San Diego Municipal Code Div. 3 The Centre City Planned District

(a) Purpose

The purpose of the Centre City Planned District is to establish land
use regulations and design and development criteria to implement the
Downtown Community Plan.

(b) Boundaries and Applicability

This Division applies to all property located in the Centre City
Planned District shown in Figure A. Where lands are subject to the
jurisdiction of other agencies and organizations, including the United
States Government, State of California, San Diego Unified Port
District, or County of San Diego, any superseding land use authority
of those agencies shall apply.
(Added 4-3-2006 by O-19471 N.S; effective 5-3-2006)
(Renumbered from 151.0301 to 156.0301 by SDMC 11.0207 effective 4-26-2007.)
(Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

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

Ch. Art. Div.
15 6 3 1

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Active commercial uses mean commercial uses that are accessible to the general public, that generate walk-in clientele, and that contribute to a high level of pedestrian activity. Active commercial uses include retail shops, eating and drinking establishments, commercial recreation and entertainment, personal and

convenience services, financial institutions, cultural institutions, galleries, and hotel lobbies. Active commercial uses are listed in Table 156.0308-A as being permitted on Main Streets.

Alternative Interim Uses means uses permitted under the base land use regulations of this Division but which are not identified as active commercial uses within the Neighborhood Mixed-Use Center Land Use District, or the Main Street

and Commercial Street Overlay Districts.

Base floor area ratio (Base FAR) means the minimum and maximum development potential permitted for a site, which is expressed as a ratio of the amount of gross floor area to the size of the parcel. The minimum base FAR is the minimum floor area which must be built on a site in a new development. Maximum base FAR is the maximum floor area permitted to be built without bonuses or transfers.

Blank wall means any street wall area that is not transparent, including solid doors and mechanical area wall(s).

Bona-fide eating establishment means a place that is primarily used for serving individually prepared meals to guests for compensation. A bona-fide eating establishment contains suitable kitchen facilities on the premises and adequate seating for patrons.

Bonus floor area ratio (Bonus FAR) means the additional floor area ratio that may be earned by meeting certain requirements listed in Section 156.0309(d).

Brewery Tasting Room means an establishment which is licensed by the California Department of Alcoholic Beverage Control under a Type 1 or Type 23 duplicate license to sell malt beverages the licensee produces for on-site and off- site consumption.

Brewpub means a bona-fide eating establishment which is licensed by the California Department of Alcoholic Beverage Control to manufacture and sell alcoholic beverages on the premises for on-site or off-site consumption.

Brewpub Tasting Room means an establishment which is licensed by the California Department of Alcoholic Beverage Control to manufacture and sell alcoholic beverages on the premises for on-site or off-site consumption.

Ch. Art. Div. 15 6 3 2

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Building base means the lower portion of a building located immediately above grade.

Building materials mean all materials visible from the exterior of a development, including materials used for walls, roofs, windows, doors, and architectural or decorative features applied to the building façade.

Certificate of transfer means a document prepared in a form acceptable to the City Manager and the City Attorney that is recorded to certify the transfer of

development rights between sites.

Commercial streets mean certain streets in the Centre City Planned District that are subject to a land use overlay as illustrated in Figure D of this Division.

Common indoor open space means a usable indoor area commonly accessible to all residents and users of the building for passive or active recreation.

Common outdoor open space means usable outdoor area commonly accessible to all residents and users of the building for passive or active recreation.

Community Gardens are premises that are used for crop cultivation by individuals or collectively, and may be divided into multiple plots.

Covenants, Conditions, and Restrictions (CC&Rs) mean recorded documents specifying rights and restrictions on a site.

Courtyard means an open space unobstructed to the sky, located at or above- grade level and bounded on two or more sides by building walls.

Cultural institution or cultural use means a non-profit institution recognized as a 501(c), displaying or preserving objects of interest in the arts or sciences. Cultural uses include libraries, museums, non-profit art galleries, and interpretive centers.

Design Review means the City staff-level review of a proposed development for consistency with the Downtown Design Guidelines.

Employment uses mean those non-residential uses which provide employment opportunities and include those uses specifically designated in Table 156-0308A.

Eco-roof means an open space area on top of a building roof that is landscaped

and maintained according to the requirements of Section 156.0309(d)(4).

Floor area ratio bonus (FAR bonus). See Bonus Floor Area Ratio.

Ch. Art. Div. 15 6 3 3

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Floor plate means the amount of gross floor area located on a single floor in the tower of a building.

Fragrant planter means either a moveable or permanently affixed planter or container with a minimum height of 30 inches intentionally planted with any combination of the following plants: California Primrose (Oenothera californica), Coyote Mint (Monardella villosa), Hummingbird Sage (Salvia spathacea), California Sagebrush (Artemisia californica), Catalina Currant (Ribes viburnifolium), Cleveland Sage (Salvia clevelandii), Pink Jasmine (Jasminum polyanthum), Star Jasmine (Trachelospermum jasminoides), Lavender (Lavandula), or Rosemary (Salvia Rosmarinus).

Greenway means a street that enhances the pedestrian travel experience for people of all abilities, serves as a linear park, and is identified as a “Proposed Greenway” in the Downtown Community Plan.

Home occupations have the same meaning as in Land Development Code Section 141.0308.

LEED® means the Leadership in Energy and Environmental Design green building certification system developed by the United States Green Building Council that provides third-party verification that a building or community was designed and built using strategies aimed at improving performances across a wide range of sustainability metrics.

Live entertainment means live performances by musicians, singers, dancers, disc jockeys, or similar entertainers, and may include dancing by customers of an establishment.

Living unit means an enclosed space of between 150 and 400 net square feet

which is used as a primary residence for a minimum period of one month at a time.

Living unit development means a development containing more than twelve living units.

Living wall means a non-structural trellis that is fixed to an existing or proposed structure and intentionally covered by vegetation.

Logo means an identifying symbol using graphics, color schemes, figures, hieroglyphics, numerals, letters, or words

Main streets mean certain streets in the Centre City Planned District that are subject to a land use overlay as illustrated in Figure D of this Division.

Ch. Art. Div. 15 6 3 4

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Mass and scale means the visual perception of the organization of the GFA of the structure compared to adjoining development.

Mid-zone means the portion of a building above the building base and below the
tower.

Mixed-use development means development that includes two or more land uses.

Mobile food trucks are motorized vehicles that function as transportable retail
food and beverage facilities, as described in Section 141.0612. Mobile food trucks
do not include pushcarts as defined in Section 141.0619 of the San Diego
Municipal Code.

Outdoor Activities are temporary uses that include farmer's markets and other
markets, arts and cultural events, social or community events.

Outdoor Use Area means an unenclosed area on private property associated with
an eating and drinking establishment or a public assembly use that is open to the
general public.

Outfield Park has the same meaning as in San Diego Municipal Code section
59.0102.

Pedestrian entrance means a functional entrance or door that is accessible to the
general public from an enclosed occupied space. This does not include entrances
to mechanical equipment or storage areas, emergency exits, or decorative
nonfunctional doors and entrances.

PETCO Park has the same meaning as in San Diego Municipal Code Section
59.0102.

Private open space means an area connected or immediately adjacent to a
dwelling unit. Private open space may include a balcony, porch, at-grade or
above-grade patio or roof deck used exclusively by the occupants of the dwelling
unit and their guests.

