San Diego Municipal Code Div. 10 Complete Communities Housing Solutions Regulations

(“Complete Communities Housing Solutions Regulations” added 12-9-2020 by O-21275 N.S.; effective 1-8-2021.)

(a) Purpose. The purpose of these regulations is to provide a floor area ratio-based density bonus incentive program for development within Sustainable Development Areas that provides housing for very low income, low income, or moderate income households and provides neighborhood- serving infrastructure amenities. These regulations are intended to materially assist in providing adequate housing for all economic segments of the community; to provide a balance of housing opportunities within the City of San Diego with an emphasis on housing near transit; and to encourage use of mobility alternatives through the construction of neighborhood-serving infrastructure amenities. Investment in neighborhood-serving infrastructure that creates destinations and encourages walking, biking and use of transit, particularly within Sustainable Development Areas, is critical to the City’s Climate Action Plan goal to reduce greenhouse gas emissions. These regulations do not implement California Government Code Section 65915 (State Density Bonus Law), which is implemented through San Diego Municipal Code Chapter 14, Article 3, Division 7. 

(b) Definitions. For purposes of this Division, the following definitions shall
apply:

(1) FAR Tier 1 means any premises where any portion of the premises is
located within the Downtown Community Planning Area.

(2) FAR Tier 2 means any premises where any portion of the premises is
located in a regional or subregional employment area, as identified in
the General Plan Economic Prosperity Element, or within a one-mile
radius of any university campus that includes a medical center and is
within a Sustainable Development Area that is located in a community
planning area within Mobility Zone 3 as defined in Section
143.1103(a)(3).

(3) FAR Tier 3 means any premises where any portion of the premises is
located in an area located within a Sustainable Development Area that
is located in a community planning area within Mobility Zone 3 as
defined in Section 143.1103(a)(3).

Ch. Art. Div.
14 3 10 1

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(4) FAR Tier 4 means any premises where any portion of the premises is located in an area located within a Sustainable Development Area that is located in a community planning area within Mobility Zone 4 as defined in Section 143.1103(a)(4).

(5) Community of Concern means a census tract that has been identified
as having very low, low, or moderate access to opportunity as
identified in the San Diego Climate Equity Index.
(“Purpose, Intent, and Definitions” added 12-9-2020 by O-21275 N.S.; effective
1-8-2021.)
(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.)

(a) At the request of the applicant, except as otherwise provided in Section 143.1030, the regulations in this Division shall apply to any development within a Sustainable Development Area where any portion of the premises contains zoning that is commercial, residential, or mixed-use and the premises is zoned to allow 20 dwelling units per acre or greater or has a land use plan designation that allows for 20 dwelling units per acre or greater and is within one quarter mile of a rail station, not including additional dwelling units permitted under this Division, if all of the following requirements are met:

(1) The development includes dwelling units affordable to very low
income, low income, moderate income households, in accordance with
Section 143.1015(a)(1)-(3) or 143.1015(a)(4) and the following
criteria.

(A) Within the categories of very low income, low income, and
moderate income households, affordable dwelling units may be
further targeted or restricted for senior citizens, as defined in
California Civil Code Sections 51.3 and 51.11.

(B) Within the very low income category, affordable dwelling units
may be further targeted or restricted for transitional foster
youth, as defined in Section 66025 of the California Education
Code; disabled veterans as defined in Section 18541 of the
California Government Code; or homeless persons as defined
in the McKinney-Vento Homeless Assistance Act.

Ch. Art. Div. 14 3 10 2

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(C) A portion of the total dwelling units in the development shall be
reserved for very low income, low income, or moderate-income
households, in accordance with Section 143.1015(a)(1)-(3) or
143.1015(a)(4).

(2) The development includes neighborhood-serving infrastructure
amenities, in accordance with Section 143.1020.

(3) The dwelling units within the development shall not be used for a
rental term of less than 30 consecutive days.

(b) The regulations in this Division shall not apply to the following types of
development:

(1) Development outside of the Centre City Planned District and the mixed-use base zones that propose a total number of dwelling units that equates to a residential density that is less than 80 percent of the maximum permitted density of the applicable base zone(s) or Planned District.

(2) Residential development within the Centre City Planned District that
does not meet the Base Maximum FAR found in Figure H of the
Centre City Planned District.

(3) Development zoned mixed-use that does not meet the maximum floor
area ratio of the base zone.

(4) Development that proposes to concurrently utilize the density bonus
provided in Chapter 14, Article 3, Division 7 (Affordable Housing
Regulations). Existing development that was constructed in accordance
with the Affordable Housing Regulations and an applicant proposes to
construct additional dwelling units through a new development
application may utilize this Division to add gross floor area and
density if the existing development was constructed using the
maximum density bonus available based on the affordability level of
the development.

Ch. Art. Div.
14 3 10 3

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(5) Development located within Proposition A lands.

(6) Development located within a designated historical district with the
following exceptions:

(A) Development on properties that are not designated as
contributing resources to the Ocean Beach Cottage Emerging
Historical District; and

B) Development on properties that are not designated as
contributing resources to the Chinese Asian Thematic
Historical District.

