San Diego Municipal Code Div. 1 General Rules for Base Zones

The purpose of this article is to establish base zones to help ensure that land uses within the City are properly located and that adequate space is provided for each type of development identified. Base zones are intended to regulate uses; to minimize the adverse impacts of these uses; to regulate the zone density and intensity; to regulate the size of buildings; and to classify, regulate, and address the relationships of uses of land and buildings. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

On the effective date of Ordinance O-18691, (January 1, 2000) all zones that were established in Municipal Code Chapter 10, Article 1, Division 4 shall be amended and replaced with the base zones established in Chapter 13, Article 1, Divisions 1 through 6. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

(a) Base zones are represented on the Official Zoning Maps to be prepared by the City. The Official Zoning Maps shall be identified as an exhibit accompanying the ordinance that the City Council approves for any zoning or rezoning action. The Official Zoning Maps are the authority for identifying the boundary of any application of a base zone.

(b) Where uncertainty exists with respect to the boundaries of zones shown on the
Official Zoning Maps the following rules shall apply:

(1) Where a zone boundary follows a lot line, the lot line shall be the
boundary.

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San Diego Municipal Code Chapter 13: Zones (10-2022)

(2) Where a zone boundary follows a public street, the centerline of the
street shall be the boundary.

(3) Where any unzoned public right-of-way is officially vacated or
abandoned, the zone boundary applied to abutting property shall be
the centerline of the vacated or abandoned public right-of-way.

(4) Where a zone boundary divides a lot or parcel, the location of the
boundary shall be determined by the scale contained on the Official
Zoning Map.

(5) Where there is an obvious mistake that can be corrected by reference
to documents on file or by reference to the legislative record, the City
Manager may identify the zone boundary.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Development Character Areas are established to ensure that appropriate development regulations are applied to community plan areas based upon their age and geographic location and include Proposition A Lands, Planned Urbanized Communities, and Urbanized Communities. Development Character Area boundaries generally follow community plan area boundaries except in the case of University City, which falls into two Development Character Areas. Development Character Areas are represented on Figure 131-01A.

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

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Figure 131-01A
Development Character Areas

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

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(a) A use shall be identified as belonging to a use category and use subcategory based upon the descriptions in Section 131.0112 and the facility needs and operational characteristics of the use including type of use, intensity of use, and development characteristics of use. The Use Regulations Tables in the base zones shall be used to determine in which base zones the use is permitted. If a particular use could meet the description of more than one use subcategory, the subcategory with the most direct relationship to the specific use shall apply. The City Manager shall identify a particular uses’s category and subcategory upon request of an applicant or a property owner.

(b) If the applicant or property owner disputes the City Manager’s determination,
the City Manager may place the question of the appropriate use category and
use subcategory for that particular use on the Planning Commission’s agenda.
The City Manager shall present the factors used in the determination and the
position of the applicant or property owner. The Planning Commission shall
recommend to the City Manager its interpretation of the appropriate use
category or use subcategory for the particular use.

(c) If an appropriate use category and use subcategory cannot be determined for a
specific use by referring to the Use Regulations Tables, an amendment to the
Use Regulations Table may be initiated in accordance with Chapter 12,
Article 3, Division 1 (Zoning and Rezoning Procedures).
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

For the purpose of determining applicable development regulations, use categories shall be grouped according to the following:

(a) Any use within the open space use category is considered an open space use
or open space development.

(b) Any use within the agricultural use category is considered an agricultural use
or agricultural development.

(c) Any use within the residential use category is considered a residential use or
residential development.

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(d) Any use within the institutional, retail sales, commercial services, offices, and
vehicle and vehicular equipment sales and services categories is considered a
commercial use or commercial development.

