San Diego Municipal Code Div. 4 Planned Development Permit Regulations

The purpose of these regulations is to provide flexibility in the application of development regulations for projects where strict application of the base zone development regulations would restrict design options and result in a less desirable project. The intent of the Planned Development Permit regulations is to accommodate, to the greatest extent possible, an equitable balance of development types, intensities, styles, site constraints, project amenities, public improvements, and community and City benefits. The regulations in this division provide the standards and guidelines by which applications for Planned Development Permits will be evaluated. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

This Division applies to all development proposals for which a Planned Development Permit is requested, in accordance with Table 143-04A.

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

Table 143-04A

Supplemental Planned Development Permit Regulations Applicability

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Footnotes for Table 143-04A

1 The Planned Development Permit shall be decided in accordance with the highest level
decision process that could have applied to the development.

2 A Planned Development Permit may not be requested for a single dwelling unit on an
individual, single dwelling unit lot.
3 A development that is affordable housing, an in-fill project, and/or a sustainable building as
described in Section 143.0915 may be permitted with a Neighborhood Development Permit
in accordance with Process Two subject to all applicable regulations identified in Table 143-
04A.

4 Rural cluster development with increased density is not available to properties within the Del
Mar Mesa Specific Plan area. Refer to the Del Mar Mesa Specific Plan adopted on May 27,
1997, by O-18337 for the applicable development regulations.

5 Residential development and residential mixed-use development that proposes residential uses and/or
density that complies with the applicable land use plan but not the underlying base zone may be
permitted with a construction permit decided in accordance with Process One subject to
Section 131.0123.

6 Development utilizing the increased density alternative expressly allowed in the land use plan in
conjunction with Chapter 14, Article 3, Division 7, does not require a Planned Development Permit for
the increased density alternative pursuant to the adopted land use plan.
(Amended 1-9-2001 by O-18910 N.S.; effective 8-8-2001.)
(Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)
(Amended 8-4-2011 by O-20081 N.S.; effective 10-6-2011.)
(Amended 4-5-2016 by O-20634 N.S.; effective 5-5-2016.)
(Amended 9-15-2017 by O-20856 N.S.; effective 10-20-2017.)
(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.)
(Amended 3-11-2022 by O–21439 N.S.; effective 4-10-2022.)

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The following regulations apply to all Planned Development Permits.

(a) The following uses may be permitted within any Planned Development.

(1) Any use permitted in the base zone or the applicable land use plan.
Unlawful uses on any portion of the premises shall be terminated or
removed as a requirement of the Planned Development Permit.

(2) Accessory uses associated with any permitted use may be permitted as
long as the accessory use serves only the occupants and guests of the
proposed development.

(3) Uses permitted by Neighborhood Use Permit or Conditional Use
Permit within the base zone. A separate use permit shall accompany,
and will be processed concurrently with, an application for a Planned
Development Permit. Conditions relating to the particular use will be
included in the applicable use permit and may also be referenced in the
Planned Development Permit. An amendment to a use permit need
not be accompanied by an amendment to the Planned Development
Permit unless the amendment involves exterior modifications to the
premises that are not in substantial conformance with the approved
Planned Development Permit.

(b) Changes of use on a premises do not require an amendment of the approved
Planned Development Permit, if the proposed use is permitted in the
applicable zone and complies with Sections 126.0112 or 126.0113.

(c) After construction of a development in accordance with a Planned
Development Permit proposed uses that require a Neighborhood Use Permit
or Conditional Use Permit may be permitted without an amendment to the
Planned Development Permit unless the amendment involves exterior
modifications to the premises that are not in substantial conformance with the
approved Planned Development Permit.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 1-8-2020 by O-21161 N.S.; effective 2-9-2020.)

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(a) Deviations

(1) The base zone development regulations apply to all developments
except to the extent that deviations are included as part of the
approved Planned Development Permit.