(7) Development that is subject to the Old Town San Diego Planned
District.

(8) Development that includes visitor accommodation, except an SRO
hotel.

(c) The regulations in this Division may be utilized to add gross floor area to an existing development through the construction of additional dwelling units. The additional gross floor area allowed shall be determined as follows:

(1) The additional gross floor area is determined by multiplying the
remaining lot area (excluding existing landscaping, open space
amenities, and sidewalks) by the applicable floor area ratio in Section
143.1010(a). The remaining lot area is the difference between the lot
coverage of the existing development and the lot area.

(2) The minimum number of dwelling units is determined by multiplying
the maximum number of dwelling units that could be constructed on
the remaining lot area by 0.80.

(A) For this calculation, the maximum number of pre-density bonus
dwelling units that could be constructed on the remaining lot
area is calculated by dividing the remaining lot area by the
maximum permitted density under the base zone.

(B) If the number calculated for the minimum number of dwelling
units exceeds a whole number by more than 0.50, the minimum
number of dwelling units shall be rounded up to the next whole
number.

Ch. Art. Div. 14 3 10 4

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(d) The regulations in this Division may be utilized to add gross floor area for
residential development to an existing non-residential development through
the conversion of existing non-residential space to permanent rental or for-
sale dwelling units.

(e) The required number of affordable dwelling units shall be calculated in
accordance with Section 143.1015. For the purposes of calculating the
required number of affordable dwelling units, all density calculations resulting
in fractional units shall be rounded up to the next whole number. Existing
covenant--restricted affordable dwelling units shall not be counted towards the
affordable housing requirement in this Division.

(f) The regulations in this Division shall not supersede the regulations of any
other Land Development Code Section, unless specified.
(“Application of Complete Communities Housing Solutions Regulations” added
12-9-2020 by O-21275 N.S.; effective 1-8-2021.)
(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 3-13-2026 by O-22076 N.S.; effective 6-4-2026.)

[Editors Note: Amendments as adopted by O-22076 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-22076-SO.pdf ]

(a) An applicant is ineligible for any incentive under this Division if the premises on which the development is proposed contains, or during the seven years preceding the application, contained, rental dwelling units that have had the rent restricted by law or covenant to persons and families of low income, or very low income, or have been occupied by persons and families of low income, or very low income, unless the proposed development replaces the affordable dwelling units, and either:

(1) Provides affordable dwelling units at the percentages set forth in
Section 143.1015 (inclusive of the replacement dwelling units), or

(2) Provides all of the dwelling units in the development as affordable to
low income or very low income households, excluding any manager’s
unit(s).

(b) The number and type of required replacement affordable dwelling units shall
be determined as follows:

Ch. Art. Div.
14 3 10 5

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(1) For development containing any occupied affordable dwelling units, the development must contain at least the same number of replacement affordable dwelling units, of equivalent size and bedrooms, and must be made affordable to and occupied by persons and families in the same or a lower income category as the occupied affordable dwelling units. For unoccupied affordable dwelling units in the development, the replacement affordable dwelling units shall be made affordable to and occupied by persons and families in the same or lower income category as the last household in occupancy. If the income category of the last household is unknown, it is rebuttably presumed that the affordable dwelling units were occupied by lower income renter households in the same proportion of lower income renter households to all renter households within the City of San Diego, as determined by the most recently available data from the United States Department of Housing and Urban Development’s Comprehensive Housing Affordability Strategy database, and replacement affordable dwelling units shall be provided in that same percentage.

(2) If all of the affordable dwelling units are vacant or have been
demolished within the seven years preceding the application, the
development must contain at least the same number of replacement
affordable dwelling units, of equivalent size and bedrooms, as existed
at the highpoint of those units in the seven-year period preceding the
application, and must be made affordable to and occupied by persons
and families in the same or a lower income category as those in
occupancy at that same time. If the income categories are unknown for
the highpoint, it is rebuttably presumed that the dwelling units were
occupied by very low income and low income renter households in the
same proportion of very low income and low income renter households
to all renter households within the City of San Diego, as determined
by the most recently available data from the United States Department
of Housing and Urban Development’s Comprehensive Housing
Affordability Strategy database, and replacement dwelling units shall
be provided in that same percentage.

(3) All replacement affordable dwelling unit calculations resulting in
fractional units shall be rounded up to the next whole number.

(4) All rental replacement affordable dwelling units shall be affordable for
at least 55 years. Very low income, low income, and moderate income
households located within an area identified as a Low Resource or
High Segregation and Poverty Opportunity Area by the California Tax
Credit Allocation Committee when the development application is
deemed complete, shall receive priority preference for new covenant-
restricted dwelling units created under this Division.

Ch. Art. Div. 14 3 10 6

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(5) Any existing residents will be allowed to occupy their dwelling units
until six months before the start of construction activities with proper
notice, which shall occur at least 12 months prior to the anticipated
date of termination. The property owner shall deliver a notice of intent
to terminate to the Housing Authority and to each tenant household.

