the lot is located as shown in Diagram 131-04A.

Diagram 131-04A Lot Frontage on Curving Street

==> picture [110 x 42] intentionally omitted <==

==> picture [159 x 30] intentionally omitted <==

----- Start of picture text -----
Frontage
Radius less (60% of zone
than 100' requirement)
----- End of picture text -----

==> picture [111 x 41] intentionally omitted <==

Ch. Art. Div. 13 1 4 46

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(b) Exception to Minimum Street Frontage in the RX Zones The minimum street frontage is 28.5 feet for any lot in the RX zones that fronts principally on a turnaround or curving street with a centerline radius of less than 100 feet.

  • (c) Minimum Lot Dimensions in the RX-1-2 Zone

Where a lot in the RX-1-2 zone abuts an alley and access is taken from the alley , the indicated minimum lot dimensions are as follows: Lot Width 25 feet Street Frontage 25 feet Lot Width (corner) 25 feet

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

§131.0443 Setback Requirements in Residential Zones

  • (a) Setbacks in RS Zones

    • (1) Front Setbacks in RS Zones

For that portion of a lot that fronts a cul-de-sac, the minimum front setback may be reduced 5 feet below the requirement specified in Table 131-04D; however, in no case shall the setback be less than 5 feet.

  • (2) Rear Setback in the RS-1-1, RS-1-2, RS-1-3, RS-1-4, RS-1-5, RS-1-6, RS-1-7 Zones

    • (A) The required rear setback is at least the dimension shown in Table 141-04D, except as follows:

      • (i) For lots less than 100 feet in depth, the rear setback is at least 10 percent of the lot depth, but not less than 5 feet; and

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  • (ii) For lots greater than 150 feet in depth, the rear setback is at least 10 percent of the lot depth or the dimension shown in Table 131-04D, whichever is greater.

  • (B) Where a rear yard abuts an alley , one-half of the alley width, but not more than 10 feet, may be counted toward the required rear setback . In no case shall a rear setback using this provision be less than 5 feet on the premises . See Diagram 131-04B.

Diagram 131-04B Rear Yard Abutting Alley

==> picture [289 x 44] intentionally omitted <==

----- Start of picture text -----
ALLEY
C L
Rear setback One-half of alley width (10' max)
Rear yard 5' min on the premises
----- End of picture text -----

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  • (C) Where access for parking is taken from the alley and the parking spaces are not parallel to the alley , a minimum distance of 21 -

  • feet shall be provided between the edge of the alley public right of - way opposite the lot and the outside edge of the parking garage or parking stall closest to the alley . See Diagram 131-04C.

Diagram 131-04C Parking Adjacent to Alley

==> picture [214 x 194] intentionally omitted <==

----- Start of picture text -----
ALLEY
CL
21' m in
Rea r y a rd 5' m in
Garage
ALLEY
CL
21' m in
Rea r y a rd 5' m in
Park ing
s pac e
----- End of picture text -----

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(3-2026)

  • (3) Rear Setback in the RS-1-8, RS-1-9, RS-1-10, RS-1-11, RS-1-12, RS-113, and RS-1-14 Zones

For lots that are served by alley access, the rear setback may be reduced to 4 feet.

  • (4) Side and Street Side Setbacks in RS Zones

    • (A) For lots where the lot width is less than the minimum required lot width of the applicable zone as shown in Table 131-04D, each side setback shall be 8 percent of the lot width.

    • (B) Side setback relocation for lots greater than 50 feet in width.

  • (i) The required side setbacks may be reallocated where the combined dimensions of each side setback would meet or exceed the combined total indicated in Table 131-04D. Once a side setback is reallocated and established at a dimension less than the total indicated in Table 131-04D, all additions to the primary structure shall maintain the established side setback. 

       - (ii) A reallocated side _setback_ shall not be reduced to less than 4 feet. 

   - (iii) A reallocated _street_ side _setback_ shall not be reduced to less than 10 feet.

  • (b) Setbacks in RX Zones

    • (1) Front Setback in RX Zones

RX zone developments exceeding a total of four dwelling units are required to provide variable from setbacks as follows:

  • (A) Front setbacks of 15 feet are required for at least 25 percent of the total dwelling units , 10-foot front setbacks are required for at least 25 percent of the total dwelling units , and 20-foot front setbacks are required for at least 25 percent of the total dwelling units ;

  • (B) No more than 40 percent of the total number of dwelling units are permitted to have front setbacks in any one category (i.e., 10 feet, 15 feet, or 20 feet) described in 131.0443(b)(1)(A); and

Ch. Art. Div. 13 1 4 50

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  • (C) Variable front setbacks described in this section shall be established by easement at the time of tentative map approval. The easements shall be established at the time of zone application if lots are existing and no map is proposed. If a Planned Development Permit is processed, the variable setbacks may be established with the permit in lieu of creating easements.

  • (2) Side and Street Side Setbacks in RX Zones

    • (A) For detached dwellings, the following shall apply:

      • (i) Minimum side and street side setbacks are at least 3 feet or 10 percent of the lot width, whichever is greater, but is not required to be more than 5 feet;

      • (ii) No side setback is required for one side only provided the side with no setback is adjacent to other property within an RX zone; and

      • (iii) A separation of at least 10 feet between buildings must be observed on at least one side of each building.

    • (B) For attached dwellings, the following shall apply:

      • (i) No side setback shall be observed on one side, excluding street side yard;

      • (ii) The opposite side setback is 6 feet or 20 percent of the lot width, whichever is greater, but is not required to be more than 10 feet. This side setback may be 4 feet if a vertical offset in the structure’s side wall is provided so that a yard area within the building envelope is provided that is equal to or exceeds the area projecting into the required yard . See Diagram 131-04D.

Ch. Art. Div. 13 1 4 51

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Diagram 131-04D Side Yard Offset in the RX Zones

==> picture [386 x 216] intentionally omitted <==

----- Start of picture text -----
Limits of building envelope
Rear yards 8' S tandard side setback
4'
Side setback
side setback 8' Building Building
Projection into standard yard
Yard area provided
Zero side within building envelope
setback
Front yards
40' 40'
CL
STREET
----- End of picture text -----

     - (iii) Each separate _dwelling unit_ shall have its own side _yard_ wall construction that may abut another _dwelling unit_ at the common _property line_ . Common wall construction between two _dwelling units_ is not permitted.

  • (3) Rear Setback in RX Zones

    • Rear setbacks shall be at least 10 feet or, if alley access exists, at least 4 feet.

  • (c) Setbacks in RT Zones

    • (1) Front Setback in RT Zones

      • (A) The minimum front setback is 10 percent of the depth of the lot , and in no case shall be less than 5 feet or more than 15 feet. At least some portion of the building facade shall be located within 1 foot of the setback line .

      • (B) 50 percent of the front building facade may encroach into the required front yard in accordance with Section 131.0461(b) provided that all supplemental requirements are met as set forth in Section 131.0464(c).

Ch. Art. Div. 13 1 4 52

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  • (2) Side Setbacks in RT Zones

    • (A) Side yards are not permitted except for lightwells and court yards , as shown in Diagram 131-04E, which shall be a minimum of 6 feet by 10 feet.

Diagram 131-04E Lightwells and Courtyards in the RT Zones

==> picture [218 x 96] intentionally omitted <==

----- Start of picture text -----
Zero s ide s etbac k Building
6 ' min
Lightw ell /C ourty ar d 10' min Zero s ide s etbac k
----- End of picture text -----

==> picture [175 x 15] intentionally omitted <==

----- Start of picture text -----
CL
STR EET
----- End of picture text -----

  - (B) Each separate _dwelling unit_ shall have its own side _yard_ wall construction that may abut another _dwelling unit_ at the common _property line_ . Common wall construction between two _dwelling units_ is not permitted. 

  - (C) A minimum side _setback_ of 3 feet is required adjacent to any _lot_ that is not within an RT zone. 

  - (D) Windows or doors adjacent to side _setbacks_ are only permitted when the distance between the window or door and the _property line_ is a minimum of 5 feet or when the side _setback_ is a _street_ side _yard._

  • (d) Setbacks in RM-1-1, RM-1-2, RM-1-3 Zones

    • (1) Front Setback in RM-1-1, RM-1-2, RM-1-3 Zones

Ch. Art. Div. 13 1 4 53

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  • (A) Up to 50 percent of the width of the building envelope may observe the minimum 15-foot front setback , provided the remaining percentage of the building envelope width observes the standard 20-foot setback . This may occur on a floor -by- floor basis. See Diagram 131-04F.