(2) In accordance with the purpose of this division, deviations from the
applicable base zone development regulations may be requested in
order to provide flexibility in achieving a zone-equivalent project
design that will be consistent with the intent of the base zone.
Significant deviations from the base zone regulations that are not
consistent with the purpose of this division require a variance in
conjunction with the approval of the Planned Development Permit.

(3) A Planned Development Permit may not be used to request deviations
from any of the following regulations:

(A) Maximum building height of 30 feet for the area in the Coastal
Height Limit Overlay Zone as identified in Section 132.0502;

(B) Floor area ratio for the entire premises except as permitted in
the Kearny Mesa Community Plan;

(C) Residential density unless an affordable housing density bonus
is obtained in accordance with Chapter 14, Article 3, Division
7 (Affordable Housing Regulations);

(D) Residential density except as provided in Section 143.0402;

(E) Applicable supplemental regulations identified in Table 143-
04A;

(F) The regulations in Chapter 14, Article 3, Division 1
(Environmentally Sensitive Lands Regulations); and

(G) The regulations in Chapter 14, Article 3, Division 2 (Historical
Resources Regulations).

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(b) Density and Intensity

(1) The number of dwelling units or total gross floor area to be built on the premises shall not exceed that set forth by the applicable zone and the applicable land use plan except as permitted by 143.0410(a)(3)(D), and shall be based on the area of the entire premises. The dwelling units or gross floor area may be distributed without regard to the proposed lot boundaries.

(2) If the premises is located in two or more zones, the maximum number
of dwelling units or the gross floor area permitted on the premises
shall be the sum of the dwelling units or the gross floor area permitted
in each of the zones and may be distributed without regard to the zone
boundaries.

(3) If the Planned Development Permit includes property that is shown as
part of a designated open space system in the applicable land use plan,
and is accepted by the City as dedicated open space, that portion of the
property may be included in the calculation of the overall project
density by using the density of the base zone.

(4) The areas of the premises that are designated for public or private
streets may not be utilized in the calculation of maximum density.

(5) The areas of the premises that are designated for private drives may be
used in the calculation of maximum density.

(c) Public Transportation

Access to or improvements for public transportation shall be provided as
required by the Metropolitan Transit Development Board.

(d) Parking and Access

(1) Off-street parking spaces shall be sufficient in size and quantity to
accommodate all of the proposed uses on the premises.

(2) Parking areas and access drives should be located to avoid conflicts
with internal pedestrian circulation, street systems, and adjacent
properties.

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(3) The circulation plan shall indicate the location of vehicular and
pedestrian access on the site between the public right-of-way, building
entrances, sidewalks, public transit facilities, and loading/service
facilities. Pedestrian access to the surrounding streets should be
maximized.

(e) Landscaping

(1) All landscaping shall comply with requirements of Chapter 14, Article 2, Division 4 (Landscape Regulations).

(2) The pattern of landscaping and the materials used in the development
should be generally consistent in species, quantity, and size with that
of the surrounding area unless otherwise specified in the applicable
land use plan.

(f) Fences and Walls

Fences and walls on individual lots should be located within the developed
portion of the premises and should not be located in a manner that will
encroach into or enclose or isolate portions of the premises designated to be
preserved as open space.

(g) Signs

A preliminary concept sign program, including criteria for the location and
design of all signs to be used on the premises, shall be submitted. All signs
shall comply with Chapter 14, Article 2, Division 12 (Sign Regulations).

(h) Accessory Structures

(1) The development may include accessory commercial, office, utility,
maintenance, and recreational facilities provided the facilities are
limited in size, use, and capacity to serve only the needs of the
occupants and guests of the development.

(2) Accessory structures, including trash enclosures, shall be
architecturally compatible in style and building materials with the
primary buildings on the premises.

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(i) Shadow Plan

When it is determined that the structures or landscaping within a proposed
development may have an impact on an adjacent property’s access to solar
exposure, a shadow plan will be required to ensure that potential impacts will
be minimized.

(j) Criteria For Development Design

The following design criteria will be used to evaluate proposed developments
in conjunction with the required findings.