Pushcart has the same meaning as in Land Development Code Section 141.0619

Receiving site refers to a site where gross floor area is transferred from a sending
site in accordance with the Transfer of Development Rights procedures in
Section 156.0309(f).

Ch. Art. Div.
15 6 3 5

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Reflective glass means a glazing material which obscures vision, reflects surroundings, and has zero or minimal transparent qualities to the exterior.

Residential care facilities have the same meaning as in Land Development Code Section 141.0312.

Screen or screening means partial or full enclosure of a space or area by solid materials that are compatible with the materials and architectural design of the development in order to block views of the area from nearby development or public rights-of-way.

Sending site refers to a site where gross floor area is transferred to a receiving site in accordance with the Transfer of Development Rights procedures in Section 156.0309(f).

Sensitive receptor means any of the following land uses: residential, educational facilities for kindergarten to grade 12, child care facilities, hospitals, intermediate care facilities, and nursing facilities.

Setback is the horizontal distance between the property line and the nearest front, side, or rear building wall.

Stepback means the distance measured from a property line to the building walls of the upper floors of a building above a specified height

Street wall means the building façade along a property line adjacent to any public street. The street wall may include arcades, colonnades, recessed entrances, private open space, or urban open space.

Structured parking means all parking facilities that serve a primary use or that are open to the general public.

Sustainability Indicator means one of the key performance categories that can be tracked to demonstrate the condition of a significant sustainability impact over time.

Sustainability Measures means specific voluntary best practice design measures that make a development more sustainable than it would be under standard development requirements.

Ch. Art. Div. 15 6 3 6

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Tenant improvements mean interior or minor exterior improvements to an existing building. Tenant improvements may include finishing or remodeling of interior space to accommodate a new tenant or occupant, the installation of ancillary mechanical equipment, or the installation of replacement doors or windows to serve a specified use.

Tower means that portion of a building located above the building base or the mid-zone, if applicable, to the top of the building.

Transfer of development rights (TDR) means the program whereby gross floor area may be transferred between sites for the purpose of establishing publicly accessible parks or preserving designated historical resources.

Transportation demand management (TDM) means a series of measures that encourage use of alternative forms of transportation to alleviate traffic demand on area roadways.

Upper tower means the upper 20 percent of a tower, measured above the building base or mid-zone to the top of the building, including mechanical penthouses.

Urban open space means any usable space accessible to the general public which is 1,000 square feet or greater in size and includes plazas or parks.

(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.) (Renumbered from former Section 156.0304 and amended 5-6-2010 by O-19947 N.S.; effective 6-5-2010.) (Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.) (Amended 6-26-2012 by O-20176 N.S.; effective 7-26-2012.) (Amended 2-26-2013 by O-20351 N.S.; effective 5-16-2014.) (Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.) (Amended 4-3-2014 by O-20357 N.S.; effective 10-15-2014.) (Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)
(Amended 4-14-2021 by O-21305 N.S.; effective 5-29-2021.)
(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)

Ch. Art. Div.
15 6 3 7

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

(a) Administration

The City Manager is responsible for the administration of planning and
zoning for the City of San Diego within the Centre City Planned District.

(b) Permit Requirements

Applications for development within the Centre City Planned District shall
be decided in accordance with the decision processes in Chapter 11,
Article 2, Division 5.

(1) A permit is not required for modifications, repairs, or other
alterations that do not require any permit issued by the City of San
Diego.

(2) Development exceeding $250,000 in value shall include public
improvements consistent with the Centre City Streetscape Manual.

(3) Development that exceeds $20 million in value, located along a
greenway, shall meet all the following requirements, as applicable:

Ch. Art. Div. 15 6 3 8

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(A) For development located along 14th Street, fronting public
improvements consistent with the 14th Street Promenade
Master Plan shall be provided.

(B) For development located along E Street, fronting public
improvements consistent with the E Street Greenway
Master Plan shall be provided.

(C) For development located along any other greenway
identified in the Downtown Community Plan, the
following fronting public improvements shall be provided:

(i) Widening of the sidewalk, which may include the
removal of any parking and vehicular lanes, to
accommodate the public improvements identified in
this Section 156.0304(b)(3)(C). A greenway may be
closed to vehicular traffic, at the discretion of the
City Engineer, so long as pedestrian and bicycle
traffic is maintained.

(ii) A double row of canopy street trees on each side of
the sidewalk to the satisfaction of the Director of
the Development Services Department.

(iii) Street furniture on each fronting premises, including at least two of the following: fixed seating; interactive wayfinding signs; bicycle racks; bicycle repair station; dog relief area; interactive artwork; interpretive elements; educational kiosk; or other design features to sit, rest or play, such as swings, seat walls, ledges, or seating steps.

(iv) Pedestrian-scale lighting.

(v) At least two of the following recreation amenities:
play equipment; sensory play feature; fitness circuit
equipment; dog run; or parkour course.

(vi) Stormwater treatment features such as bioswales.

Ch. Art. Div.
15 6 3 9

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(D) The greenway and associated public improvements shall be
privately-maintained and publicly accessible in perpetuity.
All public improvements along a greenway as described in
Section 156.0304(b)(3) shall be decided in accordance with
a Public Right-of-Way Permit and the applicant shall enter
into an Encroachment Maintenance and Removal
Agreement in accordance with Chapter 12, Article 9,
Division 7.

(E) Tenant improvements are exempt from the requirement to
include public improvements along a greenway as
described in Section 156.0304(b)(3).

(F) The City Manager may waive or modify the requirement to
include public improvements along a greenway if the
installation of public improvements would create
undesirable drainage or traffic or pedestrian circulation
conditions, as determined by the City Engineer.

(G) An applicant that provides public improvements in
accordance with this Section shall either be exempt from or
subject to a proportionate share credit of the DIF for the
Citywide Park Development Impact Fee as set forth in
Section 142.0640(b)(6) or shall be eligible for an FAR
bonus to be added to the maximum Base FAR as set forth
in Section 156.0309(d)(9). For purposes of this subsection,
to be exempt or partially exempt from the requirement to
pay the Citywide Park DIF, the requirements set forth in
Section 142.0640(b)(8)(A)-(C) shall not apply.

(4) All development in the Centre City Planned District shall comply
with and incorporate the mitigation measures listed in the
Mitigation, Monitoring, and Reporting Program (MMRP) listed as
Appendix A in the Downtown Community Plan, as may be
amended.