Diagram 131-04F

Standard/Minimum Front Setback

==> picture [393 x 408] intentionally omitted <==

----- Start of picture text -----
L 20' Standard
front setback
Front yard
Width of
Building envelope building
On a floor by floor basis, a max of envelope
50% of the width of the building envelope
may observe the min front setback
15" Min
front setback
Building
CL
C
minsetback standard
setback
STREET
Max 50%
Building envelope width
envelope widthof building
STREET
----- End of picture text -----

  • (B) For any portion of a lot that fronts on a curving street with a centerline radius of less than 100 feet, the standard setback is 10 feet, and the minimum setback is 5 feet.

Ch. Art. Div. 13 1 4 54

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  • (2) Side Setbacks in RM-1-1, RM-1-2, RM-1-3 Zones

    • (A) Up to 50 percent of the length of the building envelope on one side of the premises may observe the minimum 5-foot side setback , provided the remaining percentage of the building envelope length observes at least the standard side setback of 8 feet or 10 percent of the lot width, whichever is greater.

One hundred percent of the length of the building envelope on the opposite side may observe the minimum side setback of 5 feet. See Diagram 131-04G.

Diagram 131-04G Standard/Minimum Side Setback

==> picture [234 x 232] intentionally omitted <==

----- Start of picture text -----
Rear setback
5' min side 8' or 10% of lot width
setback (standard side setback)
5' Min side setback
Length of
building envelope Building
Min side setback for no
more than 50% of length
of building envelope
Standard front setback
Front yard
C
L
STREET
----- End of picture text -----

  • (B) Exception: The minimum and standard side setbacks are at least 4 feet for a premises that is less than 50 feet but more than 25 feet wide. The minimum and standard side setbacks are at least 3 feet for a premises that is 25 feet wide or less.

  • (C) Where there is an existing development on the premises with the side setback less than the current requirement and the building is to be maintained, new development may observe the existing side setback for 50 percent of the length of the building envelope on a floor -by- floor basis.

Ch. Art. Div. 13 1 4 55

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  • (3) Street Side Setback in RM-1-1, RM-1-2, RM-1-3 Zones

The minimum street side setback is at least 10 feet or 10 percent of the premises width, whichever is greater.

  • (4) Rear Setback in RM-1-1, RM-1-2, RM-1-3 Zones

Where a rear yard abuts an alley , one-half of the alley width, but not more than 10 feet, may be counted toward the required rear yard . In no case shall a rear setback using this provision be less than 5 feet.

  • (e) Setbacks in RM-2-4, RM-2-5, RM-2-6 Zones

    • (1) Front Setback in RM-2-4, RM-2-5, RM-2-6 Zones

  • (A) Up to 50 percent of the width of the building envelope may observe the minimum 15-foot front setback , provided the remaining percentage of the building envelope width observes the standard 20-foot setback . This may occur on a floor -by- floor basis. 

    - (B) For any portion of a _lot_ that fronts on a curving _street_ with a centerline radius of less than 100 feet, the standard front _setback_ is 10 feet and the minimum _setback_ is 5 feet.

    • (2) Side Setbacks in RM-2-4, RM-2-5, RM-2-6 Zones

      • (A) The minimum side setback is 5 feet or 10 percent of the premises width, whichever is greater.

      • (B) Exception: The minimum side setback is 4 feet for a premises that is 40 to 50 feet in width.

      • (C) For lots with less than 40 feet in width, each side setback may be reduced to 10 percent of the lot width but shall not be reduced to less than 3 feet.

    • (3) Street Side Setback in RM-2-4, RM-2-5, RM-2-6 Zones

      • (A) The minimum street side setback is 10 feet or 10 percent of the premises width, whichever is greater.

      • (B) Street Side Yard Encroachment Option. Up to 50 percent of the building facade may encroach up to 5 feet into the required street side yard. The encroachment may occur on a floor-by- floor basis. See Diagram 131-04H.

Ch. Art. Div. 13 1 4 56

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(3-2026)

Diagram 131-04H

Street Side Yard Encroachment Option

==> picture [397 x 181] intentionally omitted <==

----- Start of picture text -----
CL
Setback lines
Front
yard Building
STREET
5' Maximum
Street side setback:
encrochment Street side yard 10' or 10% of lot width
Max 50% of length
of building facade
Length of building facade
CL
STREET
----- End of picture text -----

  • (4) Rear Setback in RM-2-4, RM-2-5, RM-2-6 Zones

Where a rear yard abuts an alley , one-half of the alley width, but not more than 10 feet, may be counted toward the required rear yard . In no case shall a rear setback using this provision be less than 5 feet.

  • (f) Setbacks in RM-3-7, RM-3-8, RM-3-9 Zones

    • (1) Front Setback in RM-3-7, RM-3-8, RM-3-9 Zones

      • (A) Up to 50 percent of the width of the building envelope may observe the minimum 10-foot front setback , provided the remaining percentage of the building envelope width observes the standard 20-foot setback . This may occur on a floor -by- floor basis.

      • (B) For any portion of a lot that fronts on a curving street with a centerline radius of less than 100 feet, the standard front setback is 10 feet and the minimum setback is 5 feet.

    • (2) Side Setbacks in RM-3-7, RM-3-8, RM-3-9 Zones

      • (A) The minimum side setback is 5 feet or 10 percent of the premises width, whichever is greater.

Ch. Art. Div. 13 1 4 57

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  • (B) Up to 50 percent of the length of the building adjacent to the side yard may be placed anywhere between the side setback and the property line , provided that no encroaching element shall exceed 30 feet in length, that encroaching elements are separated by at least 6 feet, and that each dwelling unit has access to either the front or rear of the lot. See Diagram 131-04I.

Diagram 131-04I Zero Side Setback Option

==> picture [330 x 216] intentionally omitted <==

----- Start of picture text -----
CL
Front Rear
yard Building yard
Side yard 5' Side setback
'A' 6' 'B'
30' max min 30' max
Length of building at side yard
NOTE: The total length of 'A' plus 'B' shall not
exceed 50% of the length of the building at side yard.
STREET
----- End of picture text -----

  • (3) Street Side Setback in RM-3-7, RM-3-8, RM-3-9 Zones

    • (A) The minimum street side setback is 10 feet or 10 percent of the premises width, whichever is greater.

    • (B) Up to 50 percent of the building facade may encroach up to 5 feet into the required street side yard.

Ch. Art. Div. 13 1 4 58

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  • (g) Setbacks in RM-4-10, RM-4-11 Zones

    • (1) Two contiguous yards must observe setbacks of at least 15 feet on the northerly and easterly elevations, as shown in Diagram 131-04J.

Diagram 131-04J Contiguous Yard Requirement

==> picture [393 x 150] intentionally omitted <==

----- Start of picture text -----
N Northerly property line
15'
setback
15'
setback
Easterly
property line
No setbacks
required along
remaining
two property lines
----- End of picture text -----

  • (2) The side yard and rear yard shall equal the requirements of the adjacent residential zone if that zone is more restrictive.

  • (h) Setback Requirements in the RM-5-12 Zone

    • (1) Front Setback in the RM-5-12 Zone

The minimum front setback is 10 feet for any portion of a lot that fronts on a turnaround or on a curving street with a centerline radius of less than 100 feet.

  • (2) Side Setback in the RM-5-12 Zone

The minimum side setback specified in Table 131-04G shall be increased 3 feet for each 12 feet of structure height over 24 feet.

  • (3) Street Side Setback in the RM-5-12 Zone

The minimum street side setback is as indicated in Table 131-04G, except as follows:

Ch. Art. Div. 13 1 4 59

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  • (A) 9 feet for any lot that is at least 45 but less than 50 feet wide; (B) 8 feet for any lot that is at least 40 but less than 45 feet wide;

  • (C) 7 feet for any lot that is at least 35 but less than 40 feet wide;

  • (D) 6 feet for any lot that is at least 30 but less than 35 feet wide; and

  • (E) 5 feet for any lot that is less than 30 feet wide.

