San Diego Municipal Code Div. 16 Community Enhancement Overlay Zone

(“Community Enhancement Overlay Zone” added 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 ]

The purpose of the Community Enhancement Overlay Zone is to provide supplemental development regulations that are tailored to specific sites within community plan areas of the City which have increased allowed density and intensity as part of a community plan update or amendment. The intent of these regulations is to ensure that development provides community enhancements in locations that have benefitted from higher density and intensity near high-frequency transit stops, including additional pedestrian access, public spaces, and multi-modal connectivity improvements. (“Purpose” added 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 ]

(a) This overlay zone applies to properties that are identified on Diagrams 132-16A through 132-16B. Table 132-16A lists the community plan areas in which this overlay zone has been applied and the corresponding maps that indicate which properties are within the boundaries of the overlay zone. These maps are filed in the office of the City Clerk.

Table 132-16A

Community Plans with Property where Community Enhancement Overlay Zone Apply

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San Diego Municipal Code Chapter 2: Government (3-2026)

(b) Table 132-16B shows the location of the supplemental regulations and the
type of permit required by this Division, if any, for specific types of
development in this overlay zone.

Table 132-16B
Community Enhancement Overlay Zone Applicability

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San Diego Municipal Code Chapter 13: Zones (3-2026)

Diagram 132-16A Clairemont Community Enhancement Overlay Zone This is a reproduction of Map No. C-1040 for illustration purposes only.

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San Diego Municipal Code Chapter 2: Government (3-2026)

Diagram 132-16B College Area Community Enhancement Overlay Zone This is a reproduction of Map No. C-1039 for illustration purposes only.

Ch. Art. Div. 2 6 7 4

San Diego Municipal Code Chapter 13: Zones (3-2026)

(“Where the Community Enhancement Overlay Zone Applies” added 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 ]

The City Manager may grant an exception to the requirements of this Division for development that is minor, temporary, or incidental and is consistent with the intent of this Division. Exceptions made by the City Manager shall be recorded and entered in the project files prepared in the process of approving the development. (“Exception to the Community Enhancement Overlay Zone” added 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 ]

Regulations

(a) If there is a conflict between the supplemental development regulations for
the Community Enhancement Overlay Zone and the development regulations
of the applicable base zone, the Community Enhancement Overlay Zone
supplemental development regulation shall apply.

(b) If there is a conflict between the supplemental development regulations for
the Community Enhancement Overlay Zone and the development regulations
adopted as part of a specific plan, the specific plan regulations shall apply.
(“Conflicts between Community Enhancement Overlay Zone and Other Regulations”
added 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 ]

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San Diego Municipal Code Chapter 2: Government (3-2026)

(a) Applicability

(1) Development on a premises equal to or greater than 10,000 square feet
and that proposes a total gross floor area of development equal to or
greater than a floor area ratio of 0.5 shall provide public spaces in
accordance with Section 132.1615.

(2) Development on a premises less than 10,000 square feet are exempt
but if the development includes public spaces in accordance with
Section 132.1615, the development shall receive a floor area ratio
bonus of 1.0.

(3) A subdivision of land equal to or greater than 10,000 square feet shall
provide public spaces on all lots in accordance with Section 132.1615.

(4) Development that qualifies for an exemption from the Citywide Park
Development Impact Fees by constructing on-site park improvements
in accordance with Section 142.0640 and Council Policy 600-33 is
exempt from this Section.

(b) Size

(1) Development shall provide a minimum of five percent of the area of
the premises as a public space, or 75,000 square feet, whichever is less
in accordance with Section 132.1615(a).

(2) For development that exceeds the required area of a public space for a
premises, the development may receive a floor area ratio bonus of 0.2
for every 1,000 square feet of the provided public space up to a
maximum of 5,000 square feet. The floor area ratio bonus for public
space shall not exceed 1.0 and cannot be used with the floor area ratio
bonus in Section 132.1615(a)(2).

(3) For development on a premises where resources such as important
archaeological sites, traditional cultural properties, historical
resources, or environmentally sensitive lands limit the ability to meet
the required area of a public space, the required area for the public
space may be reduced to the extent required, to avoid the resource, as
determined by the City Manager.

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San Diego Municipal Code Chapter 13: Zones (3-2026)

(4) If required stormwater, public utility, or transit infrastructure or facilities limit the ability to meet the required area for the public space, the required area for the public space may be reduced to the extent required to locate the required infrastructure or facilities to the satisfaction of the City Engineer.