(1) The overall development design should be comprehensive and should
demonstrate the relationships of the proposed development on-site
with existing development off-site.

(2) The scale of the project should be consistent with the neighborhood scale as represented by the dominant development pattern in the surrounding area or as otherwise specified in the applicable land use plan.

(3) Buildings should avoid an overwhelming or dominating appearance as
compared to adjacent structures and development patterns. Abrupt
differences in scale between large commercial buildings and adjacent
residential areas should be avoided. Instead, gradual transitions in
building scale should be incorporated.

(4) Larger structures should be designed to reduce actual or apparent
bulk. This can be achieved by using pitched roof designs, separating
large surface masses through changes in exterior treatment, or other
architectural techniques.

(5) Buildings, structures, and facilities on the premises should be well
integrated into, oriented towards, and related to, the topographic and
natural features of the site.

(6) Proposed developments should avoid repetitious development patterns
that are inconsistent with the goals of the applicable land use plan.

(7) To the greatest extent possible, landscaping should be used to soften
the appearance of blank walls and building edges and enhance the
pedestrian scale of the development.

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(8) Elements such as street trees, curbside landscaping, varied setbacks,
and enhanced paving should be used to enhance the visual appearance
of the development.

(9) Roof forms should be consistent in material, design, and appearance
with existing structures in the surrounding neighborhood.

(10) Plant materials and other design features should be used to define and
enhance the appearance of roof spaces, especially flat roofs that are
visible from higher elevations.

(11) Building material and color palettes should be consistent with applicable guidelines in the applicable land use plan, if provided. (Amended 1-9-2001 by O-18910 N.S.; effective 8-8-2001.) (Amended 3-1-2006 by O-19467 N.S.; effective 8-10-2006.) (Amended 11-13-2008 by O-19801 N.S.; effective 12-13-2008.) (Amended 4-5-2016 by O-20634 N.S.; effective 5-5-2016.) (Amended 3-22-2018 by O-20916 N.S.; effective 4-21-2018.) (Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.)

Development

In addition to the general regulations for all Planned Development Permits, the
following supplemental regulations apply to all Planned Development Permits that
include residential development, when identified in Table 143-04A:

(a) Open Space

(1) For proposed development within the zones shown in the first column
in Table 143-04B, the open space requirements shown in the second
and third columns apply.

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Table 143-04B

Open Space Requirements for Planned Development Permits

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Footnotes for Table 143-04B 1 Total open space includes usable open space plus any other areas to be left as open space. 2 Usable open space includes private exterior open space and common open space that is functional to residents. 3 For open space requirements for residential rural cluster development with increased density in the AR-1-1 and OR-1-2 zones within Proposition A Lands, see Section 143.0450(c).

(2) The minimum required open space shall be based on the total number of
dwelling units on the entire premises and may be located without regard
to existing or proposed lot lines.

(3) If the premises is located in two or more zones, the amount of open space required in the Planned Development shall be the sum of the open space required in each of the zones applied to the dwelling units at the same percentage that the site area is occupied by each zone. The open space may be located without regard to the zone boundaries.

(4) The usable open space required in Table 143-04B, shall be generally
contiguous and moderately level, with an overall gradient not
exceeding 10 percent. Usable open space shall not include land
occupied by buildings, structures, streets, driveways, or parking areas
but may include outdoor recreational facilities.

(5) All common open space on the project site, including recreational
facilities, shall be readily accessible to all occupants and should,
wherever possible, be physically connected to other common open
space areas on the premises.

(6) If an Affordable Housing Density Bonus Agreement or a Density
Bonus and Affordable Housing Deviation has been approved for the
development, the open space area requirement shall be the total of the
following:

(A) Open space based on the zone in which the property is located,
multiplied by the number of dwelling units permitted in that
zone; plus

(B) Open space based on the next more dense residential zone,
multiplied by the number of dwelling units in excess of the
number permitted in the zones in which the property is located.