  • (4) Rear Setback in the RM-5-12 Zone

The rear setback specified in Table 131-04G shall be increased 3 feet for each 12 feet of structure height over 24 feet.

(Amended 6-12-2001 by O-18948 N.S.; effective 12-12-2001.) (Amended 11-28-2005 by O-19444 N.S.; effective 2-9-2006.) (Amended 3-1-2006 by O-19468 N.S.; effective 4-1-2006.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 7-2-2013 by O-20268 N.S.; effective 8-2-2013.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 3-7-2023 by O-21618 N.S.; effective 5-6-2023.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

Ch. Art. Div. 13 1 4 60

San Diego Municipal Code (3-2026)

Chapter 13: Zones

§131.0444 Angled Building Envelope Plane / Maximum Structure Height in Residential Zones

  • (a) Maximum structure height shall not exceed the height of the angled building envelope plane, which connects the maximum structure height adjacent to the setback and the overall maximum structure height as determined by the underlying base zone and the requirements below. Encroachments beyond the building envelope are subject to the requirements in Section 131.0461.

  • (b) The angle of the building envelope plane is based on lot width as established in Table 131-04H.

Table 131-04H

Required Angle Building Envelope Plane

Lot Width: Angle of Plane ¹
Less than75feet 45 degrees
75feet to150feet 30 degrees
Greater than 150feet Not Applicable

Footnote for Table 131-04H

  • ¹ The angled planes are measured from the vertical axis inward.

    • (c) The maximum structure height requirements for the RS-1-1, RS-1-2, RS-1-3, RS-1-4, RS-1-5, RS-1-6, RS-1-7, and RX zones are stated in Tables 131-04D and 131-04E. The angled building envelope plane shall be required adjacent to required side yards . Angled building envelope planes are also required adjacent to front and street side yards in cases where the maximum structure height exceeds 27 feet. The angled building envelope plane shall be measured in accordance with Diagram 131-04L.

Ch. Art. Div. 13 1 4 61

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Diagram 131-04L Angled Building Envelope Planes in RS, RX, and RT Zones

==> picture [234 x 188] intentionally omitted <==

----- Start of picture text -----
Front, side, or street side property line
Outline of building envelope
cross section
Angle
Maximum Building Envelope
structure height
24'(RS & RX
zones)
27'(RT zone)
Required
front, side, or street
side setback
----- End of picture text -----

  • (d) The maximum structure height requirements for RT zones are stated in Table 131-04F. For buildings with a slab foundation, the maximum permitted structure height is 21 feet for one- and two-story structures or 31 feet for threestory structures . For buildings with a conventional raised floor, the maximum permitted structure height is 25 feet for one- and two-story structures or 35 feet for three-story structures . For buildings with sloped roofs with at least a 3:12 pitch (3 vertical feet to 12 horizontal feet), the maximum permitted structure height is increased by 5 feet. In all cases, unless otherwise excepted, the height of the building envelope above 27 feet adjacent to the front setback line is established by a 30-degree angled building envelope plane slanting inward to the maximum permitted structure height . The angled building envelope planes shall be measured in accordance with Diagram 131-04L.

  • (e) The maximum structure height requirements for the RM-1-1, RM-1-2, and RM-1-3 zones are stated in Table 131-04G. The angled building envelope plane requirements apply as follows:

  • (1) At the front setback line , the height of the building envelope above 19 feet at the minimum setback and 24 feet at the standard setback, is established by a 45-degree angled building envelope plan sloping inward to the maximum permitted 30-foot structure height limit, as shown in Diagram 131-04M.

Ch. Art. Div. 13 1 4 62

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Diagram 131-04M Angled Building Envelope at Front Setback

==> picture [299 x 190] intentionally omitted <==

----- Start of picture text -----
Front property line Outline of building envelope
cross section
450
angle
30' Building Envelope
24'
19'
Min
front setback
Standard
front setback
----- End of picture text -----

  • (2) At the side setback line , the height of the building envelope above 24 feet in height is established by a 45-degree building envelope plane sloping inward to the maximum permitted 30-foot structure height .

  • (f) The maximum structure height requirements for the RM-2-4, RM-2-5, and RM-2-6 zones are stated in Table 131-04G. At the side setback lines , the maximum height of the building envelope above 30 feet in height is established by a 60-degree angled building envelope plane sloping inward from the side setback lines to the maximum permitted 40-foot structure height .

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 11-28-2005 by O-19444 N.S.; effective 2-9-2006.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.)

Ch. Art. Div. 13 1 4 63

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§131.0445 Lot Coverage in Residential Zones

  • (a) In the RS-1-1, RS-1-2, RS-1-3, RS-1-4, RS-1-5, RS-1-6, and RS-1-7 zones and in small lot subdivisions in accordance with Section 143.0365, the maximum permitted lot coverage is 50 percent on any premises where more than 50 percent of the premises contains steep hillsides .

  • (b) In the RT zones, garages of 525 square feet of floor area or less are not included in the calculation of lot coverage . Bay windows and turrets, when built at ground level, count as coverage. Roofed entryways (porches) and balconies with at least two elevations that are a minimum of 40 percent open do not count as coverage.

  • (c) In the RM-5-12 zone, maximum lot coverage is 50 percent for interior lots and 60 percent for corner lots , except that maximum lot coverage for any premises that has a building exceeding 4 stories or 48 feet in height shall be reduced in accordance with Table 131-04I.

Table 131-04I Lot Coverage in RM-5-12 Zone

Stories orStructure Height MaximumLot Coverage
1-4_stories_or 48 feet 50/60%
5_stories_or 60 feet 37%
6_stories_or 72 feet 32%
7_stories_or 84 feet 28%
8_stories_or 96 feet 25%
9_stories_or 108 feet 23%
More than 10_stories_or 120 feet 21%

(Added 12-9-1997 by O-18451 N.S.)

(Amended 10-18-1999 by O-18691 N.S.; effective 1-1-2000.) (Amended 5-5-2015 by O-20483 N.S.; effective 6-4-2015.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

Ch. Art. Div. 13 1 4 64

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Chapter 13: Zones

§131.0446 Maximum Floor Area Ratio in Residential Zones

  • (a) Floor Area Ratio for the RS-1-2, RS-1-3, RS-1-4, RS-1-5, RS-1-6, RS-1-7 Zones

    • (1) The maximum permitted floor area ratio is based on the lot area in accordance with Table 131-04J:

Table 131-04J

Maximum Floor Area Ratio in RS-1-2, RS-1-3, RS-1-4, RS-1-5, RS-1-6, RS-1-7 Zones

Lot Area
(square feet)		 Floor Area Ratio
3,000 and less 0.70
3,001 - 4,000 0.65
4.001 - 5,000 0.60
5,001 - 6,000 0.59
6,001 - 7,000 0.58
7,001 - 8,000 0.57
8,001 - 9,000 0.56
9,001 - 10,000 0.55
10,001 - 11,000 0.54
11,001 - 12,000 0.53
12,001 - 13,000 0.52
13,001 - 14,000 0.51
14,001 - 15,000 0.50
15,001 - 16,000 0.49
16,001 - 17,000 0.48
17,001 - 18,000 0.47
18,001 - 19,000 0.46
19,001 and greater 0.45

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  • (2) For lots that exceed the minimum lot area required by the applicable zone and where more than 50 percent of the lot area contains steep hillsides , the maximum permitted floor area ratio shall be based on the following:

    • (A) The area of the site not containing steep hillsides or the minimum lot area required by the applicable zone, whichever is greater; plus

    • (B) 25 percent of the remaining lot area not included in (A), above.

  • (b) In the RS-1-8, RS-1-9, RS-1-10, RS-1-11, RS-1-12, RS-1-13, and RS-1-14 zones, up to 400 square feet of garage area shall be excluded from the calculation of gross floor area .

  • (c) In the RX zone, the calculation of floor area ratio shall be based on the minimum lot area of the zone, or the area of the lot with a gradient less than 10 percent, whichever is greater.

  • (d) In the RT zones, up to 525 square feet of garage area may be excluded from the calculation of gross floor area .

  • (e) In the RM zones, on lots over 10,000 square feet, a floor area ratio bonus over the otherwise maximum allowable gross floor area is permitted at the rate of 10 square feet of additional gross floor area for each 1 square foot of gross floor area if a child care facility is added to the total area of the premises when determining the floor area ratio for a development . The area designated for the child care facility must maintain an ‘E’ occupancy permit for a minimum of 10 years from the time of construction permit issuance and must comply with the requirements of Section 141.0606 (Child Care Facilities).

