Division 7 — Mixed-Use Base Zones

(“Mixed-Use Base Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

The purpose of the mixed-use zones is to provide housing and jobs near commercial centers and corridors to reduce dependency on the automobile, to promote access to transit and multi-model transportation systems, and to provide for a walkable, pedestrian-oriented setting, including infill of existing development . The intent of these regulations is to create a mix of uses and provide distinct regulations for density , activation, and articulation that encourages pedestrian activity within Sustainable Development Areas . These zones are intended to accommodate small to large-scale horizontal or vertical mixed-use development , while maintaining connectivity to transit and promoting the livability and vitality of the development .

(“Purpose and Intent” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.) (Amended 3-7-2023 by O-21618 N.S.; effective 5-6-2023.)

The following definitions are applicable to this Division. Where not otherwise specified, the definitions found in Chapter 11, Article 3, Division 1 of the Land Development Code shall apply. Each word or phrase that is defined in this Division, or in Chapter 11, Article 3, Division 1 of the Land Development Code, appears in the text in italicized letters.

Secondary use means an allowed use that is less than 50 percent and more than 10 percent of the gross floor area of all uses in the development .

Paseo means a pedestrian access way connecting streets , plazas, alleys , public parks , and other existing and future public spaces abutting or within a premises . All buildings abutting a paseo shall have active building frontages along the paseo . A paseo shall have signs visible from the adjacent public right-of-way stating that the paseo is open to the public.

Ch. Art. Div. 13 1 7 1

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

(“Definitions” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.) (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 ]

The purpose of the RMX zones is to provide a mix of uses with a focus on residential uses . The RMX zones support residential employment through the inclusion of shopkeeper units , small-scale artisan or production spaces, live/work units, or amenities for home employment and small businesses. Residential development shall be the primary use . The secondary use can be non-residential or residential development . If the secondary use is residential development , it shall comply with Section 131.0712.

The RMX zones are differentiated in Table 131.07B based on the floor area ratio and structure height.

(“Purpose of the RMX (Residential Mixed-Use) Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

(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 ]

The purpose of the EMX zones is to provide a mix of uses with a focus on non-residential uses with opportunities for residential development . The EMX zones allow for a broad mix of uses, including office, research and development, industrial, and retail sales. Non-residential development shall be the primary use. The secondary use can be non-residential or residential development . If the secondary use is non-residential development , it must be a different non-residential use than the primary use . Development that contains a research and development use within Prime Industrial Land and Prime Industrial Land – Flex identified in the land use plan does not require a secondary use . New residential development may be the primary use on a premises or adjacent to a premises where the total gross floor area is occupied by at least 500,000 square feet of retail sales or eating and drinking establishment uses, or both.

Ch. Art. Div.

13 1 7 2

San Diego Municipal Code (3-2026)

Chapter 13: Zones

The EMX zones are differentiated in Table 131-07B based on floor area ratio and structure height .

(“Purpose of the EMX (Employment Mixed-Use) Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

(Amended 1-13-2023 by O-21593 N.S.; effective 2-12-2023.)

[Editors Note: Amendments as adopted by O-21593 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-21593-SO.pdf ]

(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 ]

The purpose and intent of the mixed-use zones is to allow a varied mix of uses that reduce the dependency on automobiles and promote transit accessibility and walkability.

The regulations in Section 131.0707 apply in the mixed-use zones where indicated in Table 131-07A.

• (a) The uses permitted in any mixed-use zone may be further limited by the following:

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

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

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

Ch. Art. Div. 13 1 7 3

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (b) Within the mixed-use 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 131-07A. It is unlawful to establish, maintain, or use any premises for any purpose or activity not listed in Sections 131.0706 and 131.0707.

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

• (d) Temporary uses may be permitted in the mixed-use zones in accordance with Chapter 12, Article 3, Division 4, Temporary Use Permit Procedures.

• (e) 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.

(“Use Regulations of Mixed-Use Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

The uses allowed in the mixed-use zones are shown in Table 131-07A.

Legend for Table 131-07A

Ch. Art. Div. 13 1 7 4

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Table 131-07A Use Regulations Table for Mixed-Use Zones

Ch. Art. Div. 13 1 7 5

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div. 13 1 7 6

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div. 13 1 7 7

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div. 13 1 7 8

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div.