(6) The applicant agrees to provide relocation benefits to the occupants of
those affordable residential dwelling units, and the right of first
refusal for a comparable dwelling unit available in the new housing
development at a rent affordable to very low income or low income
households.

(A) The displaced occupants are entitled to payment for actual
moving and related expenses that the Housing Authority
determines to be reasonable and necessary.

(B) For any very low income, low income, or moderate income household displaced by conversion, the applicant shall pay to such household an amount in accordance with Chapter 16 (commencing with Section 7260) of Division 7 of Title 1 of the California Government Code or the Residential Tenant Protection Regulations located in Chapter 9, Article 8, Division 7, whichever amount of relocation assistance is greater.

(7) For a development located within a Community of Concern, residents
living within one mile of the development at the time of application
shall receive priority for 75 percent of the affordable dwelling units in
the development that are reserved for very low income, low income, or
moderate income households.
(“Required Replacement of Existing Affordable Units” added 12-9-2020 by
O-21275 N.S.; effective 1-8-2021.)
(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)
(Amended 1-16-2024 by O-21758 N.S.; effective 3-16-2024.)

Note: The priority preference for households that qualify for affordable homes as set
forth in Sections 142.1304(e)(3), 143.0720(p), 143.0860(e), 143.1005(b)(4), and
143.1212(f) will not be implemented until a program can be developed and a funding
source can be approved as part of a future action of the Housing Authority or City
Council to ensure successful implementation. For Sections 143.0860(e) and
143.1005(b)(4), only portions applicable to the priority preference are delayed.

Ch. Art. Div.
14 3 10 7

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

and Infrastructure Amenities

An applicant proposing development that is consistent with the criteria in
Section 143.1002 shall be entitled to the following incentives:

(a) Waiver of the existing floor area ratio and a new floor area ratio based upon
whether the development is located in FAR Tier 1, FAR Tier 2, FAR Tier 3,
or FAR Tier 4. If a mixed-use development is proposed, the floor area ratio of
the non-residential portion of the development shall not exceed the maximum
floor area ratio of the applicable base zone or Planned District.

Development located within the Coastal Overlay Zone and the Coastal Height
Limit Overlay Zone as shown on Map No. C-380, filed in the office of the
City Clerk as Document No. 743737, shall be limited to a maximum floor
area ratio of 2.5, and to a maximum height of 30 feet, with the exception of
those areas located within the FAR Tier 1.

(1) Within FAR Tier 1, there shall be no maximum floor area ratio for
residential development.

(2) Within FAR Tier 2, the new maximum floor area ratio shall be 8.0.

(3) Within FAR Tier 3, the new maximum floor area ratio shall be 6.5.

(4) Within FAR Tier 4, the new maximum floor area ratio shall be 4.0.

(5) An additional floor area ratio bonus of 1.5 shall be added to the
maximum floor area ratio identified in Section 143.1010(a)(2)-(4) if:

(A) At least 10 percent of the total dwelling units in the
development are at least two bedroom dwelling units;

(B) An additional 10 percent or more of the total dwelling units in
the development are at least three bedroom dwelling units; and

(C) Each dwelling unit is under only one lease agreement per
dwelling unit.

(b) Waiver of the maximum permitted residential density of the land use
designation(s) in the applicable land use plan. Density shall be limited by the
allowable floor area ratio and the requirements of the California Building
Code as adopted and amended by the City of San Diego.

Ch. Art. Div. 14 3 10 8

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(c) Waiver of the following applicable base zone or Planned District regulations:

(1) Maximum structure height.

(2) Maximum lot area.

(3) Street frontage requirements, if safe and adequate access to the premises can be provided to the satisfaction of the City Building Official and the Fire Department.

(4) Maximum lot coverage.

(5) Floor Area Ratio (FAR) Bonus for Residential Mixed-Use.
Development utilizing the regulations in this Division shall not be
eligible for other FAR or density bonuses.

(6) Maximum front setback or street side setback if the maximum is less
than 20 feet and the development is constructing a public space, in
accordance with Section 143.1020.

(d) Waiver of any of the following applicable overlay zone regulations:

(1) Maximum permitted residential density.

(2) Outside the Coastal Height Limit Overlay Zone and the Airport Land
Use Compatibility Overlay Zone, maximum structure height.

(3) The requirement to obtain a Site Development Permit in areas mapped
as CPIOZ Type A or CPIOZ Type B, if the development complies
with the development standards or criteria in the applicable community
plan. Compliance with the development standards or criteria in the
applicable community plan does not include compliance with
maximum permitted residential density and/or maximum structure
height.

(e) Waiver of the private exterior open space requirement in Section 131.0455 for
all dwelling units in the development if at least 10 percent of the total dwelling
units in the development are at least three bedroom dwelling units, and each
dwelling unit in the development is under only one lease agreement per
dwelling unit.