  • (f) In the RM-5-12 zone, the maximum permitted floor area ratio for buildings exceeding 4 stories or 48 feet of structure height shall be increased in accordance with Table 131-04K.

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Table 131-04K

Floor Area Ratio in the RM-5-12 Zone

Stories orStructure Height MaximumFloor Area Ratio
1-4_stories_or 48 feet 1.80
5_stories_or 60 feet 1.85
6_stories_or 72 feet 1.90
7_stories_or 84 feet 1.95
8_stories_or 96 feet 2.00
9_stories_or 108 feet 2.05
More than 10_stories_or 120 feet 2.10

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 3-22-2018 by O-20916 N.S.; effective 4-21-2018.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

§131.0447 Maximum Paving and Hardscape in RS Zones

Paving and hardscape on single dwelling unit lots located in the RS zones shall be minimized as follows:

  • (a) The required front yard shall be limited to a maximum of 60 percent paving and hardscape.

  • (b) Within the required street yard , paving and hardscape shall be limited to:

    • (1) A driveway with direct vehicular access to required off-street parking spaces located outside of the required setback in accordance with Section 142.0521;

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  • (2) A walkway to facilitate pedestrian access to the dwelling unit ; and

  • (3) Any decorative paving or hardscape that is not designed for vehicular access.

  • (c) In order to maintain the character of the RS zone, paving and hardscape for vehicular use on lots less than 10,000 square feet, shall be further limited to off-street parking spaces for a maximum of 4 vehicles. Additional paving and hardscape shall be permitted for non-vehicular use or where necessary to provide vehicular access to garage parking.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

(Amended 08-1-2007 by O-19650 N.S.; effective 08-31-2007.)

(Retitled from “Maximum Paving and Hardscape in Residential Zones” to “Maximum Paving and Hardscape in RS Zones” and amended 2-3-2017 by O-20789 N.S.; effective 3-5-2017.)

[Editors Note: Amendments as adopted by O-20789 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20789-SO.pdf ]

(Amended 1-8-2020 by O-21164 N.S.; effective 2-9-2020.)

§131.0448 Accessory Buildings in Residential Zones

This section is intended to clarify the regulations applicable to non-habitable accessory buildings in residential zones.

  • (a) Multiple accessory buildings are permitted on a premises . However, the square footage of all non-habitable accessory buildings excluding garages cannot exceed 25 percent of the allowable gross floor area of the premises .

  • (b) Non-habitable accessory buildings or garages may not be used for living or sleeping purposes. A non-habitable accessory building or garage may have electrical, gas, water, and sewer connections to provide the following activities:

    • (1) Lighting, washing machines, dryers, laundry tubs, and hot water heater;

    • (2) A one-half bathroom, limited to a water closet and a lavatory sink; and

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  • (3) A shower, provided the property owner signs an agreement recorded with the County Recorder and processed through the City Manager stating that the building will not be used for living or sleeping purposes.

  • (c) Non-habitable accessory buildings or garages may encroach into required yards subject to the requirements in Section 131.0461.

  • (d) Habitable accessory buildings may be permitted as follows:

    • (1) As an accessory building to a single dwelling unit in accordance with Sections 141.0302 or 141.0307; or

    • (2) As an accessory building to a multiple dwelling unit development to provide common area facilities for the property owners, tenants, and their guests in accordance with the underlying base zone.

(Retitled from “Accessory Uses and Structures in Residential Zones” and amended 1-9-2001 by O-18910 N.S.; effective 8-8-2001.)

(Amended 3-01-2006 by O-19467 N.S.; effective 8-10-2006.)

(Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.)

(Retitled from “Accessory Structures in Residential Zones” to “Accessory Buildings in Residential Zone and amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 5-5-2015 by O-20481 N.S.; effective 6-4-2015.) (Amended 8-4-2016 by O-20704 N.S.; effective 8-27-2016.)

[Editors Note: Amendments as adopted by O-20704 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20704-SO.pdf ]

§131.0449 Garage Regulations in Residential Zones

  • (a) Garages within an existing embankment in the RS and RX Zones, and in small lot subdivisions in accordance with Section 143.0365.

Attached or detached garages, not exceeding 12 feet in height, including parapets and handrails, may encroach into the front and street side yards , as shown in Diagram 131-04N, subject to the following conditions:

  • (1) The building is used only for required parking and incidental storage related to residential use;

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  • (2) The building is located entirely within a pre-existing embankment at least 6 feet high, which shall be maintained. The embankment must have an average height of at least 6 feet within the area where the building is proposed.

  • (3) The building facade is set back a minimum of 6 feet from the property line ;

  • (4) The building elevation facing the street is no more than 24 feet wide;

  • (5) No garage door opens so that it projects into the public right-of-way at any time;

  • (6) In the RS zones the building does not exceed 525 square feet in gross floor area ;

  • (7) In the RX zone the building does not exceed 400 square feet in gross floor area ; and

  • (8) If the building is constructed in conjunction with a retaining wall that will be located within the required front yard , the retaining wall must be flared outward from the corners of the building at a minimum 45-degree angle to provide a visibility area .

Diagram 131-04N Garage Within Existing

Embankment

==> picture [333 x 207] intentionally omitted <==

----- Start of picture text -----
CL
Front
Retaining wall property line
Slope
45 min angle0 Grade
24' max Garage
Garage
12' max Slope
Retaining wall Slope R etaining Wall
6' 6'
min min
Plan View Section View
----- End of picture text -----

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  • (b) Garages in RT Zones

    • (1) Two off-street parking spaces are required, except for residential or commercial development in a transit priority area where any portion of the premises is located within a transit priority area. Off-street parking spaces provided in a transit priority area are exempt from the unbundled parking requirement in Section 142.0528(b)(1). An enclosed and detached one-car garage is required except as otherwise provided in this section. The second off-street parking may be provided in an enclosed and detached garage or an unenclosed space located consistent with the garage location requirements in Section 131.0449(b)(5).

    • (2) A two-car garage may provide parking in tandem spaces.

    • (3) Access to required parking shall be from an alley abutting the premises In lieu of public alleys in new subdivisions , private easements may be used to provide access for abutting residents and authorized service vehicles only.

  • (4) The garage shall provide at least one 9-foot by 20-foot off-street parking space perpendicular to, and directly accessible from, the abutting alley .

    • (5) The garage shall be located within the rear 30 feet of the lot , except to the extent that it is necessary to accommodate a 21-foot distance between the edge of the garage and the edge of the alley opposite the lot .

    • (6) The detached garage shall not exceed 12 feet in height.

    • (7) The garage may have a roof deck with open or solid safety fencing not to exceed 42 inches in height.

    • (8) The garage shall abut one interior property line .

    • (9) The garage may be attached to the dwelling unit , subject to the following conditions:

      • (A) A court yard with minimum dimensions of 10 feet by 10 feet must be provided within the rear 50 percent of the lot , as shown in Diagram 131-04O, or within the dwelling unit . The court yard shall extend the full height of the structure and must be at least 75 percent open to sunlight;

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Diagram 131-04O

Courtyard Requirement with Attached Garage

==> picture [250 x 165] intentionally omitted <==

----- Start of picture text -----
3' rear
setback
CL
Building
Garage
Court
yard
10' min
Building
ALLEY
10' min
----- End of picture text -----

  • (B) The vehicle entry facade of the garage may not be more than 24 feet from the rear property line ; and

  • (C) The garage is subject to the same height limits as the dwelling unit.

  • (10) Habitable space may be located above an attached garage.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000; amended 6-19-2000 by O-18814 N.S.)

(Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 5-5-2015 by O-20483 N.S.; effective 6-4-2015) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 1-8-2020 by O-21164 N.S.; effective 2-9-2020.) (Amended 1-16-2024 by O-21758 N.S.; effective 3-16-2024.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

Ch. Art. Div. 13 1 4 72

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Chapter 13: Zones

§131.0450 Building Spacing in Residential Zones

Detached dwellings shall maintain a minimum distance of 6 feet between dwellings and 3 feet between any dwelling and any detached, nonhabitable accessory building located on the same premises .