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(b) Recreational Facilities in Multiple Dwelling Unit Zones:

Proposed multiple dwelling unit developments exceeding 10 dwelling units
shall include, within the common open space, at least one of the following
recreational amenities: a tot lot, a barbecue area with picnic tables and shade
structure, a sport court or field, a swimming pool, or a golf course.

(c) Fences and Walls

Fences or walls that are generally parallel to the public right-of-way and that exceed 100 feet in length shall be articulated with vertical elements spaced at no more than 25 feet on center. The vertical elements shall be made an integral part of the fence or wall and shall be a minimum of 12 inches wide.

(d) Building Coverage

Building coverage shall not exceed 60 percent of the site area.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)
(Amended 7-22-2024 by O-21836 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21836 N.S. will not apply within the
Coastal Overlay Zone until the California Coastal Commission certifies it as a Local
Coastal Program Amendment.
Click the link to view the Strikeout Ordinance highlighting changes to prior language
http://docs.sandiego.gov/municode_strikeout_ord/O-21836-SO.pdf ]

Development in RS Zones in Urbanized Communities

In addition to the general regulations for all Planned Development Permits and
supplemental regulations for residential developments, developments requesting a
Planned Development Permit in the Urbanized Communities in the RS Zones or in
areas combining RS and any other zone permitting residential use are subject to the
following regulations:

(a) Density

(1) Density may not exceed the average density of all similarly zoned
single dwelling unit properties within a 500-foot radius of the site.

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(2) For developments that combine land zoned for both single dwelling
unit and multiple dwelling unit use, that portion of the property zoned
for single dwelling unit use shall not exceed the density for that area as
calculated by the single dwelling unit zone, the land use designation of
the applicable land use plan, or the 500-foot radius analysis whichever
is less.

(3) For density purposes, vacant or unimproved legal lots zoned for single
dwelling unit use within the 500-foot radius analysis area shall be
calculated for one dwelling unit.

(4) Similarly zoned properties approved or developed pursuant to
discretionary permits before October 16, 1989, shall be excluded from
the calculation of average density.

(b) Bulk and Scale

(1) Building mass and bulk shall be similar to the surrounding
neighborhood as evaluated within a 500-foot radius of the proposed
development.

(2) Buildings may vary by up to 50 percent of the average floor area ratio
of the existing neighborhood for individual lots, but may not exceed
the maximum floor area ratio permitted by the base zone for the entire
premises.

(3) Buildings may vary on the maximum diagonal plan dimension.

(4) The overriding objective is that the project average of bulk and scale
be consistent with the existing surrounding neighborhood as evaluated
within a 500-foot radius of the proposed development.

(c) Infill Design

Development design shall incorporate architectural elements that have a
pronounced importance in establishing compatible infill design.

(d) Deviations

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Deviations from applicable zone development regulations permitted in accordance with Section 143.0410(a) , shall be permitted only if it is shown that similar situations exist within the surrounding neighborhood or that the modifications to the regulations are beneficial to the neighborhood because of unique circumstances pertaining to the subject property.

(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) (Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)

Cluster Development in the AR and OR Zones

In addition to the general regulations for all Planned Development Permits and
supplemental regulations for residential developments, the following regulations
apply to all residential Planned Development Permits for rural cluster developments
in the AR and OR zones:

(a) Density

(1) Within the AR zones, the maximum residential density permitted shall
be as specified in the applicable zone, with the units clustered to
preserve the remainder of the premises in its natural state until and if
complete development at urban densities is ever deemed appropriate.
Within Proposition A Lands, the reservation of future development
potential will require the use of covenants, conditions, restrictions, or
other mechanisms as determined by the City Manager to insure that
the undeveloped portion of the property remains undeveloped until the
Proposition A Lands are shifted to a Planned Urbanized Community.

(2) Within the OR zones, the maximum residential density permitted shall
be as specified in the applicable zone, with the units clustered and
located with the allowable development area in accordance with
Section 131.0250. The remainder of the premises shall remain in its
natural state as a condition of the Planned Development Permit
approval.