13 1 7 9

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div. 13 1 7 10

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div. 13 1 7 11

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Ch. Art. Div. 13 1 7 12

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Footnotes for Table 131-07A

• 1 Not allowed on sites designated as Prime Industrial Land in a land use plan .

• 2 Not allowed within the Coastal Overlay Zone, except that assembly and entertainment uses may be incorporated as an accessory use to visitor accommodations.

• 3 Activities that would require a permit from the Hazardous Materials Management Division of the County of San Diego or from the San Diego Air Pollution Control District require a Conditional Use Permit.

• 4 Eating and drinking establishments abutting an existing residential base zone shall only operate between 6:00 a.m. and 12:00 a.m.

• 5 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.

• 6 All mixed-use zones shall use Category A within Section 142.1220.

• 7 Development of a large retail establishment is subject to Section 143.0302.

• 8 Prohibited on sites designated as Prime Industrial Land in a land use plan .

• 9 Not allowed on sites designated as Prime Industrial Land – Flex in a land use plan.

• 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.

(“Use Regulations Table for Mixed-Use Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

(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 11-23-2021 by O-21391 N.S.; effective 1-6-2022.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 1-13-2023 by O-21593 N.S.; effective 2-12-2023.)

[Editors Note: Amendments as adopted by O-21593 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-21593-SO.pdf ]

(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 ]

Ch. Art. Div. 13 1 7 13

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

The purpose and intent of the development regulations is to allow increased density and flexibility, while maintaining ground floor pedestrian orientation, connectivity and activation through design rather than use.

• (a) Within the mixed-use 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 Section 143.0302, Table 143-03A.

• (c) The regulations in this Division apply to all proposed development in the mixed-use base zones whether a permit or other approval is required, except where specifically identified.

(“Development Regulations of Mixed-Use Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

Ch. Art. Div. 13 1 7 14

San Diego Municipal Code (3-2026)

Chapter 13: Zones

The following development regulations apply in the mixed-use zones as shown in Table 131-07B.

Table 131-07B

Development Regulations for RMX and EMX Zones

Ch. Art. Div. 13 1 7 15

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Footnotes for Table 131-07B

• 1 The maximum front and street side setback applies to 60 percent of one street or front side frontage for each building along the street or front side. The remaining 40 percent is not required to observe the maximum setback and may be located farther from the property line . Exceptions to the maximum front and street side setbacks can be made for development that includes a public plaza, paseo , linear park, or outdoor eating establishment where the existing grade slopes 20 percent or more, where the development is adjoining a freeway, or for phased projects where a future phase is demonstrated to implement the required maximum setback .

• 2 See Section 131.0717 for buildings over 90 feet in height.

Ch. Art. Div. 13 1 7 16

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• 3 Underground or structured parking is exempt from floor area ratio calculation.

(“Development Regulations Table for Mixed-Use Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

(Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (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 ]

Development that proposes deviations to the development regulations of this Division may be permitted with a Neighborhood Development Permit decided in accordance with Process Two for the following:

• (a) Development that proposes deviations from applicable Land Development Code regulations, provided that the findings in Section 126.0404(a) are made.

• (b) Development located within environmentally sensitive lands in accordance with Section 143.0110, including development that may potentially impact steep hillsides where alternative compliance is requested in accordance with Section 143.0151, provided that the findings in Sections 126.0404(a) and (b) are made. In the event an environmentally sensitive lands deviation is requested, the supplemental findings in Section 126.0404(c) shall also be made.

• (c) A deviation may not be requested for the following:

  • (1) A deviation from the requirements of the Coastal Height Limit Overlay Zone (Chapter 13, Article 2, Division 5).

  • (2) Within the Coastal Overlay Zone, a deviation from the requirements of the Parking Impact Overlay Zone (Chapter 13, Article 2, Division 8).

  • (3) A deviation from the requirements of the Clairemont Mesa Height Limit Overlay Zone (Chapter 13, Article 2, Division 13).

  • (4) A deviation from the requirements of the Airport Land Use Compatibility Overlay Zone (Chapter 13, Article 2, Division 15).

Ch. Art. Div. 13 1 7 17

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (5) Within the Coastal Overlay Zone, a deviation from the requirements of the Environmentally Sensitive Lands Regulations (Chapter 14, Article 3, Division 1).