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0451 Ground-floor Height

Ground- floor height requirements apply to structures with commercial uses on the ground floor . The minimum ground- floor height for structures shall be 13 feet, measured from floor to floor . The ground -floor height requirement shall not apply to development in the Coastal Height Limit Overlay Zone or the Clairemont Mesa Height Limit Overlay Zone.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 7-10-2015 by O-20512 N.S.; effective 8-9-2015.) (Amended 3-22-2018 by O-20917 N.S.; effective 4-21-2018.)

§131.0452 Parkway Requirement in the RT Zones

Subdivisions within the RT zones shall include a landscaped parkway between the street and the parallel public sidewalk that is at least 4 feet, 6 inches wide.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0453 Lot Consolidation Regulations in the RM-1-1 and RM-1-2 Zones

In the RM-1-1 and RM-1-2 zones within urbanized communities , lots that are consolidated or otherwise joined together to accommodate development are subject to the following:

  • (a) Any building on a consolidated premises may cross only one previous property line , as shown in Diagram 131-04P;

  • (b) If the consolidation results in a total street frontage exceeding 60 feet, the number of dwelling units permitted within any single structure shall not exceed the number of dwelling units that would have been permitted on the largest premises before the consolidation, as shown in Diagram 131-04P;

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Diagram 131-04P

Buildings on Consolidated Lots

==> picture [378 x 211] intentionally omitted <==

----- Start of picture text -----
12'-6" (Side setback is 10% of width of consolidated premises)
Building 2
(2 Units)
NOTE: Each building may cross
only one pre-existing
property line
Pre-existing
property lines NOTE: The max number of units in any one
100' building may not exceed the number of
units permitted on a single 50' X 100' lot
Building 1 (the largest pre-existing premises).
(2 Units)
Building 3
(1 Unit)
' 50 50' 25'
125' max
(width of consolidated premises)
CL
STREET
----- End of picture text -----

  • (c) If the depth of the lots to be consolidated is greater than 139 feet, only 139 feet shall be used in the calculation to determine the number of dwelling units permitted; and

  • (d) Within the front 50 percent of the consolidated premises , a minimum 3-foot offset in the front facade shall be required for any structure where the dimension most parallel to the street exceeds 1.5 times the width of the permitted building envelope of the largest lot existing before consolidation. See Diagram 131-04Q.

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Diagram 131-04Q

Lot Consolidation Offset Requirement

==> picture [275 x 173] intentionally omitted <==

----- Start of picture text -----
CL of premises
'B' exceeds 1.5 X 'A'
Front 50%
Building of premises
3' Offset
required
'A'
Width of
building envelope
of largest
pre-existing premises
125' max
(width of consolidated premises)
NOTE: No offset required if 'B' is less than or equal to 1.5 X 'A'.
----- End of picture text -----

==> picture [7 x 8] intentionally omitted <==

----- Start of picture text -----
CL
----- End of picture text -----

==> picture [28 x 5] intentionally omitted <==

----- Start of picture text -----
STREET
----- End of picture text -----

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 3-22-2018 by O-20917 N.S.; effective 4-21-2018.)

§131.0455 Private Exterior Open Space in the RM Zones

  • (a) In the RM-1-1, RM-1-2, and RM-1-3 zones, at least 60 square feet of usable, private, exterior open space abutting each dwelling unit shall be provided with a minimum dimension of 6 feet in any direction. The open space may be located in required yard areas, but shall be no closer than 9 feet to the front or rear property lines , and no closer than 4 feet to the side property lines . See Diagram 131-04R.

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Diagram 131-04R

==> picture [149 x 12] intentionally omitted <==

----- Start of picture text -----
Private Exterior Open Space
----- End of picture text -----

==> picture [229 x 186] intentionally omitted <==

----- Start of picture text -----
Building wall
R equired setback
60 sq ft min
exterior usable
open space
Building
Distance to
6' X 6' Square shall property line
fit within total area of 4' min (side yard)
exterior usable open space 9' min (front or
rear yard)
Max 50% of exterior
usable open space may
encroach into required
yard
----- End of picture text -----

  • (b) In the RM-2-4, RM-2-5, and RM-2-6 zones, at least 75 percent of the dwelling units shall be provided with at least 60 square feet of usable, private, exterior open space abutting the unit with a minimum dimension of 6 feet. The open space may be located in required front and rear yards , but shall be no closer than 9 feet to the front property line .

  • (c) In the RM-3-7, RM-3-8, and RM-3-9 zones, at least 75 percent of the dwelling units shall be provided with at least 60 square feet of usable, private, exterior open space abutting the unit with a minimum dimension of 6 feet. The open space may be located in the required front yard , but shall be no closer than 9 feet to the front property line .

  • (d) In the RM-4-10, RM-4-11, and RM-5-12 zones, at least 50 square feet of usable, private, exterior open space abutting each dwelling unit shall be provided with a minimum dimension of 4 feet.

  • (e) In the RM-3-7, RM-3-8, RM-3-9, RM-4-10, RM-4-11, and RM-5-12 zones, where private exterior open space is not provided at the quantity required in a development pursuant to Section 131.0455(c)-(d), an equal amount of common exterior open space in addition to the requirements of Section 131.0456, which applies to premises with more than four dwelling units, shall be provided as alternative compliance to Section 131.0455(c)-(d).

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)

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Chapter 13: Zones

§131.0456 Common Open Space in the RM Zones

In all RM zones, premises with more than four dwelling units shall include common open space as follows:

  • (a) The common open space area shall be at least 300 square feet, or 25 square feet per dwelling unit, whichever is greater.

  • (b) At least one area of common open space shall be provided with minimum dimensions of 12 feet by 15 feet. This space shall be improved as a usable area with lawn or recreational facilities.

  • (c) Roofed structures may occupy a maximum of 50 percent of the common open space area. No enclosed buildings are permitted in the common open space area.

  • (d) Common open space may be provided in the required side and rear yards

  • (e) Common open space shall be landscaped or improved with outdoor recreational facilities available only to the residents and guests of the development .

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0460 Maximum Third Story Dimensions in the RS Zones

In the RS-1-2, RS-1-3, RS-1-4, RS-1-5, RS-1-6, and RS-1-7 zones, the following shall apply:

  • (a) The width of the third story is limited to 70 percent of the width of the lot .

  • (b) The depth of the third story is limited to 50 percent of the depth of the lot or 100 percent of the maximum width dimension, whichever is greater.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

(Retitled to “Maximum Third Story Dimensions in the RS Zones and in Small Lot Subdivisions” and amended 5-5-2015 by O-20483 N.S.; effective 6-4-2015.)

(Retitled from “Maximum Third Story Dimensions in the RS Zones and in Small Lot Subdivisions” to “Maximum Third Story Dimensions in the RS Zones” and amended 3-22-2018 by O-20917 N.S.; effective 4-21-2018.)

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§131.0461 Architectural Projections and Encroachments in Residential Zones

  • (a) The following are permitted architectural projections and encroachments into required yards and the angled building envelope plane for RS and RX zones, the RM-1-1, RM-1-2, and RM-1-3 zones, and in small lot subdivisions in accordance with Section 143.0365. These projections and encroachments are not permitted in the required yards within view corridors that are designated by land use plans in the Coastal Overlay Zone and may not be located in a required visibility area or a required turning radius or vehicle back-up area except where development regulations may allow.

    • (1) Roof projections such as eave, cornice, and eyebrow projections may extend into the required yard or into the space above the angled building envelope subject to the following:

      • (A) The projection may extend a maximum of 6 feet into the required yard or 50 percent of the width of the required yard , whichever is less;

      • (B) The projection shall not be closer than 2 feet, 6 inches to the property line ; and

      • (C) There shall be a minimum 6-foot, 8-inch clearance between proposed grade and the projection.

      • (D) A roof design element may project into the space above the required angled building envelope plane, as depicted in Diagram 131-04S, provided that the roof design element:

        • (i) Faces the front yard;

        • (ii) Does not encroach into any required yard ;

        • (iii) Complies with all applicable structure height limits in accordance with Section 113.0270; and

        • (iv) Is limited to a maximum of 33 percent of the width of the building envelope facing the front yard , and a maximum depth equal to or less than its width.