Ch. Art. Div. 15 6 3 10

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(c) Public Facilities Exemption

Public facilities, whether provided by a government agency, nonprofit, private property owner, or tenant, including fire stations, schools, parks, greenways, active sidewalks, promenades, recreational amenities, urban plazas, pedestrian and bicycle-supporting amenities, transit improvements, public buildings and facilities, police department facilities, and development on public agency-owned sites, shall be allowed at any location within the Centre City Planned District and shall be exempt from the requirement to obtain a development permit with the exception of Coastal Development Permits and Site Development Permits for historical resources. Public facilities shall be exempt from 156.0307(b)(2)-(12). Any required development permits or construction permits issued for public facilities shall be granted an automatic extension of an additional 24 months from the expiration date of the permit. Applicants developing on public agency-owned sites shall seek to maximize density through the use of affordable housing and child care density bonuses. Operational improvements to streets, including vehicular directional conversions and the removal of vehicular parking and travel lanes to accommodate pedestrian and bicycle-supporting amenities, shall be allowed at any location at the discretion of the City Engineer. Where feasible, the City Engineer shall seek to reduce the number of vehicular travel lanes on all streets throughout the Centre City Planned District to no more than two, notwithstanding any other policies or planning documents. (Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.) (Renumbered from former Section 156.0303 and amended 5-6-2010 by O-19947 N.S.; effective 6-5-2010.) (Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.) (Amended 5-7-2012 by O-20152 N.S.; effective 6-6-2012.) (Amended 5-7-2012 by O-20154 N.S.; effective 6-6-2012.) (Amended 5-7-2012 by O-20155 N.S.; effective 6-6-2012.) (Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and O-20368 N. S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies them as Local Coastal Program Amendments. Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

Ch. Art. Div. 15 6 3 11

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

The Rules of Measurement provided in Chapter 11, Article 3, Division 2 of this Code shall apply to the Centre City Planned District.

(a) When this Division cites lot areas for regulatory purposes, such lot areas
shall be approximate and reflect the following examples:

(1) Single lot of record = 5,000 square feet, plus or minus ten percent.

(2) Two lots of record = 10,000 square feet, plus or minus ten percent.

(b) Gross floor area shall be calculated in accordance with Section 113.0234,
with the following modifications:

(1) Phantom floors, as defined in Section 113.0234(b)(3) shall not
count as gross floor area in either residential or commercial
buildings.

Ch. Art. Div. 15 6 3 12

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(2) Roof decks shall not be counted as gross floor area pursuant to
Section 113.0234(b)(4) unless the perimeter walls enclosing the
area exceed 6 feet in height for non-transparent materials or 8 feet
for transparent materials.

(3) Notwithstanding Section 113.0234(d)(2), interior modifications
involving the addition of actual floor area count as gross floor area
except where:

(A) The addition is within the structural envelope of a building
for which building permits were issued prior to May 3,
2006; or

(B) The addition consists of a mezzanine that is within the
structural envelope of a building and is less than one-half
of the floor area immediately below.

(4) Mechanical penthouses do not count against gross floor area when
architecturally integrated into the overall building design.
(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.)
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and
O-20368 N. S. will not apply within the Coastal Overlay Zone until the California
Coastal Commission certifies them as Local Coastal Program Amendments.
Click the link to view the Strikeout Ordinance highlighting changes to prior
language
http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)
(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

Ch. Art. Div.
15 6 3 13

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

When not otherwise specified in this Article, the following chapters of the Land Development Code apply. In case of conflict with any other provisions of the Land Development Code, the regulations of this Article shall apply. The Downtown Community Plan, Gaslamp Quarter Planned District Ordinance, and this Article constitute the Local Coastal Program for the Downtown Community Plan Area.

Chapter 11 Land Development Procedures

Chapter 12 Land Development Reviews

Chapter 13 Zones

Chapter 14 General Regulations

Chapter 14 Article 1, Division 1, General Rules for Separately Regulated Uses

Chapter 14 Article 2, Division 1, Grading Regulations

Chapter 14 Article 2, Division 2, Drainage Regulations

Chapter 14 Article 2, Division 3, Fence Regulations

Chapter 14 Article 2, Division 4, Landscape Regulations

Chapter 14 Article 2, Division 5, Parking Regulations

Chapter 14 Article 2, Division 6, Public Facility Regulations

Chapter 14 Article 2, Division 7, Off-site Development Regulations

Chapter 14 Article 2, Division 9, Mechanical and Utility Equipment Screening

Chapter 14 Article 2, Division 10, Loading Area Regulations

Chapter 14 Article 2, Division 11, Outdoor Storage Display, and Activity
Regulations

Chapter 14 Article 2, Division 12, Sign Regulations

Chapter 14 Article 3, Supplemental Development Regulations

Ch. Art. Div. 15 6 3 14

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Chapter 14 Article 4, Subdivision Regulations

Chapter 14 Article 5, Building Regulations

Chapter 14 Article 6, Electrical Regulations

Chapter 14 Article 7, Plumbing Regulations

Chapter 15 Article 1, Planned Districts

Downtown Design Guidelines. The Downtown Design Guidelines supplement the
regulations set forth in this Article and are intended to provide a best practice
framework for the design of downtown’s major streets, buildings, and public
realm. The Downtown Design Guidelines are not regulatory but provide guidance
for the design of new development.

Where there is a conflict between the Downtown Design Guidelines and this
Article, the regulations of this Article shall govern. The Downtown Design
Guidelines are filed in the office of the City Clerk as Document No. RR-307143.

The Downtown Design Guidelines may be amended in one of the following ways:

(a) Minor amendments to the Downtown Design Guidelines shall be approved by the City Manager and shall be filed in the office of the City Clerk as errata sheets to Document No. RR-307143. Minor amendments include changes to clarify language or concepts, to reformat or reorganize language, or to reflect new technology or techniques.

(b) Major amendments to the Downtown Design Guidelines shall be approved
by the City Council. Major amendments include any changes that do not
qualify as minor amendments as provided in Section 156.0306(a). Major
amendments shall be reviewed by the Planning Commission prior to
approval by the City Council.
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and
O-20368 N. S. will not apply within the Coastal Overlay Zone until the California
Coastal Commission certifies them as Local Coastal Program Amendments.
Click the link to view the Strikeout Ordinance highlighting changes to prior
language
http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

Ch. Art. Div.
15 6 3 15

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

The following land use districts, shown in Figure B, define geographic areas that are subject to specific land use classifications. In addition, twelve overlay districts, shown in Figures C, D, and F, establish areas where additional requirements apply. Permitted land use classifications within each land use district are shown on Table 156-0308-A. Specific requirements for minimum percentages of active commercial uses and commercial uses on the ground-floor along street frontages are provided.

(a) Base Districts

The purpose of each base district is as follows:

(1) Core (C). This district serves as a high-intensity office and
employment center. The district operates as a center of regional
importance and as a primary hub for businesses, communications,
offices, and hotels with fewer restrictions on building bulk and
tower separation than in other districts. Mixed-use development
shall be accommodated as an important component of the area’s
vitality. Retail, educational, entertainment, residential, civic,
governmental, and cultural uses are permitted. Within the C
District, a minimum of 40 percent of the ground-floor street
frontage shall contain commercial uses.

Ch. Art. Div. 15 6 3 16

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(2) Neighborhood Mixed-Use Center (NC). This district ensures
development of distinctive centers around plazas, parks, and main
streets that provide a focus to the neighborhoods by supporting a
mix of residential and non-residential developments that contain
active commercial uses on the ground floor along Main Streets.

A broad array of compatible uses, including retail, eating and
drinking establishments, residential, office, educational, indoor
recreation, and cultural uses are permitted. Building volume
restrictions apply to allow sunlight to reach streets and public
spaces, and design standards seek to establish pedestrian-oriented
development.

(3) Employment/Residential Mixed-Use (ER). This district provides
synergies between educational institutions and residential
neighborhoods, or transition between the C District and residential
neighborhoods. The ER district also encompasses Horton Plaza. A
variety of uses are permitted in this district, including office,
residential, hotel, research and development, educational, and
medical facilities.