(3) Conditions and requirements that are consistent with the applicable
zone corresponding to the density of the development in the clustered
portion of the premises may be imposed on the planned development.

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(4) Within Proposition A Lands and outside the Coastal Overlay Zone, the
area of a golf course meeting the criteria of Section 143.0440(c)(4)
may be used in the calculation of total permitted residential density.

(b) Subdivision Requirement

With a Planned Development Permit, a subdivision is not required for
clustered dwelling units on a single existing lot, unless subsequent use of the
dwelling units would require a subdivision pursuant to the Subdivision Map
Act.

(c) Open Space Requirement

(1) The total open space required for the premises shall be based on Table 143-04B. The required open space may be distributed throughout the proposed development and need not be provided on each lot.

(2) Any usable open space provided shall be located within or adjacent to
the clustered development portion of the premises.

(3) For developments in the OR Zones, the remainder of the premises not
being developed shall be offered to the City for dedication as park
land.

(4) Recreational facilities shall be designed to serve only the occupants
and guests of the development. However, within Proposition A Lands
and outside the Coastal Overlay Zone, golf courses open to the public

and their customary incidental, supportive facilities (excluding lodging
facilities) need not be restricted provided that a permanent and
irrevocable open space easement is established that covers the area of
the golf course. A golf course open to the public means a public golf
course or a private golf course on public or private land that is open to
the public on a daily fee basis or that offers memberships to the public.

(5) Within Proposition A Lands and outside the Coastal Overlay Zone, the
area of a golf course meeting the criteria of Section 143.0440(c)(4)
may be used in the calculation of total required open space.

(Added 12-9-1997 by O-18451 N.S.; amended 10-18-1999 by O-18691 N.S.; effective
1-1-2000.)
(Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)

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Cluster Development with Increased Density

In addition to the general regulations for all Planned Development Permits and
supplemental regulations for residential developments, the following regulations
apply to all residential rural cluster developments requesting increased density that are
located in the AR-1-1 and OR-1-2 zones within Proposition A Lands. Approval of a
proposed development in accordance with this section shall require the findings in
Section 126.0404(b) to be made.

(a) Density

(1) Within the AR-1-1 and OR-1-2 zones within Proposition A Lands,
except within the Del Mar Mesa Specific Plan adopted on May 27,
1997 by Ordinance No. O-18337, the maximum permitted density with
the increased density rural cluster alternative is one dwelling unit per 4
acres with the dwelling units clustered. The remainder of the premises
where no development is proposed shall be maintained in its natural
state with no future development potential. The utilization of this
increased density alternative shall require the provision of housing
within the premises, affordable to low or very low income families, in
accordance with Section 143.0450(d). For development within the Del
Mar Mesa Specific Plan area the development regulations identified in
the Del Mar Mesa Specific Plan adopted on May 27, 1997 by
Ordinance O-18337 apply.

(2) Conditions and requirements may be imposed on the planned
development that are consistent with the base zone corresponding to
the density of the development in the clustered portion of the premises.

(3) Except within the Coastal Overlay Zone, the area of a golf course
meeting the criteria of Section 143.0450(c)(6) may be used in the
calculation of total permitted residential density.

(b) Subdivision Requirement

With a Planned Development Permit, a subdivision is not required for
clustered dwelling units on a single, existing lot.

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(c) Open Space Requirements

(1) The total open space required for the premises is 2 acres per dwelling unit. There is no usable open space requirement. The required open space may be distributed throughout the proposed development and need not be provided on each lot.

(2) Any usable open space provided shall be located within or adjacent to
the clustered development portion of the premises.

(3) The increased density rural cluster alternative will require that the
Planned Development use covenants, conditions, and restrictions or
other mechanisms, including dedication, that are acceptable to the City
Manager to insure that the undeveloped portion of the premises
remains undeveloped in perpetuity.