(5) The applicant may purchase a reduction in the required public space
area up to a maximum of 25 percent of the total required public space
size, at a rate of $170 per square foot of reduction, which shall be
increased, starting on July 1, 2026, and on each July 1st thereafter,
based on the one-year change (from March to March) in the
Construction Cost Index (CCI) for Los Angeles as published monthly
in the Engineering News-Record. Payment shall be deposited into the
Citywide Park Development Impact Fee Fund prior to final inspection.

(c) Type. An applicant shall satisfy the public space requirements through the
provision of one or more of the following:

(1) A plaza, urban green, or podium meeting the following requirements:

(i) A minimum area of 1,200 square feet; and

(ii) A minimum dimension of 20 feet in any direction.

(2) A greenway having a minimum width of eight feet measured
perpendicular from the parkway to the street wall or in accordance
with Table 132-16E.

(3) A paseo having a minimum width of 8 feet or in accordance with
Table 132-16G.

(d) Amenities. A public space shall include amenities in accordance with
Table 132-16C and Table 132-16D.

(1) Amenities in Category 2 shall satisfy two single amenities
requirements in Table 132-16C.

(2) A development shall not utilize the following amenity types with the
specific public space more than once: Interactive/Technology
Element; Placemaking Elements; Performance/Event/Cultural Space;
Splash Pad; or Sports Court with Lighting.

(3) A development less than 200,000 square feet may utilize either the
Interactive/Technology Element amenity or Placemaking Elements
amenity types. Use of both amenity types within the public space shall
not be permitted.

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San Diego Municipal Code Chapter 2: Government (3-2026)

(4) An alternative compliance determination may be made for a
development by the City Manager in their sole discretion for amenities
not listed in Table 132-16D.

(5) For development greater than 200,000 square feet, the applicant may
purchase amenity points, as listed in Table 132-16C at a rate of
$480,835 per amenity point, which shall be increased, starting on
July 1, 2026, and on each July 1st thereafter, based on the one-year
change (from March to March) in the Construction Cost Index (CCI)
for Los Angeles as published monthly in the Engineering News-
Record. Payment shall be deposited into the Citywide Park
Development Impact Fee Fund prior to final inspection.

Table 132-16C
Public Space – Number of Required Amenities

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San Diego Municipal Code Chapter 13: Zones (3-2026)

Table 132-16D Public Space Amenity Type

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San Diego Municipal Code Chapter 2: Government (3-2026)

(e) Landscaping

(1) A minimum of 20 percent of a public space area shall be comprised of permeable landscape planting. This requirement is in addition to the landscape regulations in Chapter 14, Article 2, Division 4.

(2) At least 30 percent of all paving within the public space on a ground
level shall be shaded by a minimum of one, 24-inch box canopy form
street tree, standard trunk, evergreen species for each 30 feet of public
space on a ground level abutting a street frontage.

The street tree shall be selected in accordance with the Landscape
Standards of the Land Development Manual and the City’s Street Tree
Selection Guide.

(f) Trash and Recycling Containers. At least one trash and one recycling
container shall be provided with a minimum of one for every 1,000 square
feet of public space.

(g) Seating and Tables

(1) A minimum of one linear foot of seating shall be provided for every
100 square feet of public space. All or a portion of the required seating
can be moveable.

(2) Tables and seating operated by on-site commercial tenants, or the
record owner, may be included within the public space if they are
accessible to the public and are limited to no more than 20 percent of
the public space area.

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San Diego Municipal Code Chapter 13: Zones (3-2026)

(h) Lighting

(1) A public space shall have lighting provided on either poles or bollards
at the entrance to the public space, pedestrian pathways, and edges of
the public space.

(2) The lighting design within the public space shall coordinate with the
architectural lighting of the abutting property.

(i) Access and Visibility

(1) A public space on a ground level shall be designed to be visible from
the abutting property and abutting parkway.

(2) The public space at a ground level shall use different paving material
from the public right-of-way to delineate the area maintained by the
record owner.

(3) A minimum of 50 percent of a public space at a ground level shall be
free of physical barriers or obstructions to ensure public access.

(4) Public space at a ground level shall provide pedestrian connections to
the abutting parkway and building entrances.

(j) Fire Apparatus Access

(1) Development shall provide fire sprinklers and meet the access
requirements of the California Fire Code, Appendix D, sections 105.2
and 105.3 for all structures that exceed 30 feet in structure height
where public space at a ground level would result in the distance
between the building facade and the street being greater than 30 feet.