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Diagram 131-04S

Exception for Angled Building Envelope Area

==> picture [469 x 236] intentionally omitted <==

  • (2) Openly supported architectural projections , including trellises, may encroach into required yards , as shown in Diagram 131-04T, subject to the following:

    • (A) The height shall not exceed the height of the roof eave or the sill plate of the second floor , whichever is lower;

    • (B) The projection shall be at least 50 percent open in plan view;

    • (C) The projection may extend a maximum of 6 feet into the required yard or 50 percent of the width of the required yard , whichever is less;

    • (D) The projection shall not be closer than 2 feet, 6 inches to the property line ;

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  • (E) There shall be a minimum 6-foot, 8-inch clearance between proposed grade and the lowest horizontal portion of the projection, not including the supports, as described in Section 131.0461(a)(2)(F), below; and

  • (F) Diagonal supports from the building wall, such as knee braces, extending within a 45-degree angle from the building wall to the horizontal portion of the projection are permitted, provided that the horizontal and vertical components of the supports do not exceed 3 feet. There shall be a minimum spacing of 6 feet between supports.

Diagram 131-04T

Openly Supported Architectural Projections

==> picture [377 x 183] intentionally omitted <==

----- Start of picture text -----
Envelope limit for architectural
projection (max 6' or 50% of
required setback )
Architectural projection
min 50% open, in plan view
3' max
6' or 50% of
required setback
45 0 (whichever is less)
3' max Diagonal
support
6'-8" min
(6' o.c. min) Envelope limit for 2'-6" min
architectural projection
3' max
R equired setback
Section View Plan View
Required setback
----- End of picture text -----

  • (3) Bay windows may project into required yards , as shown in Diagram 131-04U, subject to the following requirements:

    • (A) There shall be a minimum 1-foot clearance between the lowest point of the bay window structure and proposed grade directly below;

    • (B) The bay window shall not project into the required yard more than 4 feet or 50 percent of the width of the required yard, whichever is less. The bay window shall not be closer than 3 feet to the property line ;

    • (C) The bay window shall not be more than 8 feet in width;

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  • (D) The bay window may extend to the maximum permitted height of the building envelope ; and

  • (E) There shall be a 16-foot or greater spacing between bay windows, and no more than two bay windows per elevation shall encroach into the required yard .

Diagram 131-04U

Bay Window Yard Projections

==> picture [392 x 150] intentionally omitted <==

----- Start of picture text -----
Building
4' max or
50% of the width 30'
of the required setback, Building 24'
whichever is less
Required
setback
8' 16 ' 8'
1' min
max min max
Plan View Section View
----- End of picture text -----

  • (4) Fireplace enclosures may encroach into required yards and the angled building envelope plane subject to the following requirements:

    • (A) The fireplace enclosure may not encroach into the required yard more than 2 feet, 6 inches or 50 percent of the width of the required yard , whichever is less. The fireplace shall not be closer than 2 feet, 6 inches to the property line ;

    • (B) The fireplace and chimney are not subject to the 45-degree sloped building envelope requirement and may extend to the maximum structure height at the required setback ;

    • (C) The fireplace enclosure shall have a maximum width of 10 feet measured from grade to the roof eave or the sill plate of the second floor , whichever is lower, and a maximum width of 5 feet beyond that; and

    • (D) No more than two projecting fireplaces per building elevation are permitted.

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  • (5) Mechanical equipment such as air conditioner units, gas meters, electrical fuse boxes, or pool equipment and associated utility enclosures may encroach into required side and rear yards subject to the following requirements:

    • (A) At-grade equipment shall be located a minimum of 4 feet from the property line ; and

    • (B) Equipment that is located completely below finished grade, with a permanent, durable, protective cover shall be permitted to encroach up to 2 feet, 6 inches from the property line ;

    • (C) Except that no setback shall be required for air conditioner units within a side or rear yard where sound attenuation features are incorporated and demonstrated to comply with applicable sound level limits in accordance with Section 59.5.0401.

  • (6) Entry roofs and porches may encroach into the required front and street side yards subject to the following requirements:

    • (A) The encroachment shall not exceed 6 feet or 50 percent of the width of the required yard , whichever is less;

    • (B) The height of the entry roof shall not exceed 15 feet above grade ;

    • (C) The width of the encroachment shall not exceed 10 feet or 50 percent of the width of the habitable portion of the building elevation, whichever is greater; and

    • (D) Porches shall be maintained with at least two elevations that are at least 40 percent open.

  • (7) Entry arbors may encroach into required front and street side yards , as shown in Diagram 131-04V, subject to the following requirements

    • (A) The height of the arbor shall not exceed 10 feet for flat-topped structures or 12 feet for sloping structures ;

    • (B) The width of the arbor shall not exceed 6 feet, measured to the centerlines of the supports. A maximum 2-foot overhang is permitted on each side of the center of the supports, as long as the overhang does not project into the public right-of-way ;

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  • (C) The horizontal surface of the arbor, including overhang, must provide a minimum 6-foot, 8-inch clearance above proposed grade ;

  • (D) Supports shall not exceed a maximum dimension of 12 inches by 12 inches;

  • (E) There shall be at least 6 feet between supports along the length of the arbor;

  • (F) In plan view, the arbor shall be at least 40 percent open. Fencing between posts is subject to Chapter 14, Article 2, Division 3 (Fence Regulations);

  • (G) The arbor shall not be enclosed on any side other than the side attached to the building, if attached; and

  • (H) Arbors may encroach the entire width of the required yard but may not project beyond the property line .

Diagram 131-04V

Entry Arbor Yard Projections

==> picture [394 x 141] intentionally omitted <==

----- Start of picture text -----
Roof element above
(min 40% open) Sloping roof
6' min
Flat roof
2' max 12' Height
limit
10' Hight
6' max 12" X 12" max post limit
6'- 8" min
2' max
Grade
Plan View Section View
----- End of picture text -----

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  • (8) Patio structures may be located within a required side yard or rear yard , subject to the following requirements:

    • (A) The patio structure shall not be located closer than 5 feet to any property line ;

    • (B) The patio shall be open on at least three sides except for support columns with maximum dimensions of 18 inches by 18 inches in plan view;

    • (C) The support columns shall have a minimum separation of 8 feet measured on center; and

    • (D) The height of the roof of the patio shall not exceed the roof eave or the sill plate of the second floor , whichever is lower.

  • (9) Dormers are permitted to encroach into required yards and into the angled building envelope plane subject to the following:

    • (A) The total length of all dormers on a building wall may not exceed 30 percent of the total length of the building along that wall;

    • (B) A dormer may not exceed 10 feet in width, measured at the building wall;

    • (C) There shall be a minimum of 4 feet between each dormer , including eaves;

    • (D) Projecting dormers may project through the 30/45-degree sloped building envelope plane and may encroach 4 feet into the required yard or 50 percent of the width of the adjacent required yard , whichever is less; provided, however, that the dormer may not be closer than 3 feet to the property line ; and

    • (E) A dormer may be a vertical extension of a bay window.

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Diagram 131-04W

Dormer Projection into Angled Building Envelope Plane

==> picture [324 x 176] intentionally omitted <==

----- Start of picture text -----
Outline of building envelope
Roof ridge line Area of allowable dormer projection
beyond angled building envelope plane Roof ridge line
6'
Outline of building
cross-section ‘’A’
Dormer 'A'
(10’ max) (8' max)
Slope Slope 4' min
Building
24'
Dormer ‘B’ B'
(10’ max) (8' max) Length of roof plan
----- End of picture text -----

NOTE: Total width of dormer projections ('A' + 'B') shall not exceed 30% of length of roof plan in RM -1-1, RM -1-2, RM -1-3 zones or 50% of length of roof plan in RM -2-4, RM -2-5, RM -2-6 zones.

==> picture [220 x 179] intentionally omitted <==

----- Start of picture text -----
Section Roof Plan
3-Dimension
'A'
'B'
----- End of picture text -----

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  • (10) Unroofed structures : An unroofed portion of a structure not in excess of 3 feet above proposed grade , with an open safety railing not exceeding 42 inches in height, is permitted within a required side or rear yard .

    • (11) Swimming pools, spas, and hot tubs are permitted within a required yard subject to the following:

      • (A) Swimming pools that project 3 feet or less above grade may be located a minimum of 3 feet from the property line .