• (6) A deviation from the requirements of the Historical Resources Regulations (Chapter 14, Article 3, Division 2).

(“Deviations” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.) (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 ]

For any development within the mixed-use zones that is proposed to be constructed in phases, the applicant shall submit a development phasing plan that specifies the chronology of development , including required land use components, structures , public facilities, and infrastructure. Development shall be phased so that supporting public facilities and infrastructure will be provided concurrently with the need and completed before occupancy of the structures .

(“Phasing” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

These regulations are intended to enable joint living and working opportunities and contribute to the vitality of mixed-use zones. The following regulations apply to development within RMX zones where indicated in Table 131-07B, when the primary use and secondary use are both residential.

• (a) A minimum of 10 percent of the structures’ ground floor gross floor area ratio shall be dedicated to facilitating home-based employment, excluding leasing offices, gyms, or community rooms. This requirement can be met by including one or more of the following:

  • (1) Live/work quarters in accordance with Section 141.0311;

  • (2) Shopkeeper units ; or

  • (3) A minimum of 500 square feet to accommodate home-occupation amenities, shared resources, and facilities such as conference rooms or co-work spaces.

Ch. Art. Div. 13 1 7 18

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (b) Each dwelling unit on the ground floor fronting a public right-of-way or a private drive shall have a separate ground floor entrance adjacent to the public right-of-way , or a path that leads directly to the public right-of-way .

(“Supplemental Regulations for RMX Zones” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

The purpose and intent of these regulations is to create visual interest that enhances the pedestrian experience, assists in diminishing the overall mass of buildings, and creates variation from a pedestrian’s perspective.

• (a) All buildings shall be oriented so that primary pedestrian entrances for each ground floor use are accessible from an abutting public sidewalk or pedestrian connection to a sidewalk. Where there is an internal pedestrian pathway or a plaza, the primary pedestrian entrance may be internal.

• (b) All buildings located on a public right-of-way and building facade s that front a private drive, plaza, or other open space area in the development shall provide a minimum of two frontage activation elements from Table 131-07C.

Ch. Art. Div. 13 1 7 19

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Table 131-07C Building Frontage Activation Elements

(c) The maximum length for the portion of a building located within 20 feet of a street property line is 100 feet, unless there is a recess or separation to break up the building mass.

Ch. Art. Div. 13 1 7 20

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (d) A total of 50 percent of the building facade shall be offset by at least two feet in depth from the rest of the building facade .

• (e) For buildings exceeding eight dwelling units , at least 30 percent of the roof area shall have designs that vary and provide either vertical or horizontal relief from the remainder of the roof area.

• (f) Buildings at intersections with traffic signals shall include one of the following gateway or architectural features at the corner. These features may not exceed the height limit within the Coastal Overlay Zone or other height overlay zones.

  • (1) Rounded corner with vertical or horizontal projecting or exaggerated roof element;

  • (2) Corner plaza;

  • (3) Recessed entries;

  • (4) Variations in materials or color; or

  • (5) Roll up or large opening doors greater than five feet in width.

• (g) For non-residential uses, a minimum of 60 percent of the street wall area on the ground floor shall be transparent.

• (h) For residential uses, a minimum of 40 percent of street wall area on the ground floor shall be transparent.

Ch. Art. Div. 13 1 7 21

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Diagram 131-07A Transparency Requirement for Non-Residential Uses

==> picture [390 x 345] intentionally omitted <==

(“Building Frontage Activation, Articulation and Transparency” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

Ch. Art. Div. 13 1 7 22

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

The purpose and intent of these regulations is to provide a logical interconnected network for pedestrians to facilitate access to the premises and internal circulation within the premises , which must comply with all state and federal regulations regarding accessibility compliance .

• (a) Pedestrian Entrances. One pedestrian entrance is required for every 300 feet of street frontage . A minimum of one pedestrian entrance is required for each premises . Each pedestrian entrance shall be accessed from the public right-ofway at grade.

• (b) Pedestrian Paths. Pedestrian paths shall be provided in accordance with Section 131.0550.