(2) Any deviation from the fire sprinklers and access requirements shall
comply with the construction type exceptions identified in the
California Fire Code, Appendix D, section 105.1.

(k) Hours of Public Access

(1) A public space and amenities shall be publicly accessible from at least
7:00 a.m. to 8:00 p.m. seven days a week or during the hours of
operation of the commercial use where the public space is located,
whichever provides greater access.

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San Diego Municipal Code Chapter 2: Government (3-2026)

(2) A minimum of one wayfinding sign shall be provided per 100 feet
along the street frontage. All signs shall be at least 2 square feet in
size, located along, and legible from, the public right-of-way, and shall
advise the public of the hours of public access, and direct the public to
any public spaces not located adjacent to a public right-of-way.

(3) A public space shall have signs visible from the adjacent public right-
of-way or transit station stating that the public space is open to the
public.

(l) Maintenance. All public spaces shall be maintained by the record owner of
the premises.

(m) Building Façade. A minimum of one building façade shall face the public
space:

(1) The abutting public space shall be accessible from the adjacent
building entrances from:

(i) Each commercial retail tenant space or dwelling unit; or

(ii) A building’s common area for buildings without retail tenant
space or dwelling units.

(2) An upper story of a building with a finished floor elevation of more than 25 feet above a public space at a ground level may have balconies, building elements, or habitable space that project over the public space to the property line or setback specified by the base zone.

(n) Common Open Space. A public space may be counted towards common open
space requirements of the base zone.

(o) Garage Entrance or Driveway. If the premises does not have access to a
second public right-of-way, a garage entrance or driveway is allowed within a
public space subject to the satisfaction of the City Engineer.

(p) Parking spaces, loading berths/zones, trash storage facilities, utility boxes, as
well as the access or service for these facilities, are not permitted within the
public space.

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San Diego Municipal Code Chapter 13: Zones (3-2026)

(q) Best management practices for stormwater may be constructed within the
landscaped area of a public space at ground level in accordance with
Chapter 4, Article 3, Division 3, only if pedestrian access to and within a
public space is not hindered by the best management practices subject to the
satisfaction of the City Engineer.

(r) Development on a property with a mixed-use base zone and a premises greater
than five acres shall be exempted from the requirements of Section
131.0718(d)(6) if the development provides public spaces in accordance with
this Section.

(s) A development providing public space under Section 143.1020(b) may be
counted towards the public space requirements in Section 132.1615.
(“Public Spaces” added 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 ]

(a) Development on a premises identified in Table 132-16E that is subject to the public space requirements in accordance with Section 132.1615 shall provide a greenway.

(b) A greenway as specified in Table 132-16E may satisfy all or a portion of the
public space size requirements in accordance with Section 132.1615(b).

(c) A greenway shall have a minimum width as specified on Table 132-16E,
measured perpendicular from the parkway to the street wall.

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San Diego Municipal Code Chapter 2: Government (3-2026)

Table 132-16E

Public Space – Greenway Width

(“Public Space – Greenway Site Specific Requirements” added 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 ]

(a) Development on a premises identified in Table 132-16F shall provide a parkway with a minimum width as specified in Table 132-16F.

(b) The parkway shall be measured in accordance with the Street Design Manual
of the Land Development Manual.

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San Diego Municipal Code Chapter 13: Zones (3-2026)

(c) Improvements within the parkway shall be designed and constructed in
accordance with the requirements of Chapter 14, Article 2, Division 6 and the
Street Design Manual of the Land Development Manual.

Table 132-16F
Parkways Width Requirements

(“Public Space - Parkway Site Specific Requirements” added 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 ]

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San Diego Municipal Code Chapter 2: Government (3-2026)

(a) Development on a premises identified in Table 132-16G shall provide a paseo.

(b) A paseo shall satisfy all or a portion of the public space size requirements in
accordance with Section 132.1615(b).

(c) A paseo shall have a minimum width as specified on Table 132-16G.

Table 132-16G
Paseo Width Requirements

(“Public Space – Paseo Site Specific Requirements” added 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 ]

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San Diego Municipal Code Chapter 13: Zones (3-2026)

(a) Development on a premises identified in Table 132-16H shall provide a public park.

(b) A public park shall have a minimum area as specified on Table 132-16H.

Table 132-16H
Public Park Width Requirements

(“Public Space - Public Park Specific Requirements” added 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 ]

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