(f) Waiver of Development Impact Fees if the development provides a residential
density that is at least 120 percent of the maximum permitted density of the
applicable base zone or Planned District for the following:

(1) All covenant-restricted affordable dwelling units.

Ch. Art. Div.
14 3 10 9

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(2) All dwelling units that do not exceed 500 square feet.

(3) All dwelling units that contain at least three bedrooms that meet the
following requirements:

(A) The dwelling units are covenant-restricted to households earning no more than 150 percent of the area median income; and

(B) Each dwelling unit is under only one lease agreement.

(g) Waiver of the Neighborhood Enhancement Fee for development that meets the
affordable housing requirements set forth by this Division and restricts 100
percent of the dwelling units, not including any managers units, to households
earning no more than 50 percent of the area median income.

(h) Use of up to five Affordable Housing Incentives. An applicant utilizing the
regulations in this Division shall be entitled to incentives as described in
Section 143.1010(h) for any development for which a written agreement and a
deed of trust securing the agreement is entered into by the applicant and the
President and Chief Executive Officer of the San Diego Housing
Commission. The City shall process an incentive requested by an applicant in
accordance with Section 143.1010(h).

(1) An incentive means any of the following:

(A) A deviation to a development regulation, with the exception of
any regulations or requirements of this Division;

(B) Any other incentive proposed by the applicant, other than
those identified in section 143.1010(h)(2), that results in
identifiable, actual cost reductions.

(2) Items not considered incentives by the City of San Diego include, but
are not limited to the following:

(A) A waiver of a required permit;

(B) A waiver of fees or dedication requirements, except as allowed
under Section 143.1010(f);

(C) A direct financial incentive;

(D) Approval of mixed-use zoning in conjunction with a residential
development;

Ch. Art. Div. 14 3 10 10

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(E) A waiver of any of the requirements, regulations or standards
of this Division.

(3) An incentive requested as part of a development meeting the
requirements of this Division shall be processed according to the
following:

(A) Upon an applicant’s request, development that meets the applicable requirements of this Division shall be entitled to incentives pursuant to Section 143.1010(h) unless the City makes a written finding of denial based upon substantial evidence, of any of the following:

(i) The incentive is not required in order to provide for
affordable housing costs, as defined in California
Health and Safety Code Sections 50052.5 and 50053;

(ii) The incentive would have a specific adverse impact
upon public health and safety as defined in California
Government Code Section 65589.5, environmentally
sensitive lands, or on any real property that is listed in
the California Register of Historical Resources and for
which there is no feasible method to satisfactorily
mitigate or avoid the specific adverse impact without
rendering the development unaffordable to low income
and moderate income households;

(iii) The incentive would be contrary to state or federal law.
Requested incentives shall be analyzed in compliance
with the California Environmental Quality Act as set
forth in Chapter 12, Article 8, and no incentive shall be
granted without such compliance; or

(iv) Within the Coastal Overlay Zone, the incentive would
be inconsistent with the resource protection standards
of the City’s Local Coastal Program or the
environmentally sensitive lands regulations, with the
exception of density.

(B) The granting of an incentive shall not require a General Plan
amendment, zoning change, a development permit, or other
discretionary approval.

(C) When a development permit is otherwise required, the decision
to deny a requested incentive shall be made by the decision
maker for the development permit.

Ch. Art. Div. 14 3 10 11

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(4) The number of incentives available are as follows:

(A) Two incentives for a development that includes at least
20 percent of the pre-density dwelling units for lower income
households.

(B) Three incentives for a development that includes at least
30 percent of the pre-density dwelling units for lower income
households, with at least 20 percent reserved for very low
income households.

(C) Four incentives for a development in which at least 40 percent
of the covenant-restricted dwelling units are at least three
bedrooms.

(D) Five incentives for a development that includes 100 percent of
the total dwelling units, exclusive of a manager’s unit(s), for
lower income households, as defined by Section 50079.5 of the
Health and Safety Code, except that up to 20 percent of the
total dwelling units in the development may be for moderate
income households, as defined in Section 50053 of the Health
and Safety Code.

(i) Affordable Housing waivers may be granted, except that waivers cannot be
used to deviate from the requirements of this Division. An applicant utilizing
the regulations in this Division shall be entitled to a waiver as described in
Section 143.1010(i) for any development for which a written agreement and a
deed of trust securing the agreement is entered into by the applicant and the
President and Chief Executive Officer of the San Diego Housing
Commission.

(1) A waiver means a request by an applicant to waive or reduce a
development standard that physically precludes construction of
development meeting the criteria of this Division.

(2) Upon an applicant’s request, development that meets the applicable
requirements of this Division shall be entitled to a waiver unless the
City makes a written finding of denial based upon substantial
evidence, of any of the following:

(A) The waiver would have a significant, quantifiable, direct, and unavoidable impact upon health or safety for which there is no feasible method to mitigate or avoid the impact;

Ch. Art. Div. 14 3 10 12

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(B) The waiver would have an adverse impact on any real property
that is listed in the California Register of Historical Resources;

(C) The waiver would be contrary to state or federal law.
Requested waivers shall be analyzed in compliance with the
California Environmental Quality Act as set forth in
Chapter 12, Article 8, and no waiver shall be granted without
such compliance; or

(D) Within the Coastal Overlay Zone, the waiver would be
inconsistent with the resource protection standards of the
City’s Local Coastal Program or the environmentally sensitive
lands regulations, with the exception of density.