• (c) Pedestrian Connections shall comply with the following:

  • (1) An internal connection system shall connect all primary entrances on the premises and provide connections to other areas of the premises used by building occupants, including parking areas, bicycle parking, recreational areas, common outdoor areas, and any pedestrian amenities. For main entrances that are within 10 feet of a public sidewalk, pedestrian connections to public sidewalks may be substituted for internal connections;

  • (2) Direct pedestrian access shall be provided to adjacent development . If direct access to adjacent development is not possible due to existing development , connections shall be identified on the development plans to allow future access at the time of redevelopment of the adjacent property; and

  • (3) Direct pedestrian connections shall be provided to transit stops abutting the building.

(“Pedestrian Entrances and Connections” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

Ch. Art. Div. 13 1 7 23

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

The purpose and intent of these regulations is to provide a minimum amount of private and common outdoor area for residents.

• (a) Private Exterior Open Space. Each development shall provide the following private exterior open space.

  • (1) A minimum area of 36 square feet and a minimum dimension of six feet in any direction of open space per dwelling unit is required.

  • (2) Private open space shall be provided on a balcony, patio, or roof terrace for at least 50 percent of all dwelling units.

  • (3) Balconies shall be proportionately distributed throughout the development in relationship to floor levels and sizes of the dwelling units .

  • (4) Where private exterior open space is not provided at the quantity required above, an equal amount of common exterior space in addition to the requirements of Section 131.0715(b) shall be provided.

• (b) Common Space. Each development shall provide the following common space, either indoor or outdoor, at grade , podium level, or roof level.

  • (1) A minimum of 30 square feet is required for each dwelling unit , or 40 square feet when a dwelling unit is bordered by three building walls exceeding a height of 15 feet.

  • (2) The common space may contain active or passive areas and a combination of hardscape and landscape features.

  • (3) A minimum of 10 percent of the common outdoor open space shall be landscaped.

  • (4) All common open space on the premises , including recreational facilities, shall be accessible to all occupants and be physically connected to other common open space areas on the premises .

  • (5) Amenities, such as tables, benches, trees, shrubs, planter boxes, garden plots, pet areas, spas, pools, play areas, plazas, roof-top patios, picnic areas, and open recreational facilities may be counted as common space.

Ch. Art. Div. 13 1 7 24

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (c) Required private exterior open space or common space shall be surfaced with lawn, artificial turf, pavers, decking, or sport court paving use.

(“Open Space Regulations for Residential Uses” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

The purpose and intent of these regulations is to screen and conceal the off-street parking spaces from the public right-of-way.

• (a) At grade off-street parking spaces are prohibited within the front and street yard .

• (b) Up to 30 percent of the total amount of required parking for each use can be at grade off-street parking spaces , which shall be screened with landscaping, wrapped buildings, or an architectural screen so they are not visible from the public right-of-way . If the at grade off-street parking spaces are screened with a building along all street frontages , up to 100 percent of the required parking may be at grade off-street parking spaces. Chain-link fencing around at grade off-street parking spaces is prohibited. Existing or required driveways, curb cuts, and access lanes provided for vehicular access, fire access, or pedestrian access to the parking area are exempt from the screening requirement.

• (c) If the longest frontage of an o ff-street parking space area existing as of September 12, 2019 is adjacent to a freeway , and there is freeway noise over 70 DBA CNEL, then Section 131.0716(a) - (b) do not apply. The freeway may be separated from the off-street parking space area frontage by a public right-of-way , a landscaped area, or both.

• (“Parking Design” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

For purposes of this Section, bulk and scale are divided into the two main areas of the building base and the tower. Buildings over 90 feet in height shall adhere to the following requirements:

• (a) For the purposes of this Section, building base means the structural envelope located immediately above existing grade , proposed grade, or a basement . The maximum lot coverage for the building base shall be 100 percent. The maximum height of the building base shall be 90 feet.

Ch. Art. Div. 13 1 7 25

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (b) The minimum height of the street wall shall be 30 feet.

• (c) A street wall shall be provided for 70 percent of the building frontage along the public right-of-way , with the following exceptions, which may be subtracted from the length of the frontage:

  • (A) Publicly or privately-owned plazas;

  • (B) Courtyard entrances up to 30 feet wide for residential uses;

  • (C) Recessed entrances up to a maximum of 25 feet in width and a maximum of 15 feet in depth; and

  • (D) Entries into interior or auto courts, or auto drop-offs may be allowed behind the required street wall .

  • (E) Areas where the existing grade of the public right-of-way differs from the building pad by more than two feet.