(e) Any use within the wholesale, distribution, storage, and industrial categories
is considered an industrial use or industrial development.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

(a) The following are descriptions of each use category and subcategory found in the Use Regulations Tables of each base zone. These descriptions shall be used to classify specific uses into use subcategories for the purpose of determining applicable use regulations, in accordance with Section 131.0110. A description of separately regulated uses is located in Section 131.0112(b).

(1) Open Space Use Category
This category includes uses that may occur on land that has been
identified for public recreational uses or to be left in a generally
natural state. The open space subcategories are:

(A) Active Recreation — Public park facilities that require major
land development for installation, require a high level of
maintenance, and can accommodate large assemblages of
people.

(B) Natural Resources Preservation — Undeveloped land left in a
natural state for specific use as visual open space or
environmental mitigation.

(C) Park Maintenance Facilities — Major structures or facilities
used in conjunction with the maintenance of public parks.

(D) Passive Recreation — Recreational facilities associated with
pastimes that are incidental to natural open space. These
facilities require minor land development for installation,
require minimum maintenance, do not attract large
assemblages of people, and have little impact on natural open
space.

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(2) Agriculture Use Category

This category includes uses that involve the raising and harvesting of
crops, the raising of animals, and the processing of plant and animal
by-products. The agriculture subcategories are:

(A) Agricultural Processing — Uses related to the processing or
preparation of crops, animals, or animal by-products grown or
raised on the same premises for consumption or transportation
to markets.

(B) Aquaculture Facilities — Uses that grow plants and animals in a water medium, either indoors or outdoors.

(C) Dairies — Uses related to the milking of livestock and
processing milk for consumption or transportation to markets.

(D) Horticulture Nurseries and Greenhouses — Uses that
propagate and grow plants in containers or in the ground and
the associated sales of those plants.

(E) Raising and Harvesting of Crops — Uses that involve the
planting, maintaining, and harvesting of crops for consumption
or for commercial purposes.

(F) Raising, Maintaining, and Keeping of Animals — Uses that
involve the feeding, housing, and maintenance of animals for
private or commercial purposes.

(3) Residential Use Category

This category includes uses that provide living accommodations for
one or more persons. The residential subcategories are:

(A) Rooming houses. Rooming house has the same meaning as in
San Diego Municipal Code Section 113.0103.

(B) Mobilehome Parks — A premises with two or more
mobilehomes used as dwelling units, other than an Accessory
Dwelling Unit, Junior Accessory Dwelling Unit, movable tiny
house or employee housing.

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(C) Multiple Dwelling Units — Dwelling units where more than
one dwelling unit, other than an Accessory Dwelling Unit,
Junior Accessory Dwelling Unit, movable tiny house or
employee housing, is located on a single lot.

(D) Single Dwelling Units — Dwelling units where no more than
one dwelling unit is located on a lot, usually detached, and
occupied by a single household unit.

(E) Shopkeeper unit — shopkeeper unit has the same meaning as
in San Diego Municipal Code Section 113.0103.

(4) Institutional Use Category

This category includes uses that provide unique services that are of
benefit to society as a whole. All of the uses in this use category are
separately regulated uses. See Section 131.0112(b).

(5) Retail Sales Use Category This category includes uses involving the sale, lease or rental of new or used goods to the general public. The retail sales subcategories are:

(A) Building Supplies and Equipment — Uses that provide goods
to repair, maintain, or visually enhance a structure or premises.

(B) Consumer Goods, Furniture, Appliances, and Equipment —
Uses that provide goods, large and small, functional and
decorative, for use, entertainment, comfort, or aesthetics.

(C) Food, Beverages, and Groceries — Uses that provide food for
consumption off of the premises.

(D) Pets and Pet Supplies — Uses that provide household pets and
pet supplies for sale; grooming services.

(E) Sundries, Pharmaceuticals, and Convenience Sales — Uses
that provide goods for personal grooming and for the day-to-
day maintenance of personal health and well-being.

(F) Wearing Apparel and Accessories — Uses that provide goods
to cover, protect, or visually enhance the human form.