(4) Ballpark Mixed-Use (BP). This district accommodates mixed-use
developments that support major sporting facilities and visitor
attractions. A broad array of other uses are also permitted,
including eating and drinking establishments, hotels, offices,
research and development facilities, cultural institutions,
residential uses, live/work spaces, and parking facilities.

(5) Mixed Commercial (MC). This district accommodates a diverse
array of uses, including residential, artist studios, live/work spaces,
hotels, offices, research and development, and retail. Commercial
and service uses, including light industrial and repair, warehousing
and distribution, transportation, and communication services that
are essential for the livelihood of businesses and residents of the
downtown area are also permitted.

(6) Residential Emphasis (RE). This district accommodates primarily
residential development. Small-scale businesses, offices, services,
and ground-floor active commercial uses are allowed, subject to
size and area limitations.

Ch. Art. Div.
15 6 3 17

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Within the RE District, at least 80 percent of the gross floor area must be occupied by residential uses. Non-residential uses may occupy no more than 20 percent of the gross floor area. Small lots of 5,000 square feet or less may apply for a deviation to the percentage requirements of the RE District through the Conditional Use Permit process.

(7) Industrial (I). This district permits a range of industrial uses,
including light manufacturing, transportation services, repair and
storage, and energy-generation facilities.

(8) Transportation (T). This district accommodates uses related to
trolley, passenger and freight rail operations, maintenance and
repair, and associated activities.

(9) Public/Civic (PC). This district provides a center for government,
civic uses, cultural institutions, educational facilities, and public
and support services, and it accommodates residential uses. Within
the PC District, a minimum of 40 percent of the ground-floor street
frontage shall contain commercial uses.

(10) Park/Open Space (OS). This district provides areas for public
parks and open spaces. Below-ground parking facilities, eating and
drinking establishments, arts and cultural uses, and community
centers are also permitted.

(b) Overlay Districts

The Airport Land Use Compatibility Overlay Zone as identified in
Chapter 13, Article 2, Division 15, applies to properties that are located
within an airport influence area. The following Overlay Districts apply as
illustrated in Figures C through N:

(1) Coastal Zone Overlay (CZ). This overlay district applies to lands
near San Diego Bay in order to protect and enhance the quality of
public access and coastal resources. Development within this
overlay District requires a Process Two Coastal Development
Permit in accordance with Chapter 12, Article 6, Division 7 of the
Land Development Code.

Ch. Art. Div. 15 6 3 18

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(2) Commercial Street Overlay (CS). On commercial streets a minimum of 60 percent of the ground-floor street frontage shall contain commercial uses. Active commercial uses appropriate for commercial streets are identified in Table 156-0308-A, under Main Street/Commercial Street overlays. Outside of the Coastal Zone, up to 50 percent of required active commercial uses can be met with residential uses, provided that each of the dwelling units contain a minimum of three bedrooms and each dwelling unit on the ground floor fronting a public right-of-way has a separate ground floor entrance. Alternative interim uses may be permitted on commercial streets pursuant to Section 156.0315(f).

(3) County Administration Center Design Zone Overlay (CAC). This
overlay district provides design recommendations to facilitate new
development surrounding the historic County Administration
Center on Pacific Highway that is sympathetic in scale, character,
and height to this important landmark.

(4) Employment Overlay (E). To ensure adequate opportunities for
employment based commercial uses, at least 50 percent of the
gross floor area within each development in this overlay district
shall be dedicated to employment uses such as professional office,
education, cultural uses, retail, hotel, or similar commercial uses.
Multiple developments on adjoining individually owned lots may
satisfy the requirements of this section through the recordation of a
legal covenant in a form approved by the City Manager and the
City Attorney. Uses appropriate for the E overlay are identified in
Table 156-0308-A, under Employment Overlay. Residential uses
in this district shall not exceed 50 percent of the gross floor area
within any development, unless at least one of the following
conditions are met:

(A) The development includes no less than 90 percent of the
Base Maximum floor area ratio and a minimum of 70
percent of the ground-floor street frontage contains
commercial uses as permitted in the base zone, of which up
to 30 percent of the ground-floor street frontage may
consist of shopkeeper units or live/work quarters.

Ch. Art. Div.
15 6 3 19

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(B) Development that converts floor area in an existing
structure, regardless of the percentage of base maximum
floor area ratio, if the development provides either five
percent very-low income, ten percent low-income, or fifteen
percent moderate-income affordable units on-site in
accordance with the criteria in Section 143.0720(c) and (d).
An expansion of the existing structure shall be allowed
subject to all applicable regulations.

(5) Fine Grain Development Overlay (FG). The FG District requires
that development incorporate design standards that exhibit
architectural form and variety at a less than full block scale to
ensure a pedestrian scale and diverse building designs.

(6) Large Floorplate Overlay (LF). The LF District allows larger floor
plates and bulkier buildings at upper levels to accommodate
employment uses. The development regulations within this overlay
district accommodate these larger floor plates.

(7) Limited Vehicle Access Overlay. No curb cuts are permitted on
the streets designated on Figure E, except as provided in
Section 156.0313(k)(4).

(8) Little Italy Sun Access Overlay (LISA). The LISA District
maintains adequate sunlight and air to sidewalks and residential
areas of Little Italy, as designated in Figure F, during the winter
solstice (on or about December 21) between 10:30 a.m. and
1:30 p.m. The LISA Overlay establishes a building envelope, as
illustrated in Figure N, which applies to the whole block.

(9) Main Street Overlay (MS). On designated main streets, a
minimum of 80 percent of the ground floor street frontage shall
contain active commercial uses. Those uses which are appropriate
for locations along main streets are identified in Table
156-0308-A, under Main Street/Commercial Street overlays. On
lots of 10,000 square feet or less, the percentage of active
commercial uses may be reduced to 50 percent of the street
frontage. Alternative Interim Uses may be permitted pursuant to
Section 156.0315(f).

(10) Park/Open Space Overlay (P). This overlay district identifies
locations of existing and future public park sites designated in the
Downtown Community Plan. These sites may include cultural,
civic, governmental, and educational uses.

Ch. Art. Div. 15 6 3 20

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(11) Park Sun Access Overlay (PSA). This overlay district ensures
adequate sunlight to future park sites designated in the Downtown
Community Plan by controlling the height of new development to
the south and west as illustrated in Figure M.

(12) Industrial Buffer Overlay (IB). This overlay district establishes a
buffer zone to protect industrial lands by minimizing potential land
use incompatibilities that could result from proximity to sensitive
receptors. Sensitive receptors are prohibited within the IB Overlay
District.
(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.)
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 6-26-2012 by O-20176 N.S.; effective 7-26-2012.)
(Amended 2-26-2013 by O-20351 N.S.; effective 5-16-2014.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S.
O-20176 N.S., O-20351 N.S and O-20368 N. S. will not apply within the Coastal
Overlay Zone until the California Coastal Commission certifies them as Local
Coastal Program Amendments.

Click the links to view the Strikeout Ordinances highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20176-SO.pdf http://docs.sandiego.gov/municode_strikeout_ord/O-20351-SO.pdf ] http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 1-8-2020 by O-21164 N.S.; effective 2-9-2020.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)
(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)
(Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

Ch. Art. Div.
15 6 3 21

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

(Amended 12-18-2024 by O-21905 N.S.; effective 2-6-2025.)