(E) Within the Airport Land Use Compatibility Overlay Zone, the
waiver would be inconsistent with any of the noise
compatibility, safety compatibility, aircraft overflight
notification requirements, or airspace protection compatibility
regulations in Sections 132.1510 through 132.1525.

(3) The granting of a waiver shall not require a General Plan amendment,
zoning change, development permit, or other discretionary approval.

(4) There is no limit on the number of waivers an applicant may request.

(j) Compliance with the regulations in this Division shall satisfy compliance with
the City’s Inclusionary Affordable Housing Regulations in Chapter 14,
Article 2, Division 13, and the applicant’s affordable housing obligations.
(“Incentives in Exchange for Transit Priority Area Affordable Housing and
Infrastructure Amenities” added 12-9-2020 by O-21275 N.S.; effective 1-8-2021.)
(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)
(Retitled from “Incentives in Exchange for Transit Priority Area Affordable Housing
and Infrastructure Amenities” to “Incentives in Exchange for Sustainable
Development Area Affordable Housing and Infrastructure Amenities” on 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.
14 3 10 13

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(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 ]

(a) In accordance with Section 143.1002(a)(1), an applicant requesting application of the regulations in this Division shall provide a written agreement to provide affordable dwelling units, entered into by the applicant and the President and Chief Executive Officer of the San Diego Housing Commission and secured by a deed of trust, that meets the following requirements:

(1) Provides at least 15 percent of rental dwelling units in the
development, excluding any additional dwelling units allowed under a
floor area ratio bonus, for rent by very low income households at a
cost, including an allowance for utilities, that does not exceed 30
percent of 50 percent of the area median income, as adjusted for
household size.

(2) Provides at least 15 percent of the rental dwelling units in the
development, excluding any additional dwelling units allowed under
the floor area ratio bonus, for rent by moderate income households,
including an allowance for utilities, that does not exceed 30 percent of
120 percent of the area median income, as adjusted for household size.

(3) Provides at least 10 percent of the rental dwelling units in the
development, excluding any additional dwelling units allowed under
the floor area ratio bonus, for rent by low income households,
including an allowance for utilities, that does not exceed 30 percent of
60 percent of the area median income, as adjusted for household size.

(4) As an alternative to the requirements in Section 143.1015(a)(1)-(3), an
applicant may meet one of the following requirements:

(A) Provide at least 40 percent of the rental dwelling units in the
development, excluding any additional dwelling units allowed
under a floor area ratio bonus, for rent by very low income
households at a cost, including an allowance for utilities that
does not exceed 30 percent of 50 percent of the area median
income, as adjusted for household size; or

Ch. Art. Div. 14 3 10 14

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(B) Provide 100 percent of the total dwelling units, excluding any managers units, in the development for rent by low income households, including an allowance for utilities that does not exceed 30 percent of 60 percent of the area median income, as adjusted for household size; or

(C) Provide 100 percent of the rental dwelling units in the
development, excluding any additional dwelling units allowed
under a floor area ratio bonus, for rent by moderate income
households at a cost, including an allowance for utilities that
does not exceed:

(i) 30 percent of 80 percent of the area median income, as
adjusted for household size for at least 50 percent of the
required rental dwelling units; and

(ii) 30 percent of 120 percent of the area median income, as
adjusted for household size for the remainder of the
required rental dwelling units.

(5) The number of required affordable dwelling units for development
located in FAR Tier 1 shall be determined by multiplying the proposed
number of dwelling units in the development with the maximum base
floor area ratio, illustrated in Figure H of the Centre City Planned
District Ordinance, then dividing by the proposed floor area ratio of
the development and multiplying by the percentages of affordable
dwelling units required in Section 143.1015(a)(1-3).

(6) For rental dwelling units to be counted as affordable and meet the
requirements of this Division, the following qualifying criteria shall be
met:

(A) The affordable dwelling units shall be designated be comparable in bedroom mix and amenities to the market-rate dwelling units in the development, as determined by the San Diego Housing Commission, except that the affordable dwelling units shall not be required to exceed three bedrooms per dwelling unit. The affordable dwelling units shall have access to all common areas and amenities provided by the development if the affordable dwelling units are provided in the development. The square footage and interior features of the affordable dwelling units shall be good quality and consistent with current building standards for new housing in the City of San Diego.

Ch. Art. Div.
14 3 10 15

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(B) The affordable dwelling units shall remain available and
affordable for a period of at least 55 years, unless 100 percent
of the dwelling units in the development are affordable and the
development is owned and operated by an institution of higher
education, including a community or junior college, college or
university, or a religious institution-affiliated housing
development project, as defined in California Government
Code Section 65913.6, in which case the affordable dwelling
units shall remain available and affordable for a period of at
least 25 years.