• (d) For the purposes of this Section, tower means the structural envelope located immediately above the building base to the top of the building.

  • (1) The maximum lot coverage of the tower shall be 75 percent.

  • (2) Within a single development , towers shall be separated by a minimum of 50 feet.

(“Bulk Standards for Buildings Over 90 Feet in Height” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.)

The purpose and intent of these regulations is to break down sites larger than 5 acres into two-acre segments to enhance a sense of place; facilitate pedestrian circulation; reduce walking distances; improve connections to the public right-of-way or private drives, transit, and adjoining neighborhoods; and promote the livability and vitality of such development . These requirements shall apply even in the event of the approval of a Lot Line Adjustment which reduces the size of the premises to less than 5 acres.

• (a) Connectivity. A minimum of one paseo and one bicycle access way into the development shall be provided for every two acres of developable area, as shown in Diagram 131-07B. Two paseos are required on corner sites.

Ch. Art. Div. 13 1 7 26

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (b) Pedestrian Paths. Pedestrian paths shall be provided in accordance with Section 131.0550.

• (c) Private Drives. For the purposes of this Section, a private drive is a nonpublic thoroughfare. Private drives shall connect public rights-of-way to multiple locations within a development . Where private drives are provided, they shall comply with the following:

  • (1) Private drives shall be designed to reduce conflicts between vehicles and pedestrian and bicycle circulation.

  • (2) Non-contiguous sidewalks shall be provided along both sides of private drives.

  • (3) The alignment of private drives shall be coordinated and connected to the public right-of-way , emphasizing interconnected streets and the ability to reach local destinations through multiple routes.

  • (4) The number of trees required for each private drive frontage shall be calculated at the average rate of one 24-inch box canopy tree for every 40 feet of private drive frontage. Tree spacing may be varied to accommodate site conditions or design considerations.

  • (5) Trees shall be planted between the curb and the internal street wall . Where there is no street wall , trees shall be located within 12 feet of the curb-line along the private drive frontage.

• (d) Pedestrian Circulation Space. The pedestrian circulation system shall be ungated and publicly accessible. The pedestrian circulation shall include three or more of the following features:

  • (1) Artwork that is integrated with the design of the pedestrian circulation space. Qualifying artwork may not incorporate addresses, text or logos related to the adjacent building or tenants of such buildings. Artwork may satisfy the Civic Enhancement Allocation regulations, in accordance with Chapter 2, Article 6, Division 7.

  • (2) Food service, including service in a retail space directly accessible from the major portion of the plaza or an open-air café.

Arcades. For the purposes of this Section, an arcade is a space located along a street frontage or an interior pathway or plaza that is free of obstructions. Driveways, parking spaces, passenger drop-offs, loading berths, or trash storage facilities are not permitted within an arcade. Arcades shall comply with the following:

Ch. Art. Div. 13 1 7 27

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (A) Minimum depth (ft.): 10

• (B) Maximum depth (ft.): 15

• (C) Minimum height (ft.): 12

• (D) Maximum height (ft.): 30

• (3) Building entrance recess area. For the purposes of this Section, a building entrance recess area is a space adjoining a sidewalk for the entire length of the building entrance area that provides unobstructed access to a building lobby or ground floor use. It may overlap with an arcade. Building entrance recess areas shall comply with the following:

  • (A) Minimum width (ft.): 10

  • (B) Maximum width (ft.): 50

  • (C) Maximum height (ft.): 30

• (4) Sidewalk Widening. A sidewalk widening enlarges a pre-existing or required sidewalk by at least five additional feet, but no more than 10 additional feet, measured perpendicular to the street .

• (5) Pedestrian Through-block Connections. For the purposes of this Section, a pedestrian through-block connection is a paved, open or enclosed space providing unobstructed pedestrian access to a building entrance or lobby. Driveways, parking spaces, passenger drop-offs, loading berths, and trash storage facilities are not permitted within a pedestrian through-block connection. Pedestrian through-block connections shall comply with the following:

  • (A) Location: at least 150 feet from the intersection of two streets

  • (B) Minimum width (ft.): 10, which can include landscaping (C) Maximum width (ft.): 20, which can include landscaping

Ch. Art. Div. 13 1 7 28

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (6) Plazas. For the purposes of this Section, a plaza is an open space that adjoins or is visible from a public right-of-way or private drive. A plaza may be public or private and can include play areas, pedestrian pathways, seating area, game tables, performance areas, water features, useable lawn areas, paving, shrub beds, and plants in containers. Garage entrances, driveways, parking spaces, passenger drop-offs, loading berths, trash storage facilities, as well as the access or service for these facilities, are not permitted within a plaza.