(a) Permitted Land Uses

The uses allowed and level of review required in the Centre City Planned
District base districts and overlay districts are shown in Table 156-0308-
A, below. The “Additional Regulations” column references additional
regulations applicable to certain uses, which are found in this Article or in
the Land Development Code.

(b) Previously Conforming Land Uses and Structures

Land uses and structures that were legally established under previous
regulations but that do not conform to the land use regulations of this
Article may continue to exist and operate pursuant to Chapter 12,
Article 7, Division 1 of the Land Development Code, with the exceptions:

(1) The gross floor area of previously conforming uses and structures
may be expanded up to 10 percent of the existing gross floor area
of structures on the premises through a Process One approval.

(2) The gross floor area of previously conforming uses and structures
may be expanded up to 100 percent of the existing gross floor area
of structures on the premises through a Process Two
Neighborhood Use Permit.

Ch. Art. Div. 15 6 3 22

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(3) Within the Residential Emphasis District, previously conforming
uses may be replaced with conforming commercial uses without
complying with the 80 percent residential land use requirement for
new development.

Ch. Art. Div. 15 6 3 23

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 24

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 25

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 26

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 27

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 28

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 29

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Footnotes for Table 156-0308-A

1 Not permitted on state or federal tidelands. 2 Commercial use floor area contributes to 20 percent commercial use allowance and is subject to locational limits of districts.

3 For hotels with 100 feet or more of street frontage along a Main Street, active commercial uses other than the hotel lobby shall constitute at least 50% of the required active commercial use frontage. 4 Not permitted within the San Diego Promise Zone. 5 Uses designated with CS, MS, or E must meet minimum percentages specified in sections 156.0307(b) (4), (6), and (10). 6 Notwithstanding any other Section of the Municipal Code, the required quarter mile separation between human service agencies shall not apply to multiple uses on the same premises. 7 These districts include properties that may be within state tidelands or under the ownership of the United States government, County of San Diego, or Port of San Diego. Lands west of the mean high tide line are under the jurisdiction of the Port of San Diego, and this Table is for planning purposes only. Lands owned by the United States are regulated by the federal government and may be subject to development agreement(s) executed with the City of San Diego. Lands owned by the County of San Diego are regulated by the County of San Diego and the California Coastal Commission, except for private development which is also subject to the Centre City Planned District Ordinance. 8 Structured parking facilities incorporated into a development as an accessory use or as part of a mixed-use development that contains at least 50 percent employment uses shall be permitted by right and do not require a Conditional Use Permit.

9 Research and Development and testing labs are permitted within the office use category. 10 Sidewalk cafes permitted pursuant to Section 141.0621 may reduce the continuous pavement walkway clearance to a minimum of four feet when the face-of-curb to property line distance is twelve feet or less. 11 Not permitted in the NC Zone in the Little Italy Neighborhood of the Downtown Community Plan Area.

12 Accessory retail sales or commercial uses that are accessible to the general public are required along a minimum 25 percent of any street frontage.

13 Visitor Accommodation uses are allowed as part of a mixed-use development that contains at least 80 percent residential uses and the development includes at least 90 percent of the base maximum floor area ratio.

14 Drive-ins and Drive-throughs are prohibited in the CCPDO.

15 Where the building permit application is submitted prior to January 1, 2029, development that converts commercial ground-floor street frontage in an existing structure to residential uses, where all of the dwelling units are affordable at a cost that does not exceed 30 percent of 150 percent of the area median income, shall be allowed subject to all applicable regulations.

(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.) (Amended 5-6-2010 by O-19947 N.S. and O-19949 N.S.; effective 6-5-2010.) (Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)

Ch. Art. Div. 15 6 3 30

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 6-26-2012 by O-20176 N.S.; effective 7-26-2012.)
(Amended 3-25-2014 by O-20356 N.S.; effective 4-24-2014.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S, O-19949 N.S.,
O-20117 N.S., O-20176 N.S., and O-20368 N. S will not apply within the Coastal
Overlay Zone until the California Coastal Commission certifies them as Local
Coastal Program Amendments.
Click the links to view the Strikeout Ordinances highlighting changes to prior
language http://docs.sandiego.gov/municode_strikeout_ord/O-20176-SO.pdf and
http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 4-3-2014 by O-20357 N.S.; effective 10-15-2014.)
(Amended 4-5-2016 by O-20634 N.S.; effective 5-5-2016.)
(Amended 8-4-2016 by O-20704 N.S.; effective 8-27-2016.)
(Amended 2-22-2017 by O-20793 N.S.; effective 4-12-2017.)
(Amended 10-17-2017 by O-20859 N.S.; effective 11-16-2017.)
(Amended 8-9-2019 by O-21114 N.S. and O-21117 N.S.; effective 9-8-2019.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)
(Amended 4-14-2021 by O-21305 N.S.; effective 5-29-2021.)
(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)
(Amended 5-23-2022 by O-21458 N.S.; effective 6-22-2022.)
(Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

Ch. Art. Div.
15 6 3 31

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(a) Base Minimum and Maximum FARs

The minimum and maximum base FARs for each site within the Centre
City Planned District are illustrated in Figure H; these FARs set
parameters for the general bulk and intensity of development. All
development proposals must meet the minimum FAR specified in Figure H
with the exception of capital improvement program projects or
development limited by the density/intensity limits under the safety zones
of the San Diego International Airport – Lindberg Field Airport Land Use
Compatibility Plan.

(b) Development Permit FAR

The approval and recordation of a development permit establishes the
distribution of gross floor area within the development. The development
may consist of one or more individually-owned lots, but the permitted
FAR for any individual lots remain subject to the FAR limits within the
development boundaries as defined by the development permit. If a
development does not require a development permit, the distribution of
FAR between the lots may be executed through the recordation of a legal
covenant in a form approved by the City Manager and the City Attorney.

(c) Ballpark Mixed-Use District

Within the Ballpark Mixed-Use District, illustrated in Figure B, a FAR of
6.5 shall apply.

To facilitate ancillary development near PETCO Park pursuant to
Proposition C passed by the voters in 1998 and Ordinance No. O-18613,
transfers may be approved of any portion of the floor area permitted
pursuant to this Section from PETCO Park to any other property within
the district, if: (1) the property to which the applicable floor area is
transferred is developed pursuant to a common plan or program with the
property from which the floor area is transferred as approved by the City
Council; and (2) appropriate CC&Rs are recorded to memorialize the
reallocation of permitted floor areas.

The district-wide FAR provisions shall not apply to the block bounded by
Park Boulevard and J, K, and 13th Streets.

Ch. Art. Div. 15 6 3 32

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(d) FAR Bonuses

Development may exceed the maximum base FAR for the site established by Figure H if the applicant provides certain public benefits or development amenities. The increased density earned through each FAR bonus shall be in addition to any other increase in density allowed by any other density bonus program. Any development that earns an FAR bonus through any of the FAR bonus provisions of this Section shall either record covenant restrictions, CC&Rs, or an easement on the property to ensure that the requirements of each FAR bonus are met.

(1) Affordable Housing. An applicant proposing a residential
development that is entitled to a density bonus pursuant to the
Affordable Housing Regulations (AHR), Chapter 14, Article 3,
Division 7 of the Land Development Code, may increase the
permitted FAR as specified below.

(A) Development utilizing the density bonus provisions of
Tables 143.07A, 143.07B, and 143.07C of the AHR shall
be entitled to a percent FAR bonus equivalent to the percent
density bonus cited in these tables subject to meeting all
other provisions of the AHR.