(7) As an alternative to the requirements in Section 143.1015(a)(1)-(3) or
143.1015(a)(4) to provide the required rental dwelling units onsite, the
required rental dwelling units may be provided on a different premises
from the development subject to all the following requirements:

(A) The required rental dwelling units shall be located on a receiver
site that is located within:

(i) A Sustainable Development Area; and

(ii) The following Resource Opportunity Areas identified by the California Tax Credit Allocation Committee when the development application is deemed complete:

High Resource Opportunity Areas.

Highest Resource Opportunity Areas.

Moderate Resource Areas if located in the same
community planning area and City Council
District, or Moderate Resource Areas within
three miles of the premises of the development.

(B) The required affordable dwelling units shall be comparable in
bedroom mix to the market-rate dwelling units in the
development and the affordable dwelling units shall have
access to generally comparable amenity types offered in the
development, as reasonably determined by the San Diego
Housing Commission. The interior features of the affordable
dwelling units shall be good quality and consistent with current
building standards for new housing in the City of San Diego.
Amenities shall meet or exceed California Tax Credit
Allocation Committee requirements for common areas and
play/recreational facilities, if applicable, as reasonably
determined by San Diego Housing Commission.

Ch. Art. Div. 14 3 10 16

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(C) The applicant shall pay a fee to the “Neighborhood
Enhancement Fund,” as established by San Diego Resolution
R-313282 (Nov. 17, 2020), calculated based on the square feet
of lot area for the development premises and the premises for
the receiver site for the required rental dwelling units. The fee
to the “Neighborhood Enhancement Fund” for the receiver site
shall not exceed the amount of the fee for the development
premises.

(D) A final inspection shall not occur for the development until a
deed of trust for the affordable dwelling units located at the
receiver site has been entered into by the applicant and the
President and the Chief Executive Officer of the San Diego
Housing Commission.

(E) The applicant shall record a deed restriction prior to the
issuance of the first Building Permit for the development that:

(i) Documents the required number of affordable dwelling
units to be provided; and

(ii) Assigns foreclosure rights of the development premises
to the San Diego Housing Commission as follows: For
new development, if the affordable dwelling units have
not received a certificate of occupancy within 54
months of the issuance of the first Building Permit. For
an existing structure, if the affordable dwelling units
have not received a certificate of occupancy within 36
months of the issuance of the first Building Permit.

(b) Nothing in this Division shall preclude an applicant from using affordable
dwelling units constructed by another applicant to satisfy the requirements of
this Division, including contracting with an affordable housing developer with
experience obtaining tax-exempt bonds, low income housing tax credits, and
other competitive sources of financing, upon approval by the San Diego
Housing Commission.
(“Required Provision of Affordable Dwelling Units” added 12-9-2020 by
O-21275 N.S.; effective 1-8-2021.)
(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 1-16-2024 by O-21758 N.S.; effective 3-16-2024.)

Ch. Art. Div.
14 3 10 17

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

In accordance with Section 143.1002(a)(2), an applicant requesting application of the regulations in this Division shall provide infrastructure amenities as follows:

(a) Neighborhood Enhancement Fund. All developments shall pay a fee to the
“Neighborhood Enhancement Fund”, as established by City Council
Resolution R-313282.

(b) Public Space alternative. In lieu of the fee described in Section 143.1020(a),
development on a premises of at least 25,000 square feet shall construct public
amenities in the form of a public space, excluding a podium.

(1) Prior to the issuance of any Building Permit, the applicant shall hold
at least two community workshops to provide information and receive
feedback on the public space design.

(2) A notice describing the public space shall be posted in a prominent
and accessible location within a common area of the development or
parcel adjacent to the public space where it can be viewed by the
public. The notice shall include contact information of the applicant
and a statement that the public space is required under the San Diego
Municipal Code.

(3) Prior to issuance of a Certificate of Occupancy, the applicant shall
provide the City Manager documentation that all required on-site
public amenities have been constructed and are operational.

(4) The applicant shall record a public recreation easement against all
parcels comprising the premises of the development, to the satisfaction
of the City Manager.

(5) The applicant shall record a maintenance agreement ensuring that the
required on-site public amenities are maintained in perpetuity.

(6) Development that includes a public space in accordance with
Section 143.1020 shall be exempt from requirements to provide
private or common open space for the residential dwelling units.

(7) A public space shall adjoin or have direct access to the public right-of-
way. The public space shall meet the following standards and shall be
exempt from Council Policy 600-33.

(A) The public space shall be at least 4,000 contiguous square feet.

Ch. Art. Div. 14 3 10 18

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(B) The public space shall have signs indicating it is open to the public and the hours of accessibility.

(C) The public space shall be at a minimum publicly accessible
from 7:00 a.m. to 7:00 p.m. The public space shall include
landscape designs that provide viewable surveillance,
including visibility from surrounding properties, with plantings
controlled to allow clear sight lines into the public space.