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(6) Commercial Services Use Category
This category includes uses that provide for consumer or business
services, for the repair and maintenance of a wide variety of products,
and for entertainment. The commercial services subcategories are:

(A) Building Services — Uses that provide maintenance and repair
services for all structural and mechanical elements of
structures, as well as the exterior spaces of a premises.

(B) Business Support — Uses that provide personnel services,
printing, copying, and photographic services, or
communication services.

(C) Eating and Drinking Establishments — Uses that prepare or
serve food or beverages for consumption on or off the
premises.

(D) Financial Institutions — Uses related to the exchange, lending,
borrowing, and safe-keeping of money.

(E) Funeral and Morturary Services — Uses that provide services related to the death of a human.

(F) Instructional Studios - Uses that provide a place where skills
including dance, art, and martial arts are taught to individuals
or groups. Instructional studios also include recreation and
physical fitness facilities that accommodate a maximum
occupancy of 24 persons. Instructional studios do not include
educational facilities.

(G) Maintenance and Repair - Uses that provide maintenance,
cleaning and repair services for consumer goods.

(H) Off-Site Services - Uses that provide for deliveries of a wide
variety of products and that provide services that are used at a
location separate from the business providing the delivery or
service.

(I) Personal Services - Uses that provide a variety of services
associated with personal grooming and the maintenance of
health and well-being. Personal services do not include
recreation or physical fitness facilities.

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(J) Radio and Television Studios - Uses that provide for the
production, recording, and broadcasting of radio and television
shows and motion pictures.

(K) Visitor Accommodations - Uses that provide lodging, or a
combination of lodging, food, and entertainment, primarily to
visitors and tourists. (Outside the Coastal Overlay Zone,
includes SRO hotels.)

(L) Tasting rooms - Uses accessory to a beverage manufacturing plant that offer tastings and sell beverages manufactured on the premises for on-site or off-site consumption. The subcategory includes establishments such as breweries, wineries, and distilleries that offer tastings and sales of alcoholic beverages in accordance with a license issued by the California Department of Alcoholic Beverage Control. This subcategory does not include uses that qualify as retail tasting stores under Section 141.0508.

(7) Office Use Category

This category includes uses in an enclosed building that focus on
business, government, professional, medical, or financial services.
The offices subcategories are:

(A) Business and Professional — Uses related to earning a
livelihood through a commercial or mercantile endeavor or
through the practice of a vocation requiring specialized training
or education.

(B) Government — Uses related to the administration of the
regulations of local, state, or federal government.

(C) Medical, Dental, and Health Practitioner — Uses related to
diagnosis and treatment of human illness and physical
malfunction that can be performed in an office setting.
Medical and dental laboratories are included in this
subcategory, unless otherwise indicated.

(D) Regional and Corporate Headquarters — Uses related to the
administration of large or geographically widespread
businesses that may be located separately from the main
activity of those businesses.

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(8) Vehicle and Vehicular Equipment Sales and Services Use Category

This category includes uses that provide for the sale, rental,
maintenance, or repair of new or used vehicles and equipment. The
Vehicle and vehicular equipment sales and services subcategories are:

(A) Commercial Vehicle Repair and Maintenance — Uses that repair and maintain the mechanical components or the bodies of large trucks, mass transit vehicles, large construction or agricultural equipment, aircraft, or commercial boats.

(B) Commercial Vehicle Sales and Rentals — Uses that provide
for the sale or rental of large trucks, mass transit vehicles, large
construction or agricultural equipment, aircraft, or commercial
boats.

(C) Personal Vehicle Repair and Maintenance — Uses that repair
the mechanical components or the bodies of autos, small trucks
or vans, motorcycles, motor homes, or recreational vehicles
including recreational boats or that wash, clean, or otherwise
protect the exterior and interior surfaces of these vehicles.