(B) Development may provide either rental or for-sale
affordable dwelling units, regardless of whether the market
rate dwelling units within the development are for rent or
sale. Development under these provisions shall be subject to
the following requirements in addition to those in the AHR:

(i) The permitted FAR for a development containing
affordable housing shall be calculated as follows:

Permitted FAR equals Pre-AHR bonus FAR minus
the non-residential FAR, then multiplied by the
AHR bonus percentage, then that total is added to
the Pre-AHR bonus FAR.

For the purposes of the above calculation:

Pre-AHR bonus FAR means the Maximum Base
FAR found in Figure H plus any additional bonus
FAR earned through Section 156.0309(d) and
Section 156.0309(f).

Ch. Art. Div.
15 6 3 33

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

AHR bonus percentage means the percentage bonus
for affordable housing found in Tables 143-07A,
143-07B, and 143-07C in the AHR.

(ii) The number of required affordable dwelling units in
a development utilizing the AHR is calculated as
follows:

Number of required affordable dwelling units
equals Pre-AHR bonus FAR minus the non-
residential FAR, then divided by the development’s
proposed residential FAR, then multiplied by the
number of proposed dwelling units in the
development, then multiplied by the AHR bonus
percentage.

(iii) The maximum FAR bonus earned through the
provision of affordable housing shall be in addition
to any other increase in density allowed in this
Division.

(iv) Affordable housing units are not required to be
distributed vertically throughout floors in high-rise
development.

(v) For development meeting the criteria in
Sections 143.0720(c)(1), 143.0720(c)(2),
143.0720(d)(1), 143.0720(d)(2), 143.0720(d)(3),
143.0720(e), 143.0720(f), 143.0720(g),
143.0720(h), or 143.0720(i); where the premises
contains any of the following uses as of January 1,
2023: Vehicle & Vehicular Equipment Sales &
Services, Automobile Service Stations, Car Wash,
Oil Change and Lubrication Service, Moving &
Storage Facilities, Parking Facilities, Surface
Parking lots, Maintenance & Repair Facilities, or
Drive-Throughs, and those uses are to be replaced
with residential development, the development shall
receive an additional density bonus of 50 percent of
the AHR bonus.

Ch. Art. Div. 15 6 3 34

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(C) For development proposing to utilize Section
143.0720(l)(9) providing for a 100% density bonus for
micro-unit development, the development must first utilize
other FAR bonus programs as listed in Section 156.0309(d)
to achieve a minimum FAR bonus of 3.0.

(2) Urban Open Space. Development that reserves a portion of their
site for the development of public urban open space may qualify
for an FAR bonus of 2.0, 4.0, 6.0, or 8.0, subject to the following
criteria:

(A) The amount of FAR bonus shall be based on the following
criteria:

(i) Development that provides Active Sidewalks in
accordance with Section 141.0621(c) and includes
amenities which achieve a minimum of 3.5 points
per Appendix D of the Parks Master Plan shall
receive an FAR bonus of 2.0 or 4.0 if the length of
the Active Sidewalk is greater than 150 linear feet.

(ii) Urban open space that is at least 10 percent of the
site and includes amenities which achieve a
minimum of 7 points per Appendix D of the Parks
Master Plan shall receive an FAR bonus of 4.0.

(iii) Urban open space that is at least 15 percent of the
site and includes amenities which achieve a
minimum of 10.5 points per Appendix D of the
Parks Master Plan shall receive an FAR bonus of
6.0.

(iv) Urban open space that is at least 20 percent of the
site and includes amenities which achieve a
minimum of 14 points per Appendix D of the Parks
Master Plan shall receive an FAR bonus of 8.0.

(v) Development that includes either a public restroom building containing a minimum of 2 stalls; a performance/event space consisting of a minimum of 5,000 square feet with seating, lighting and utilities; or museum space consisting of a minimum of 30,000 square feet to be made available at no cost to a not-for-profit organization for a minimum of 30 years, shall receive an FAR Bonus of 6.0.

Ch. Art. Div.
15 6 3 35

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(B) The urban open space shall be open to the general public at
least between the hours of 7:00 a.m. and 9:00 p.m. every
day, with the exception of museum space, which may have
limited hours but at a minimum must be open to the public
at least 24 hours per week. The urban open space area shall
have signs indicating that the public is welcome and the
hours of closure, if applicable.

(C) A public recreation easement or CC&Rs shall be recorded
on the property providing for the development and on-
going maintenance of the urban open space area to City
standards in perpetuity. These provisions of the CC&Rs
shall be approved by the City Manager and the City
Attorney’s Office.

(3) Three Bedroom Units. To encourage larger dwelling units and
accommodate larger families, developments that provide at least
5 three bedroom units, with each bedroom containing a minimum
of 70 square feet and have CC&Rs recorded on the property
requiring the number of bedrooms in those units shall be entitled to
an FAR bonus, subject to the following criteria:

(A) Development providing at least 5 percent of the total
amount of dwelling units within the development as three
bedroom units shall receive an FAR bonus of 1.0.

(B) Development providing at least 10 percent of the total amount of dwelling units within the development as three bedroom units shall receive an FAR bonus of 3.0.

(C) Development providing at least 20 percent of the total
amount of dwelling units within the development as three
bedroom units shall receive an FAR bonus of 5.0.

(D) Development providing at least 30 percent of the total
amount of dwelling units within the development as three
bedroom units shall receive an FAR bonus of 7.0.

(E) Development providing at least 50 percent of the total
amount of dwelling units within the development as three
bedroom units, with at least 10 percent of those units
affordable up to 30 percent of 150 percent of the area
median income, shall have no limit on density.

Ch. Art. Div. 15 6 3 36

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(4) Eco-Roofs. Eco-roofs reduce storm water run-off, lower energy
consumption, counter the increased heat of urban areas, and
provide visual interest. To encourage landscaped and ecologically
designed roof tops, a FAR bonus may be earned based on the
amount of eco-roof area. The eco-roof area only includes the
planted or landscaped area that is designed to sustain and support
vegetation. Documentation, drawings, and specifications must be
provided to the City Manager prior to the issuance of a building
permit that describes all plant varieties, soil depths, soil content,
water retention systems, and supporting structural systems.

(A) An FAR Bonus of 0.5 shall be granted if the total area of an
eco-roof exceeds 50 percent of the building’s footprint. An
additional FAR Bonus of 0.5 shall be granted for an
eco-roof area that is designed to be accessible to the
building occupants and which remains accessible through
the recording of CC&Rs in accordance with Section
156.0309(d)(4)(B).

(B) CC&Rs shall be recorded on the property providing for the
development and perpetual maintenance of the eco-roof to
City standards, and access by the building occupants to the
eco-roof. These provisions of the CC&Rs shall be approved
by the City Manager and the City Attorney's Office.

(C) All vegetation must be maintained in perpetuity.

(5) Employment Uses. To encourage the development of employment
uses in the Centre City Planned District, a FAR bonus may be
earned for the provision of employment uses within the
development. In the Employment Overlay District, development
containing 100 percent employment uses, excluding hotel/motel
uses shall have no limit on FAR. In all other areas of the Centre
City Planned District, any development that contains at least
50 percent employment uses, excluding hotel/motel uses, shall
receive an FAR bonus of 50 percent and may utilize the
development regulations within the Large Floorplate Overlay
District.