Plazas must comply with the following:

• (A) Minimum width (ft.): 40

• (B) Circulation paths within a plaza shall connect to all streets and building entrances that front the plaza.

• (C) A minimum of 50 percent of a plaza shall be free of obstructions.

• (D) Seating shall be provided by movable seating, fixed individual seats, benches with or without backs, and design feature seating, such as seat walls, ledges and seating steps.

• (E) Trees and Planting

  • (i) Four, 24-inch box canopy trees are required for plazas that are 6,000 square feet or less.

• (ii) For each 1,000 square feet of plaza area over 6,000 square feet, an additional tree is required.

  • (iii) Fifteen percent of the plaza area shall be comprised of plants. This can include hanging plants, beds with plants, or living walls.

• (F) Multi-Modal Parking.

  • (i) A combination of six parking spaces for bicycle or micro-mobility equipment shall be provided.

  • (ii) If the plaza is greater than 10,000 square feet, a combination of ten parking spaces for bicycle or micromobility devices shall be provided.

Ch. Art. Div. 13 1 7 29

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

• (iii) For the purposes of this Section, micro-mobility means a compact sized device designed for personal mobility with one or two passengers that is powered by a rechargeable electric battery. For example, micromobility devices include electric scooters, electric bicycles, or other similar sized personal compact devices.

• (G) Food services, including food service in a retail space, shall be directly accessible from the plaza.

• (H) Abutting Frontages . For residential uses fronting a plaza, at least 40 percent of the exterior walls facing the plaza shall be transparent or glazed.

Diagram 131-07B Example of Connectivity for Premises Greater than Five Acres

==> picture [324 x 197] intentionally omitted <==

LEGEND

• Reduce block size through pedestrian and vehicular accessways. Provide a minimum of one pedestrian and one bicycle access way or one paseo into the development for every two acres of developable area.

• - - - - A minimum of three pedestrian circulation space features per Section 131.0718(d).

Ch. Art. Div. 13 1 7 30

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

(“Supplemental Regulations for Premises Greater Than Five Acres” added 9-12-2019 by O-21118 N.S.; effective 10-12-2019.) (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.)

Maximum floor area ratio is specified in Table 131-07B.

Floor Area Ratio Bonus for Child Care Facilities

In the EMZ and RMX zones, 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 devoted to the child care facility to be 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).

(“Maximum Floor Area Ratio” added 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 7 31

San Diego Municipal Code

Chapter 13: Zones

(3-2026)

Article 2: Overlay Zones (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Division 1: General Rules for Overlay Zones (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

The purpose of overlay zones is to provide supplemental regulations that have been tailored to specific geographic areas of the City. Overlay zones are applied in conjunction with a base zone and modify or add to the regulations of the base zone to address specific issues such as development adjacent to airports, special height or parking requirements, or supplemental processing requirements. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Overlay zones are designated on the Official Zoning Map as indicated in Table 132-01A. The overlay zone designation is shown after the base zone designation on the Official Zoning Map.

Table 132-01A Overlay Zone Designations

Ch. Art. Div. 13 2 1 1

San Diego Municipal Code (3-2026)

Chapter 13: Zones

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 10-25-2011 by O-20047 N.S.; effective 1-1-2012.) (Amended 1-21-2026 by O-22050 N.S.; effective 3-22-2026.)

[Editors Note: Amendments as adopted by O-22050 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-22050-SO.pdf ]

Section 131.0103, which contains regulations regarding the Official Zoning Maps for base zones, applies to the overlay zones in this article.

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

The use and development regulations of the applicable base zone (including planned district base zones) apply in the overlay zones except as modified by the supplemental overlay zone regulations.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 10-25-2011 by O-20047 N.S.; effective 1-1-2012.)

Ch. Art. Div. 13 2 1 2

San Diego Municipal Code

Chapter 13: Zones

(8-2022)

Article 2: Overlay Zones