(D) A minimum of 50 percent of a public space shall be free of
physical barriers or obstructions, such as walls or gates.

(E) Garage entrances, driveways, parking spaces, passenger drop-
offs, loading berths, trash storage facilities, utility boxes, as
well as the access or service for these facilities are not
permitted within the public space.

(F) The public space shall be accessible from at least one abutting
public street and all building entrances that front the public
space by a pedestrian path that is at least 4 feet wide.

(i) The pedestrian path shall be continuous, clear of
obstructions and visually distinguishable from other
hardscaping.

(ii) Pedestrian paths shall be separated from vehicular
access areas by wheel stops, curbs, landscaping, or
other physical barriers, except when crossing driveways
or aisles.

(G) Landscaping shall be provided as follows:

(i) At least one, 24-inch box canopy form tree is required
for each 500 square feet of public space.

(ii) At least 15 percent and not to exceed 20 percent of the
public space area shall be comprised of planting, which
can include hanging plants, planting beds or living
walls.

(H) Lighting shall be provided to ensure adequate visibility, and
the lighting design shall be coordinated with lighting used in
the public right-of-way and with the building’s architectural
lighting.

Ch. Art. Div. 14 3 10 19

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(I) Wayfinding signage shall be prominently displayed near the
public right-of-way that directs pedestrians and cyclists to
nearby attractions and transit connections. Attractions include
recreational facilities, such as public parks, trails, or recreation
centers; landmarks; and community assets, such as libraries or
community centers.

(J) Seating shall be provided in the public space. This may be
satisfied by providing moveable seats, fixed individual seats,
benches with or without backs, and design feature seating, such
as seat walls, ledges, and seating steps.

(K) One trash receptable and one recycling container shall be
provided for every 4,000 square feet of the public space.

(L) At least one of the following recreation amenities must be
provided:

(i) Playground equipment;

(ii) Fitness circuit equipment;

(iii) Game equipment, such as a bocce ball court or an
oversized chess set;

(iv) Basketball court (half or full court);

(v) Rock climbing wall; or

(vi) Skate plaza.

(M) At least one of the following additional amenities must be
provided:

(i) Water feature;

(ii) Recreational interactive art installation;

(iii) Food and beverage kiosk;

(iv) Parkour course;

(v) Pump track; or

(vi) At least four (4) educational kiosks.

Ch. Art. Div. 14 3 10 20

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(N) Patios, tables, and seating operated by on-site commercial tenants may be included within the public space, if they are accessible to the public during non-business hours and are limited to no more than 20 percent of the public space.

(O) The development may utilize the public right-of-way adjacent
to the public space to implement the standards required in
Section 143.1020(b)(7)(I)–(M). Utilization of the public
right-of-way is subject to an Encroachment Maintenance and
Removal Agreement in accordance with Section 129.0715. If
the applicant is required to remove the amenities within the
public right-of-way, they shall be replaced within the public
space on the premises.
(“Required Provision of Infrastructure Amenities” added 12-9-2020 by
O-21275 N.S.; effective 1-8-2021.)
(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 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 ]

Ch. Art. Div.
14 3 10 21

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

Development utilizing the regulations in this Division must comply with the following Supplemental Development Regulations and may not utilize the waivers provided in Section 143.1010(g) to deviate from the requirements in Section 143.1025.

(a) Pedestrian Circulation Space. All development shall include the following
pedestrian circulation improvements:

(1) Urban Parkway Requirements. The applicant shall provide an urban
parkway that is at least 14 feet in width measured from the face of the
curb or at a width required per Section 142.0670(a)(3), whichever is
greater. For a premises that is less than 25,000 square feet, an
applicant may elect to provide a bicycle repair station, a wayfinding
sign, public seating, a public drinking fountain or a smart kiosk, in lieu
of an urban parkway. All development in this Section shall meet the
minimum parkway requirements in Section 142.0670(a)(3).

(A) Clear Path. The urban parkway shall include a clear path of
travel, free of obstructions and be at least 8 feet in width. This
shall be a public concrete paved walkway that is specifically
designed for pedestrian travel. It excludes any area primarily
designed for use by vehicles or the conveyance of storm water,
any area planted with landscaping, or any area primarily
consisting of dirt or sand; and

(B) Buffer Area. The urban parkway shall include a buffer area to
separate the clear path from the parking, driving, or vehicular
travel lane. The buffer area shall be at least 6 feet in width and
shall include street trees, which may be located within tree
grates or a continuous planter strip in accordance with
Section 142.0670(a)(3).