(D) Personal Vehicle Sales and Rentals — Uses that provide for
the sale or rental of new or used autos, small trucks or vans,
motorcycles, motor homes, or recreational vehicles including
recreational boats.

(E) Vehicle Equipment and Supplies Sales and Rentals — Uses
related to the sale, lease, or rental of new or used parts, tools,
or supplies for the purpose of repairing or maintaining
vehicles, including distribution of products from the same
premises that sells, leases, or rents them.

(9) Distribution and Storage Use Category

This category includes uses that distribute and store goods. Long-term
and short-term storage of commercial goods and personal items is
included. The subcategories are:

(A) Equipment and Materials Storage Yards - Uses engaged in the
outdoor storage of large equipment or products or large
quantities of material.

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(B) Moving and Storage Facilities - Uses engaged in the moving
and storage of household or office furniture, personal items,
appliances, and equipment.

(C) Distribution Facilities - Uses engaged in the commercial storage and distribution of goods.

(10) Industrial Use Category

This category includes uses that produce goods from extracted and raw
materials or from recyclable or previously prepared materials,
including the design, storage, and handling of these products and the
materials from which they are produced. The subcategories are:

(A) Heavy Manufacturing - Uses that process, fabricate, assemble,
or treat materials using large outdoor equipment such as cranes
and large tanks to produce unpackaged bulk products such as
steel, paper, lumber, fertilizer, and petrochemicals. This
subcategory includes heavy manufacturing uses that typically
produce disturbing noise, dust, or other pollutants capable of
harming or annoying adjacent uses.

(B) Light Manufacturing - Uses that process, fabricate, assemble,
treat, or package finished parts or products without the use of
explosives or unrefined petroleum. This subcategory includes
light manufacturing uses that produce a wide variety of
products including, but not limited to, durable goods,
machinery, equipment, or large food and beverage production
facilities that do not meet the criteria for artisan food and
beverage production pursuant to Section 141.1001.

(C) Marine Industry — Uses that produce, distribute, and store
commercial marine vessels and equipment.

(D) Research and Development – Uses engaged in scientific
research including computational modeling, bio-informatics,
and testing leading to the development of new products and
processes.

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(E) Testing Labs – Uses engaged in health and safety testing of raw, processed, and manufactured products. This subcategory does not include laboratories that qualify under Medical, Dental & Health Practitioner or testing that qualifies under Research & Development.

(F) Trucking and Transportation Terminals – Uses engaged in the
dispatching of large vehicles to collect or deliver goods or
materials, or to transport people. Minor repair, maintenance,
and storage of fleet vehicles used on the premises is also
included.

(11) Signs Use Category
This category includes all structures that provide identification of
businesses, products, services, or sites. The sign subcategory is:
Allowable Signs — Structures that are placed on the ground, or on
building facades or roofs, whose sign copy identifies a business, a
premises, activities on a premises, or direction to a premises. See
Section 142.1205.

(b) Separately regulated uses are uses that may or may not meet the description of
a use subcategory but are listed separately from any subcategory because in
some or all zones they are regulated differently from other uses. Each use
category contains a list of separately regulated uses, some of which may meet
the description of a use subcategory within the same or another category. The
use regulations identified for the separately regulated use shall supersede the
use regulations for the use subcategory that may match the particular use.
(Amended 6-12-2001 by O-18948 N.S.; effective 12-12-2001.)
(Amended 4-23-2008 by O-19739 N.S.; effective 5-23-2008.)
(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 10-15-2015 by O-20567 N.S.; effective 11-14-2015.)
(Amended 12-1-2016 by O-20752 N.S.; effective 12-31-2016.)
(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 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 1-8-2020 by O-21164 N.S.; effective 2-9-2020.)

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(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.)

In addition to the regulations of the base zones applied to property as described in this article, overlay zone regulations may also apply. Overlay zone regulations are located in Chapter 13, Article 2. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

In addition to the regulations of the base zones applied to property as described in this article, planned district regulations may also apply. Applicable planned district regulations are located in Chapter 15, Article 2. (Amended 10-2-2000 by O-18853 N.S.)