(4) Increased density rural cluster developments shall be designed to
incorporate an open space element that visually or physically connects
to a planned or existing open space system or an environmental
resource corridor as identified in the applicable land use plan. Rural
cluster developments that incorporate an open space element that
effectively achieves a physical or visual connection to a planned or
existing open space system or an environmental resource corridor may
deviate from the open space requirements in Table 143-04B and
Section 143.0450(c)(1).

(5) Increased density rural cluster developments that are not visually or
physically connected to a planned or existing open space system or an
environmental resource corridor shall incorporate a design that
maximizes open space opportunities consistent with the open space
requirements of the applicable land use plan.

(6) Recreational facilities shall be designed to serve only the occupants
and guests of the planned development. However, within Proposition
A Landsand outside the Coastal Overlay Zone, golf courses open to the
public and their customary incidental, supportive facilities (excluding
lodging facilities) need not be restricted provided that a permanent and
irrevocable open space easement is established that covers the area of
the golf course. A golf course open to the public shall mean a public
golf course or a private golf course on public or private land that is
open to the public on a daily fee basis or that offers memberships to
the public.

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(7) Except within the Coastal Overlay Zone, the area of a golf course
meeting the criteria of Section 143.0450(c)(6) may be used in the
calculation of total required open space.

(d) Affordable Housing Requirement for Increased Density Rural Cluster
Development:

In the AR-1-1 and OR-1-2 zones within Proposition A LandsPlanned
Developments using the increased density rural cluster alternative are required
to provide housing units within the development, that are affordable to low
income families, as certified by the San Diego Housing Commission.

(1) The affordable housing obligation may be fulfilled by one of the
following:

(A) A set-aside of no less than 20 percent of the units for
occupancy by, and at rates affordable to, families earning no
more than 65 percent of the median area income, adjusted for
family size; or

(B) A dedication of developable land of equivalent value.

(2) Affordable housing shall be appropriately designed and integrated into
the overall development plan.

(3) Development incentives available through government programs,
including a density bonus in accordance with Chapter 14, Article 3,
Division 7 (Affordable Housing Regulations), where appropriate, may
be used to meet all or a portion of this obligation.

(4) Units restricted under this section shall remain affordable for the
remaining life of the housing unit, which is presumed to be a
minimum of 55 years.

(e) Subarea Plan Requirement in the North City Future Urbanizing Area

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(1) Within the North City Future Urbanizing Area that is within Proposition A Lands, a subarea plan shall be prepared pursuant to the General Plan. The subarea plan shall be developed consistent with the North City Future Urbanizing Area Framework Plan, as approved by the California Coastal Commission on May 14, 1993. Alternatively, the applicant must demonstrate that, at a minimum, all public facilities within the subarea (as designated by the General Plan) have been sited; a Purchase Agreement for the public facility sites has been completed; mixed use centers within the subarea have been sited; the street system to access the mixed use centers and public facilities has been aligned; a financing plan for the project area, subarea, or larger planning area has been completed; and open space boundaries have been refined if the project deviates from the MHPA boundaries shown in the General Plan.

(2) Except within the Coastal Overlay Zone, Section 143.0450(e)(1) shall
not apply to any project for which an application was deemed
complete on or before December 10, 1990, and which includes a golf
course that is open to the public provided, however, that any such
project shall fully participate in the Public Facilities Financing Plan,
Interim Fees, and the school Facilities Master Plan, and that a
development agreement shall be executed for the project.
(Amended 1-9-2001 by O-18910 N.S.; effective 8-8-2001.)
(Amended 4-8-2008 by O-19734 N.S; effective 5-8-2008.)
(Amended 9-15-2017 by O-20856 N.S.; effective 10-20-2017.)
(Amended 3-22-2018 by O-20916 N.S.; effective 4-21-2018.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)

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Unit Residential Development with Increased Density per the Adopted Land Use Plan

In addition to the general regulations for all Planned Development Permits in
Section 143.0410(j)(5) through (11), the following regulations apply to multiple
dwelling unit development that requests approval of increased density where the land
use plan expressly allows for increased density with approval of a Planned
Development Permit. It is the intent of these regulations to provide increased density
in pedestrian-friendly development that is consistent with the planned character of the
neighborhood as specified in the land use plan.