Ch. Art. Div.
15 6 3 37

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(6) Child Care Facilities. Development that includes a child care
facility in compliance with the requirements of Section 141.0606
and maintain an ‘E’ occupancy permit for a minimum of 20 years
from the time of construction permit issuance will receive an FAR
bonus at the rate of 20 square feet of additional gross floor area
for each 1 square foot of gross floor area devoted to the child care
facility. CC&Rs shall be recorded on the property requiring the
maintenance of the “E” occupancy.

(7) FAR Payment Bonus Program. An FAR Payment Bonus Program
has been established to permit applicants to purchase additional
FAR. The maximum amount of FAR which may be purchased
through this program shall be as shown in Figure J. Up to 4.0 of
additional FAR above the maximum FAR identified in Figure J
may be purchased at 1.5 times the price-per-square-foot of the
FAR Bonus Payment Program. Further, an FAR Payment Bonus
Program payment may be used to waive a requirement of
Section 156.0310(g)(1) through (4) at an amount equal to the
purchase of 1.0 FAR for each requirement waived.

(8) Sustainable Building. Development that demonstrates a high level
of building sustainability by achieving a targeted level of
performance may qualify for an FAR bonus of 1.0 or 2.0, subject
to the following criteria:

(A) California Green Building Standard Code (CALGreen):
As adopted by the State of California, CALGreen includes
voluntary performance tiers. Development that complies
with CALGreen Tier II and provides a double row of
canopy trees along each street frontage, triangulated with
required street trees at the curb, shall receive an FAR
bonus of 1.0.

(B) LEED®: The US Green Building Council (USGBC)
manages LEED® Core & Shell and LEED® for new
construction. Development that provides a double row of
canopy trees along each street frontage, triangulated with
required street trees at the curb, shall receive an FAR
bonus of 1.0 if it also achieves LEED® Silver
certification, or an FAR bonus of 2.0 if it achieves a
LEED® Gold or higher certification.

Ch. Art. Div. 15 6 3 38

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(C) CC&Rs shall be recorded on the property providing for the development and perpetual maintenance of all measures that are identified to earn a FAR Bonus. Prior to the issuance of any building permits the applicant shall provide a financial surety to ensure the timely completion of the LEED® certification process to the satisfaction of the City Manager. Within 180 days of receiving the final Certificate of Occupancy for a development, the applicant shall submit documentation that demonstrates achievement of the applicable LEED® rating, to the satisfaction of the City Manager. If the applicant fails to submit documentation, equivalent payment shall be made to the FAR Bonus Fund.

(9) Greenways. Development that includes public improvements
consistent with Section 156.0304(b)(3)(A) through (D), shall be
entitled to an FAR Bonus of 2.0 or 4.0 if the public improvement is
greater than 150 linear feet.

(10) Development that includes a minimum of 100 residential dwelling
units where 20 percent of the total residential dwelling units are
affordable up to 30 percent of 150 percent of the area median
income shall have no limit on density. Non-residential uses may
occupy no more than 20 percent of the gross floor area.

(11) Development which utilizes any of the FAR bonus provisions in
Section 156.0309(d)(1) through (9) where the premises contains
existing development, which is less than the Base Minimum FAR,
as identified on Figure H, as of January 1, 2024, the development
shall receive an additional density bonus of 30 percent of the FAR
bonus. If the building permit application is deemed complete
between January 1, 2024 and January 1, 2029, the development
shall receive an additional density bonus of 50 percent of the FAR
bonus.

(e) Exemptions from FAR Calculations

The following exemptions apply to the calculations for FAR:

Ch. Art. Div.
15 6 3 39

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(1) Historical Buildings. The floor area within the historic building envelope of any designated historical resource shall not be counted as gross floor area for the purposes of calculating the FAR for the development, if the designated historical resource is preserved, rehabilitated, restored, or modified and the development results in no more than minor alterations to the designated historical resource consistent with the Secretary of the Interior’s Standards and Guidelines, or the development is approved through the Site Development Permit procedures, in accordance with Chapter 14, Article 3, Division 2 of the Land Development Code. The floor area within the historic building envelope may also be exempted from the FAR calculations if the designated historical resource is reconstructed consistent with the Secretary of the Interior’s Standards and Guidelines as part of the development. Any remaining FAR on a premises containing a designated historical resource may be transferred to any other premises within the Downtown Community Planning Area. Appropriate CC&Rs shall be recorded to memorialize the reallocation of FAR on both premises.

(2) Public Uses. If a development incorporates a building or portion of
a building that is owned by the City of San Diego or a public
school district, and it is utilized for a public purpose such as a
community recreation center, fire station, public school, or other
similar public use as determined by the City Manager, the floor
area of that public use shall not be counted as gross floor area for
the purposes of calculating the FAR for the development.

(3) Child Care. All floor area that is dedicated to a child care facility
in compliance with the requirements of Section 141.0606 shall not
be counted as gross floor area for the purposes of calculating the
FAR for the development.

(4) Active Commercial Uses. All floor area located on the ground floor
or ground-floor mezzanine that is directly accessible to the street
and is dedicated to active commercial uses and is located either on
main streets, on C Street, or within the San Diego Promise Zone,
shall not be counted as gross floor area for the purposes of
calculating the FAR for the development.

Ch. Art. Div. 15 6 3 40

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(5) Cultural Uses. Any floor area provided within a development that
is dedicated to a cultural use or other similar use as approved by
the City Manager, shall not be counted as gross floor area for the
purposes of calculating the FAR for the development. CC&Rs shall
be recorded on the property ensuring the use of such space for
similar cultural uses in perpetuity.

(f) Transfer of Development Rights (TDR) Program

(1) Purpose. The purpose of the TDR program is to encourage
opportunities for the design, construction, and operation of
additional publicly accessible parks within the Downtown
Community Planning Area while also incentivizing the
construction of additional housing and employment.

(2) Eligible Sites. Eligible receiving sites and sending sites must both
be within the Centre City Planned District. Eligible receiving sites
are those sites where any portion of the premises is zoned for
residential, commercial, or mixed-use. Eligible sending sites are
those sites where a development designs and constructs an onsite
publicly accessible park that satisfies or exceeds the park standard
identified in the Parks Master Plan Area.

(3) Allowable Transfers. All the allowable gross floor area on a
sending site may be transferred in its entirety, to a single receiving
site or entity or in separate increments to several receiving sites.

(4) Permitted Transferable Gross Floor Area. The gross floor area that may be transferred shall be calculated as the permitted gross floor area based on the sending site’s size and permitted maximum base FAR, as illustrated in Figure H. For transfers involving sending sites in which the applicant enters into a maintenance agreement, where the applicant is identified as the responsible party for maintenance, to provide the long-term maintenance of the park in accordance with the Parks Master Plan, the amount of permitted transferable gross floor area shall be increased by 50 percent.

(5) Procedures. The following procedures are required for any transfer
of gross floor area:

Ch. Art. Div.
15 6 3 41

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(A) Certificate of Transfer. The owner of a sending site
wishing to transfer permitted gross floor area from the
sending site shall execute a certificate of transfer. The
certificate of transfer shall contain all of the following:

(i) The names and mailing addresses of the transferor
(original owner of the sending site) and transferees
(owner(s) of the receiving site(s) or the TDR bank)
of the gross floor area.