      • (B) Swimming pools that project greater than 3 feet above grade are not permitted to encroach within a required street yard or interior side yard setback , but may encroach into the rear yard setback if located a minimum of 4 feet from the rear property line .

    • (12) Garages or non-habitable accessory buildings may encroach into a required side or rear yard as follows:

      • (A) The lot size shall not exceed 10,000 square feet;

      • (B) The encroaching accessory building shall be limited to a maximum structure height of 15 feet within the setback ;

      • (C) The encroaching accessory building shall not share a common wall with the primary dwelling unit , but may be attached via a non-structural design element. Any development attached to the accessory building above one story shall comply with the setback ;

      • (D) The accessory building shall not exceed a maximum length of 30 feet within any given setback ; and

      • (E) An encroaching accessory building shall not exceed 525 square feet in gross floor area .

  • (b) The following are permitted architectural projections and encroachments into the required front and street side yard for the RT zones. A maximum of 50 percent of the area of the required minimum front yard (the front 5 feet of the lot ) may be used for encroachments . See Section 131.0464(c) for required building articulation features. No permitted projection or encroachment may be located in a required visibility area or a required turning radius or vehicle back-up area except where development regulations may allow.

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  • (1) Projecting balconies may encroach into required minimum front and street side yards subject to the following requirements:

    • (A) One unenclosed projecting balcony is permitted for each story above the first story ;

    • (B) A projecting balcony may encroach up to 4 feet into required minimum yards ;

    • (C) Support posts to the ground below are not permitted unless the area below the balcony serves as a projecting entry and provides shelter for an access door to the dwelling unit; and

    • (D) The maximum permitted width of projecting balconies is 8 feet.

  • (2) Bay windows may encroach into required minimum front and street side yards subject to the following requirements:

    • (A) Bay windows are limited to two per story ;

    • (B) The maximum permitted width of bay windows is 8 feet;

    • (C) Bay windows may encroach a up to 4 feet into required minimum yards ; and

  • (D) Bay windows may extend to the height of the building or there may be a horizontal separation between the bay windows.

  • (3) Turrets with or without cupola may encroach into the required minimum front and street side yards and may extend into the sloped building envelope area subject to the following requirements:

    • (A) Only one turret per lot may be used;

    • (B) A turret located at the corner of the building on a corner lot may encroach into both the front and street side yards;

    • (C) A turret may encroach up to 4 feet into required yards ; and

    • (D) A turret (and cupola) may also extend above the building height limit and into the sloped building envelope area so that the highest point is up to 5 feet above the maximum structure height of the base zone. However, no structure or addition to a structure shall be permitted to exceed the established height limit of any overlay zone. (See Overlay Zones Chapter 13, Article 2, Division 1.)

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  • (4) Projecting entries, either at grade or elevated with accompanying stairs and cover, may encroach into required minimum front and street side yards subject to the following requirements:

    • (A) Only one entry per elevation is permitted;

    • (B) The height of the floor of an elevated entry shall not exceed 42 inches above proposed grade ;

    • (C) The entry may not be closer than 4 feet to the front property line ; and

    • (D) The width of a projecting entry shall not exceed 50 percent of the width of the building facade .

  • (5) Trellis projections and eaves may project into required minimum front and street side yards subject to the following requirements:

    • (A) Trellises may project into required minimum yards up to the property line , but no portion of the trellis may extend beyond the property line ;

    • (B) Eaves may project 2 feet, 6 inches into the required minimum yards ; and

    • (C) There shall be at least 6 feet, 8 inches of clearance between proposed grade and the bottom of the projections.

  • (6) Dormers may project into required minimum front and street side yards subject to the following requirements:

    • (A) A maximum of two dormers are permitted per elevation;

    • (B) The maximum width of dormers shall be 10 feet; and

    • (C) Dormers may extend into the sloped building envelope area.

  • (7) A detached garage may encroach into the street side yard subject to the following requirements:

    • (A) The garage may not exceed 12 feet in height; and

    • (B) The garage must be located within the rear 30 feet of the lot .

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  • (c) In the RM-2-4, RM-2-5, RM-2-6, RM-3-7, RM-3-8, RM-3-9, RM-4-10, RM4-11, and RM-5-12 zones, architectural projections and encroachments listed in Section 131.0461(a) are permitted with the following limitations. No permitted architectural projection or encroachment may be located in required yards within view corridors that are designated by land use plans in the Coastal Overlay Zone, in a required visibility area , a required turning radius, or vehicle back-up area except where development regulations may allow.

    • (1) For front and rear yards , one encroachment is permitted per 50 feet of building facade length, with a minimum of 10 feet between encroachments .

    • (2) For side yards , two encroachments are permitted per 50 feet of building facade length, with a minimum of 10 feet between encroachments .

    • (3) A minimum of 3 feet must be provided between the encroachment and the property line .

    • (4) Garages or non-habitable accessory buildings that meet the requirements in Sections 131.0461(a)(12)(A) through 131.0461(a)(12)(E) may only encroach into a required side or rear yard if they are detached.

    • (5) Dormers may project into the angled building envelope plane as follows:

      • (A) The aggregate width of dormers may not exceed 50 percent of the length of the roof plan to which the dormers will be attached; and

      • (B) Dormers may not extend beyond a height of 40 feet.

    • (6) Projecting balconies may encroach up to 4 feet into the required minimum front and street side yard subject to the following requirements:

      • (A) One unenclosed projecting balcony per dwelling unit is permitted for each story above the first story ;

      • (B) Support posts to the ground below are not permitted unless the area below the balcony serves as a projecting entry and provides shelter for an access door to the dwelling unit ; and

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  • (C) The maximum permitted width of projecting balconies shall not exceed 10 feet or 50 percent of the width of the habitable portion of the building elevation, whichever is greater.

(Amended 6-12-2001 by O-18948 N.S.; effective 12-12-2001.) (Amended 11-28-2005 by O-19444 N.S.; effective 2-9-2006.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.) (Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.) (Amended 5-5-2015 by O-20481 and O-20483 N.S.; effective 6-4-2015) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)

§131.0462 Requirements for Attached Units in the RX Zones

The street wall of an attached dwelling unit shall be horizontally offset a minimum of 4 feet from the street wall of the dwelling unit to which it is attached.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0463 Roof Design Variation Requirements in the RX Zones

In the RX zones, for developments exceeding 8 dwelling units, at least 30 percent of the units shall have roof designs that vary from the remainder of the dwelling units.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

§131.0464 Supplemental Requirements for Residential Zones-

  • (a) Supplemental Requirements for RS Zones

    • (1) Manufactured homes are permitted as residential dwelling units subject to all regulations of the applicable zone in addition to the following supplemental regulations:

      • (A) Siding shall be of nonreflective material such as wood, vinyl, stucco, decorative stone, or masonry;

      • (B) Roofing materials shall be of nonreflective material such as concrete tiles, fiberglass shingles, or composition shingles, shakes, or tiles;

      • (C) Eaves shall be between 12 and 16 inches measured from the vertical side of the exterior wall; and

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  - (D) The foundation along the exterior perimeter shall conform to the Building Regulations and shall consist of poured concrete, masonry, or approved all-weather material.  If the foundation material is not masonry or concrete, it shall match the siding material of the home.

  • (b) Supplemental Requirements for RX Zones:

    • (1) For lots without alley access, a minimum of 25 percent of the length of the building facade on the ground floor must be utilized for habitable space.

    • (2) Manufactured homes are permitted as residential dwelling units provided they comply with the regulations in Section 131.0464(a)(1).

  • (c) Supplemental Requirements for RT Zones:

    • (1) When an RT development exceeds 12 units and the lots are greater than 90 feet in depth, the front façade of one-third of the dwelling units must be offset 3 feet from the front façade of the remaining units.

    • (2) For all dwelling units , 20 percent of the area of the front façade shall be used for door and window area.

    • (3) One building articulation feature from each category listed below shall be incorporated into each dwelling unit :

Category A: Elevated first floor Projecting balcony Bay windows (2)

Category B: Turret (with or without cupola) Inset balcony Angled side planes (2) Projecting (or inset) elevated entry

Category C Planter boxes Trellises Inset windows Projecting covered entry

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Dormer s

Inset entry

Building articulation features shall be provided in accordance with the following regulations. Those features that may project into the required front and street side yards are indicated and are subject to the requirements in Section 131.0461(c).