(a) Density

(1) The minimum and maximum density for utilization of the increased
density provision in Section 143.0455 shall be as specified in the
adopted land use plan and shall not require processing of a deviation.

(2) Utilization of this increased density alternative pursuant to the adopted
land use plan shall not preclude the use of the state density bonus
program, where applicable. Development utilizing the increased
density alternative expressly allowed in the land use plan in
conjunction with Chapter 14, Article 3, Division 7, does not require a
Planned Development Permit for the increased density alternative
pursuant to the adopted land use plan.

(b) The relationship of the proposed development to the public right-of-way and
neighboring property shall be addressed as follows:

(1) The development shall provide visually interesting building
articulation that maintains a sense of scale and transition to buildings
lower in height and to the adjacent public right-of-way by
incorporating the following:

(A) Offsetting wall planes, openings, projections, recesses and
other building details.

(B) Varied building rooflines.

(C) One and two story building components with upper-story step
backs at the third floor and above.

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(D) Building facades that include a main entry and other pedestrian-oriented architectural features such as windows, balconies, trellises, wing walls (attached to the building), garden walls (free standing), porches, fencing, and arbors.

(2) Off-street parking spaces shall be located behind the building façade
where possible, and shall be provided with access to an alley where
available.

(3) The adjacent sidewalk, curb, and gutter shall be provided to City
standards, and shall include all improvements necessary to bring
existing public right-of-way conditions to current standards. Existing
curb cuts that exceed current standards shall be removed or reduced to
not exceed the maximum dimension identified in Section 142.0560.
(“Supplemental Planned Development Permit Regulations for Multiple Dwelling Unit
Residential Development with Increased Density per the Adopted Land Use Plan” added
4-5-2016 by O-20634 N.S.; effective 5-5-2016.)
(Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.)
(Amended 3-11-2022 by O–21439 N.S.; effective 4-10-2022.)

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

Industrial Development

In addition to the general regulations for all Planned Development Permits, the
following supplemental regulations shall apply to all commercial and industrial
developments:

(a) Accessory Structures

The proposed development may include accessory commercial, office, utility,
maintenance, and recreational facilities provided these facilities are limited in
size, use, and capacity to serve only the occupants and guests of the
development.

(b) Maximum Floor Area Ratio

On an individual premises, any structure may exceed the permitted floor area
ratio provided the total floor area ratio for the entire development does not
exceed that permitted by the applicable zone.

(c) Ground Floor Occupancy

For commercial development within commercial zones that permit retail uses,
at least 50 percent of all gross ground floor area or principal pedestrian level
area shall be used for retail sales and commercial services.

(d) Fences and Walls

Fences and walls that are generally parallel to the public right-of-way and
exceed 150 feet in length shall be articulated with vertical elements spaced at
no more than 50 feet on center. These vertical elements shall be a minimum of
12 inches wide.

(e) Outdoor Amenities

(1) Industrial developments should include outdoor eating or recreation
areas available to all employees of the premises.

(2) Commercial developments should include public open areas or plazas
that are accessible to the general public.

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

(f) Parking and Access

(1) No more than 75 percent of all required parking on the site should be
located between the public right-of-way fronting the property and the
structure on the site located closest to the public right-of-way.

(2) No vehicle parking aisles should end without providing an area in
which vehicles may turn around or providing vehicular access to an
adjacent driveway or public right-of-way, unless otherwise determined
appropriate by the City Manager.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

Development Permits Recommended by a Land Use Plan

Within land use plans that recommend a Planned Development Permit in conjunction with any other discretionary action, and when no deviations from the applicable zone regulations are requested, the proposed development shall be subject to all development regulations of the applicable zone.