Development that complies with the applicable land use plan, but contains uses and/or density that are not consistent with the underlying base zone, may be permitted as follows:

(a) Residential development and residential mixed-use development proposing
residential uses and/or density may be permitted upon issuance of a
construction permit decided in accordance with a Process One. Development
in accordance with this Section 131.0123 shall not preclude the use of the
Affordable Housing Regulations in Chapter 14, Article 3, Division 7, where
applicable.

(b) Development other than the residential development specified in Section
131.0123(a) may be permitted with a Planned Development Permit in
accordance with Section 126.0602(a)(2).
(“Development Consistent with the Land Use Plan But Not the Base Zone” added
10-30-2020 by O-21254 N.S.; effective 11-29-2020.)

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(a) When the Use Regulations Table in any base zone identifies a use as a limited use or requiring a Neighborhood Use Permit or Conditional Use Permit, that use shall be subject to the same use regulations and use permit requirements whether or not the use is deemed a primary use or an accessory use on the premises.

(b) A use that belongs in a subcategory where the subcategory is identified as not
permitted in a particular base zone may be permitted as an accessory use in
that zone, subject to all of the following requirements:

(1) The use must meet the definition of an accessory use, as specified in
Section 113.0103;

(2) The use must be consistent with any use and development regulations
applicable to that use in any other base zone in the same type of zone
(open space, agricultural, residential, commercial, or industrial);

(3) The floor area of a single accessory use shall not exceed 25 percent of
the gross floor area of the structures on the premises;

(4) At least 51 percent of the gross floor area on the premises shall be
occupied by a primary use or combination of multiple allowed uses;

(5) When a premises contains multiple tenants, the determination of
accessory use shall be based on the gross floor area of the individual
tenant.

(c) A separately regulated use that is identified as not permitted in a particular
zone is not permitted as an accessory use in that zone.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

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The following regulations are related to other development regulations that are addressed in the Development Regulations Tables in each of the base zones and are applicable to all base zones. Except as specified by the applicable zone, yards and landscaped areas may be used only for the following items and purposes:

(a) Living Landscape Material.

(b) Incidental passage and use by occupants.

(c) Landscape elements, constructed and installed to complement living
landscape material, and not exceeding a height of 3 feet within front and street
side yards.

(d) Fences and walls as permitted in Chapter 14, Article 2, Division 3 (Fence
Regulations).

(e) Directional and other notification signs as permitted in Chapter 14, Article 2,
Division 12 (Sign Regulations).

(f) Walkways and paved driveways consistent with zone standards and applicable
parking and landscape regulations.

(g) Items that the City Manager may determine to be necessary to accommodate a
temporary period of construction, site modification, or equipment change,
when there is evidence of frequent and diligent physical effort to complete
work.

(h) Parking in accordance with Section 142.0510.

(i) Storage of items when screened in accordance with Chapter 14, Article 2,
Division 11 (Outdoor Storage and Display Regulations).
(Added 12-9-1997 by O-18451 N.S.; amended 10-18-1999 by O-18691 N.S.; effective
1-1-2000.)

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The following regulations in Chapter 14 apply to development in all base zones:

General Development Regulations (Chapter 14, Article 2)

Supplemental Development Regulations (Chapter 14, Article 3)

Subdivision Regulations (Chapter 14, Article 4)

Building Regulations (Chapter 14, Article 5)

Electrical Regulations (Chapter 14, Article 6)

Plumbing Regulations (Chapter 14, Article 7)

Mechanical Regulations (Chapter 14, Article 8)

(“Applicability of Chapter 14 Regulations” added 8-4-2011 by O-20081 N.S.; effective 10-6-2011.)

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San Diego Municipal Code Chapter 13: Zones (2-2025)

Article 1: Base Zones