(C) An applicant may meet the urban parkway minimum width
requirement in Section 143.1025(a)(1) by providing a public
space fronting the urban parkway if all the following
requirements are met:

Ch. Art. Div. 14 3 10 22

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(i) Up to 4 feet of the urban parkway may be satisfied through the provision of a public space fronting the urban parkway, so long as the minimum parkway requirements in Section 142.0670(a)(3), Community Plan Implementation Overlay Zone regulations in Chapter 13, Article 2, Division 14, or Community Enhancement Overlay Zone regulations in Chapter 13, Article 2, Division 16, if applicable, are met;

(ii) Any portion of the parkway used to meet the urban
parkway width requirement shall not be used to meet
the public space alternative requirement in
Section 143.1020(b);

(iii) The applicant shall record a maintenance agreement
ensuring that the public space shall be maintained in
perpetuity;

(iv) The public space shall be accessible to the public at all
times;

(v) The public space fronting the urban parkway shall use
different paving material from the urban parkway to
delineate the area;

(vi) The applicant for the development shall record a
pedestrian access easement for the public space
fronting the urban parkway to the satisfaction of the
City Engineer;

(vii) A minimum of one sign indicating the public space is
open to the public shall be provided for at least every
200 feet of street frontage; and

(viii) An upper story of a building with a finish floor
elevation of more than 25 feet above a public space
may have balconies, building elements, or habitable
space that shall only project over the public space
fronting the urban parkway.

(2) Street trees. At least one, 24-inch box canopy form tree is required for
each 20 feet of street frontage. The street frontage excludes curb cuts
and required clearances for designated bus stops. The installed tree
spacing and location may be varied to accommodate site conditions or
design considerations.

Ch. Art. Div.
14 3 10 23

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(3) Above-ground utility placement within the sidewalk and/or pedestrian
path is prohibited.

(4) Each dwelling unit on the ground floor fronting a public right-of-way
or a private drive shall have a separate ground floor entrance or path
adjacent to the public right-of-way or a private drive.

(b) Communities of Concern. For all development within Communities of
Concern, prior to the issuance of any Building Permit, the applicant shall hold
at least two community workshops to provide information and receive
feedback on the development design.

(c) Standards for Buildings over 95 feet in Height of Premises over 20,000
Square Feet in Area. For the purposes of Section 143.1025, bulk and scale are
divided into the two main areas of the building base and the tower. Buildings
over 95 feet in height located on a premises over 20,000 square feet in area,
outside of the Centre City Planned District, shall comply with the following
requirements:

(1) For a development that includes one or more structures over 95 feet in
height, or development which exceeds the height limit of the base
zone, whichever is greater, a Neighborhood Development Permit
decided in accordance with Process Two is required.

(2) For the purposes of Section 143.1025, building base means the
structural envelope located immediately above existing grade,
proposed grade, or a basement. The maximum height of the building
base shall be 95 feet.

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

(4) 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, promenades, or public
spaces;

(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;

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

Ch. Art. Div. 14 3 10 24

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

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

(5) For the purposes of Section 143.1025, tower means the structural
envelope located immediately above the building base to the top of the
building.

(A) The maximum lot coverage of the tower shall be 75 percent of
the lot coverage of the building base.

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

(6) Development must comply with the private open space and common
open space requirements of the applicable base zone or Planned
District.

(d) Buffer from Adjacent Freeways. Development, except for development within
the Centre City Planned District, on a premises within 50 feet of a freeway
shall comply with the following:

(1) A 10-foot minimum landscaped buffer shall be provided between the
residential and commercial uses and the freeway; and

(2) Outdoor areas such as patios, parks, plazas, and other common spaces
used by residents, customers, or members of the public shall be
oriented away from the freeway.

(e) Transition to Adjacent Residential Single-Unit Zones. Development on a
premises directly adjacent to a Residential Single--Unit (RS) zone where an
existing dwelling unit is located on the adjacent premises, shall comply with
the following criteria:

(1) The height incentive shall be limited to a height increase of up to 3 stories or 33 feet above the height limit of the base zone, whichever is less.

(2) Incorporate a transition plane in the development that does not exceed
a 65-degree angle. No building, architectural projection or
encroachment may extend into the transition plane. The transition
plane for the development shall be measured from the existing grade
of the shared property line with the RS zone. Where the shared
property line is a rear property line, the transition plane shall extend
1/3 of the lot depth or 25 feet, whichever is less. Where the shared
property line is a side property line, the transition plane shall extend
1/3 of the lot width or 25 feet, whichever is less.

Ch. Art. Div.
14 3 10 25

San Diego Municipal Code Chapter 14: General Regulations (6-2026)

(“Supplemental Development Regulations” added 12-9-2020 by O-21275 N.S.; effective 1-8-2021.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 9-21-2022 by O-21528 N.S; effective 10-23-2022.) (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 ]

(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 ]

This Division shall be applicable and effective for all eligible premises located in all community planning areas, except for in those community planning areas that contain any portion of a Community of Concern, the Division shall only be applicable and effective until the community planning areas have reached 80 percent of the housing capacity identified for the community planning area in the City’s Adequate Sites Inventory in the General Plan Housing Element, as determined by the Planning Director, or nine years from the effective date, whichever is later, unless an extension is approved by the City Council. (“Division Inapplicability” added 12-9-2020 by O-21275 N.S.; effective 1-8-2021.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)

Ch. Art. Div. 14 3 10 26

San Diego Municipal Code Chapter 14: General Regulations (2-2025)

Article 3: Supplemental Development Regulations