When any deviation is requested, the proposed development is subject to Section 143.0410 and Section 143.0420 or Section 143.0460, as appropriate for the type of development proposed. (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

All approved Planned Development Permits must be maintained in compliance with the following regulations:

(a) All developments shall be constructed and maintained in accordance with the
approved plans and conditions contained within the approved Planned
Development Permit, except as provided in Sections 126.0112 or 126.0113.

(b) If a proposed development includes open areas or recreational facilities to be
used by the residents or employees of the development, the approved permit
shall include a plan for the preservation of the common elements of the
property that is acceptable to the City Manager.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)
(Amended 1-8-2020 by O-21161 N.S.; effective 2-9-2020.)

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

Construction of developments requesting a Planned Development Permit may be phased subject to the following regulations pertaining to each phase of development.

(a) Where construction pursuant to a Planned Development Permit is to be
phased over a period of time, plans corresponding to each phase shall be
provided by the applicant at the time of Planned Development Permit
submittal and shall include a proposed construction schedule and an
illustration of the various phases of development.

(b) The plans corresponding to each phase shall clearly delineate all fundamental
project elements integral to implementation of that particular phase, including
landscaping, open space, parking, and recreational facilities. Each phase must
assure that the provision of fundamental project elements will correspond with
the demand to provide the associated site facilities and improvements
necessary to support the density/intensity of each phase of development.

(c) The phasing program shall address the interim use of all areas where
development will occur at a later date, including identification of the interim
landscape and irrigation measures to be used to assure that portions of the site
that may be graded or disturbed in the initial phase of project implementation
but not be developed until a later phase, will be adequately mitigated.

(d) Where construction pursuant to a Planned Development Permit is to be
phased over a predetermined period, the phasing program shall be based upon
the projected population growth and availability of public facilities of the
designated economic support area.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

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

(a) A Master Planned Development Permit may be processed for any proposed development that will comply with the primary and supplemental regulations of this division and proposes to incorporate conceptual development criteria for portions of the premises intended for future or phased development. Development criteria for the Master Planned Development Permit shall include standards, in text and graphic form, for the following project elements, which would be applicable over the entire Master Planned Development Permit area at the time of submittal and would become effective upon recordation of the Master Planned Development Permit.

(1) Conceptual site plan indicating the location of all proposed lots,
building pads, streets, driveways, grading areas, landform alteration
quantities, and existing and proposed public facilities.

(2) Landscaping that complies with Chapter 14, Article 2, Division 4.

(3) Parking and relevant design criteria to provide adequate parking
facilities, configurations, and dimensions pursuant to requirements of
Chapter 14, Article 2, Division 5 (Parking Regulations).

(4) Building orientation requirements of the applicable Planned
Development Permit primary and supplemental regulations.

(5) Public transportation facilities consistent with adopted plans and
programs of the Metropolitan Transit Development Board.

(6) Recreational facilities.

(7) Traffic and pedestrian circulation plans.

(8) Conceptual plans for and/or descriptions of structural designs, building
materials, architectural themes, criteria to achieve minimum
articulation, and measures to achieve compatibility with existing and
future development on the site.

(9) A site density transfer chart and corresponding information to
accurately reflect and record the subsequent transfer of units or gross
floor area throughout the development.

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

(b) Where specific site or building plans may not be included for any portion of the development at the time of approval of a Master Planned Development Permit, subsequent phases of development to include these portions of the Master Permit area will be required to demonstrate compliance with the criteria established by the applicable guidelines of this division.

(c) Unless otherwise specified in the Planned Development Permit, an evaluation
of subsequent development proposals’ conformance with the minimum
standards of the Master Planned Development Permit shall be performed by
the City Manager in accordance with the substantial conformance review
process in Section 126.0112.

(d) If the proposed development or elements of the proposed development are to
be phased over a period of time, the applicant must provide the City Manager
with information and criteria relevant to project compliance with Section
143.0475 before approval of the Master Planned Development Permit.
(Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.)

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San Diego Municipal Code Chapter 14: General Regulations (6-2000)

Article 3: Supplemental Development Regulations