  • (A) Elevated First Floor . The elevation of the ground story (first floor ) shall be 42 inches above proposed grade .

  • (B) Projecting Balcony. A maximum of one projecting balcony is permitted for each story above the first story . Each balcony may be roofed or unroofed. Open or solid safety railings not to exceed 42 inches in height are permitted. (See Section 131.0461(b)(1) for yard encroachment regulations).

  • (C) Bay Windows. At least two bay windows per elevation are required. A minimum of 40 percent of each bay window elevation shall be glass. (See Section 131.0461(b)(2) for yard encroachment regulations).

  • (D) Turret. The minimum size of a turret shall be 6 feet by 6 feet or shall have a 6-foot diameter in plan dimensions. Turrets shall extend from the ground (first story ) level for the full height of the building or shall extend from the second story to the full height of the building. A turret may project into the space above the angled building envelope plane to 5 feet above the maximum permitted structure height .

For each story , at least 40 percent of the turret elevation shall be glass. At the first story , an entry door may substitute for an equal square footage amount of glass area. Only one bay window per story may be used if a turret is provided. (See Section 141.0461(b)(3) for yard encroachment regulations).

  • (E) Inset Balcony. A maximum of two inset balconies are permitted per elevation. Each balcony may be roofed or unroofed. Open or solid safety railings not to exceed 42 inches in height are permitted.

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  • (F) Angled Side Planes. At both side setbacks , the structure shall observe 60-degree planes sloping inward above 25 feet in height to the maximum permitted building height. At minimum, angled planes must be located on the front 50 percent of the structure . Dormers may project from the angled side planes to the side property lines but may not be closer than 3 feet to a street side property line .

  • (G) Projecting Elevated Entry. One projecting entry is permitted per elevation. The entry must be unenclosed on three sides and may have a maximum 42-inch-high open safety railing. The entry shall be a minimum of 6 feet and a maximum of 8 feet wide. The entry may have an unenclosed balcony with the same horizontal dimensions above it. Stairs providing access to the entry for buildings with an elevated first floor shall not be included in the determination of width. (See Section 131.0461(b)(4) for yard encroachment regulations).

  • (H) Planter Boxes. Planter boxes shall be of wood, brick, stone, or finished/patterned concrete construction. The minimum total area of the planter boxes shall be 40 square feet. The walls of the planter boxes shall be at least 24 inches and no more than 36 inches high. The planter boxes shall be located adjacent to the structure , entry, walkway, or property line . Wrought iron fencing (and gate), at least 50 percent open, may be placed in the required front yard either separately or in conjunction with the planter boxes, in accordance with the fence height regulations in Chapter 14, Article 2, Division 3 ( Fence Regulations).

  • (I) Trellises. Trellises shall be at least 50 percent open in plan view. Diagonal supports from the building wall extending within a 45-degree angle from the building wall to the horizontal portion of the projection are permitted. (See Section 131.0461(b)(5) for yard encroachment regulations).

  • (J) Inset Windows. A maximum of two inset windows are permitted per story . The window surface must be set back at least 6 inches from the front facade.

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  - (K) Projecting Covered Entry.  One projecting covered entry is permitted per elevation.  The entry shall be at least 6 feet but no more than 8 feet wide.  The required cover shall be no more than 50 percent open.  The entry may have an unenclosed balcony with the same horizontal dimensions, above it.  (See Section 131.0461(b)(4) for _yard encroachment_ regulations). 

  - (L) _Dormers_ . _Dormers_ may project into the space above the angled _building envelope_ plane. _Dormers_ may have pitched or curved roofs. The maximum width for _dormers_ is 5 feet. At the side and _street_ side _setbacks_ a minimum separation of 10 feet between _dormers_ is required. (See Section 131.0461(b)(6) for _yard encroachment_ regulations). 

  - (M) Inset Entry.  One inset entry is permitted per elevation.  Inset entries shall be either at _grade_ or elevated.  The entry must be set back at least 24 inches from the facade and may have a maximum 42-inch-high open safety railing.

  • (d) Supplemental Requirements for RM-1-1, RM-1-2, RM-1-3 Zones

    • (1) For lots with a width of 60 feet or less, not more than two 10-foot-wide garage doors or garage entries or a single 16-foot-wide garage door or entry on the building facade is permitted, except when that door accesses underground parking. For each additional 25 feet of street frontage , an additional 10 feet maximum width garage door or garage entry is permitted.

    • (2) For lots with a width of 50 feet or less, at least 40 percent of the length of the building facade on the ground floor must enclose habitable area (not garage or parking entrance); for lots greater than 50 feet in width, at least 50 percent of the length of the building facade on the ground floor must enclose habitable area. See Diagram 131-04X.

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Diagram 131-04X

Ground Floor Habitable Space Requirement

==> picture [239 x 209] intentionally omitted <==

----- Start of picture text -----
Habitable area Parking area
Building facade Parking entry
enclosing habitable area driveway
Lot width of 50' Max 60% of length
or less - min 40% of of building facade
length of building facade
Lot width of more Max 50% of length
than 50' - min 50% of of building facade
length of building facade
Length of building facade
----- End of picture text -----

  • (3) Within the front façade on all floors above the first floor , a transparent glass window or windows with an aggregate area of at least 20 square feet shall be provided for each dwelling unit that faces the street .

  • (e) Supplemental Requirements for the RM-2-4, RM-2-5, RM-2-6 Zones

  • (1) For lots with a width of 60 feet or less, not more than two 10-foot-wide garage doors or garage entries or a single 16-foot-wide garage door or entry on the building facade is permitted, except when that door accesses underground parking. For each additional 25 feet of street frontage , an additional 10 feet maximum width garage door or garage entry is permitted.

    • (2) Garages, carports, and other parking entries in the building facade shall be set back at least an additional 5 feet from the facade wall enclosing habitable space, as shown in Diagram 131-04Y.

    • (3) For lots with a width of 50 feet or less, at least 40 percent of the length of the building facade on the ground floor must enclose habitable area (not a garage or parking entrance); for lots greater than 50 feet in width, at least 50 percent of the length of the building facade on the ground floor must enclose habitable area. See Diagram 131-04Y.

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Diagram 131-04Y

Parking Area/ Habitable Space Offset

==> picture [236 x 184] intentionally omitted <==

----- Start of picture text -----
H abitable area Park ing area
5' min
Building fac ade
enc los ing habitable area Park ing entry
driv ew ay
Lot w idth of 50'
or les s - min 40% of
length of building fac ade
Lot w idth of 50'
or les s than 50' - min 50%
of length of building fac ade
Length of building fac ade
----- End of picture text -----

  • (4) Within the building façade on all floors above the first floor , a transparent glass window or windows with an aggregate area of at least 20 square feet shall be provided for each dwelling unit that faces the street .

  • (f) Supplemental Requirements for the RM-3-7, RM-3-8, RM-3-9 Zones

    • When the ground floor of a building is used for parking and the parking is adjacent to a required yard , the parking area must be screened by a minimum 6-foot-high fence or 6-foot-high landscaping. A pedestrian entry to the building from each street must be provided.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 11-28-2005 by O-19444 N.S.; effective 2-9-2006.) (Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

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§131.0466 Deviations from Development Regulations for Reasonable Accommodations

The Federal Fair Housing Act and the California Fair Employment and Housing Act require that jurisdictions make reasonable accommodations to afford disabled persons the equal opportunity to use and enjoy a dwelling. In consideration of the special need and the potential benefit that can be accomplished with a requested modification, deviations may be approved through Process One subject to the following:

  • (a) The development will be used by a disabled person ;

  • (b) The deviation request is necessary to make specific housing available to a disabled person and complies with all applicable development regulations to the maximum extent feasible;

  • (c) The deviation request will not impose an undue financial or administrative burden on the City;

  • (d) The deviation request will not create a fundamental alteration in the implementation of the City’s zoning regulations.

  • (e) For coastal development in the coastal overlay zone , that is not exempt pursuant to Section 126.0704, there is no feasible alternative that provides greater consistency with the certified Local Coastal Program.

(Added 11-28-2005 by O-19444 N.S.; effective 2-9-2006.) (Amended 11-13-08 by O-19803 N.S; effective 12-13-2008.)

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Article 1: Base Zones