(ii) Execution and acknowledgement of the transfer of
the gross floor area by the transferor of the gross
floor area, all parties with record title interest in the
real property of the sending site, the transferees of
the gross floor area, and the City Manager.

(iii) The amount of gross floor area transferred (in
square feet); and

(iv) The addresses, legal descriptions, assessor’s parcel
numbers, and land use districts of the sending site
and receiving site.

(B) Approval by the City Manager. The City Manager shall not execute the certificate of transfer if a transfer of the gross floor area would be prohibited by any provision of this Code.

(C) Recordation. Each duly executed and acknowledged
certificate of transfer containing the information required
by this Section shall be recorded in the County Recorder’s
office. The County Recorder shall be instructed to mail the
original certificate of transfer to the City Manager, with
copies to both the transferor and transferee of the gross
floor area.

(D) Property Deed. In addition to a certificate of transfer, the
owner(s) of a sending site involving a TDR for public park
land shall execute a deed transferring ownership of the site
to the City.

Ch. Art. Div. 15 6 3 42

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(E) Approval for Development. When the use of TDR is
necessary for the approval of a building permit for a
development on a receiving site, the City shall not issue any
building permits for that site unless the City Manager has
issued a written verification that the owner of the receiving
site is entitled to the amount of gross floor area for the
development based on a recorded certificate of transfer.
(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.)
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 5-7-2012 by O-20152 N.S.; effective 6-6-2012.)
(Amended 5-7-2012 by O-20153 N.S.; effective 6-6-2012.)
(Amended 5-7-2012 by O-20154 N.S.; effective 6-6-2012.)
(Amended 5-7-2012 by O-20155 N.S.; effective 6-6-2012.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and
O-20368 N. S. will not apply within the Coastal Overlay Zone until the California
Coastal Commission certifies them as Local Coastal Program Amendments.
Click the link to view the Strikeout Ordinance highlighting changes to prior
language
http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 7-19-2016 by O-20673 N.S.; effective 8-27-2016.)

[Editors Note: Amendments as adopted by O-20673 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-20673-SO.pdf ]

(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 1-8-2020 by O-21164 N.S.; effective 2-9-2020.)
(Amended 10-30-2020 by O-21254 N.S.; effective 11-29-2020.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)

Ch. Art. Div.
15 6 3 43

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

(a) Minimum Lot Size and Lot Coverage. Minimum lot size or lot coverage requirements of the Land Development Code shall not apply in the Centre City Planned District.

(b) Minimum Building Setbacks. The City Manager may require up to a
10-foot interior property line setback where a development is adjoining an
existing residential development to maintain minimum provisions for light
and air.

(c) Building Height. The overall height of a building shall be measured from
the average of the highest and lowest grades of the site to the top of the
parapet of the highest habitable floor. Uninhabited roof structures up to
30 feet high that conceal mechanical equipment and elevator and stair
overruns are not included in the measurement of the building height if
they do not project above a 45-degree plane inclined inward from the top
of the parapet(s) of the nearest building wall(s). The maximum heights of
buildings are illustrated in Figure F, with the following additional
restrictions:

(1) Within the Little Italy Sun Access Overlay, building height shall
not exceed 150 feet. A maximum building envelope height shall be
further defined as follows and as illustrated in Figure N:

Ch. Art. Div. 15 6 3 44

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(A) On blocks north of Cedar Street, all street frontages shall
be defined by a maximum 50-foot street wall. Above the
50-foot street wall, the maximum building envelope shall
be defined by:

(i) a 45-degree angle up to a maximum height of 150
feet on the east and west frontages of a block facing
onto a street; and

(ii) a 15-foot stepback above the 50-foot street wall on
the north and south frontages of a block facing onto
a street.

(B) On the blocks between Beech Street and Cedar Street, the maximum height shall be determined in accordance with Section 156.0310(d), with an additional maximum building envelope height defined by a 45-degree angle measured from a height of 50 feet along the northern property line of a block street frontage to a maximum height of 335 feet, measured 15 feet northerly of the southern property line of a block street frontage.

(C) Street walls along each side of a building may be a
maximum height of 85 feet along a maximum of 40 percent
of the building frontage to provide required Fire
Department access. The building shall then stepback to
comply with the building envelopes described in Sections
156.0310(c)(1)(A)-(B).

(2) For sites within the Park Sun Access Overlay, building heights
shall be determined by Figure M.

(d) Building Bulk. Building bulk is divided into three main areas of the
building: the building base, the mid-zone, and the tower. The mid-zone
shall be applicable only in the areas within the Large Floorplate and
Employment Overlay Districts, as illustrated in Figure C. The
development standards for building bulk are summarized in
Table 156-0310-A:

Ch. Art. Div.
15 6 3 45

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

TABLE 156 -0310 -A:DEVELOPMENTSTANDARDS

Ch. Art. Div. 15 6 3 46

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(1) Building Base

(A) Maximum Lot Coverage. The maximum lot coverage for
the building base shall be 100 percent.

(B) Street Wall Frontage. A street wall containing habitable
space shall be provided along 100 percent of the street
frontage, with the following exceptions:

(i) Urban open space

(ii) Courtyard entrances up to 30 feet wide in
residential development. Any security gating or
fencing across a courtyard entrance shall be a
minimum of 75 percent open to provide views into
the courtyard;

(iii) Recessed entrances a maximum of 25 feet wide and
a maximum of 15 feet deep;

(iv) Preservation of existing trees;

(v) Patios and balconies up to 10 feet in depth and in
front of habitable space may qualify as street wall
must be approved through the design review;

(vi) Portions of development sites associated with
documented active faults or no-build easements
may be exempted from the street wall requirements;

(vii) Side yard setbacks up to 5 feet in width may be
approved through design review; or

(viii) When a transformer is required to be located behind
the property line, an exception may be approved
through design review.

(C) Street Wall Setback. The street wall shall be located within
5 feet of the property line adjoining any street (measured
after any required public right-of-way dedication).

(D) Minimum Street Wall Height. The minimum height of the
street wall shall be 45 feet in accordance with
Table 156-0310-A with the following exceptions:

Ch. Art. Div.
15 6 3 47

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(i) For development involving a designated historical
resource, a lower street wall height may be
approved as part of the design review process.
Street wall height and design will also be subject to
the review and approval processes pertaining to
historical resources contained within Chapters 11
through 14 of the Land Development Code.
(ii) For development in designated view corridor
streets, the minimum street wall height may be
lowered to 30 feet to comply with Table
156-0310-B.

(iii) Within the Little Italy neighborhood, the minimum
street wall height may be reduced to 40 feet north
of Beech Street and 30 feet north of Ivy Street.

(iv) In residential development, an exception to this
minimum height may be approved for roof-top open
space if the area is located over 30 feet above the
sidewalk grade and measures no more than 50 feet
along the street wall.

(E) Maximum Street Wall Height. The maximum height of the
street wall shall be between 50 and 85 feet as specified in
Table 156-0310-A, measured from the average grade of the
adjoining sidewalk to the top of the parapet (may be
calculated in 100 foot increments for sites with grades
greater than 5 percent) subject to the following exceptions:

(i) For buildings with the highest habitable floor line at
or below 75 feet, up to 50 percent of the street wall
may be increased to 95 feet to accommodate taller
top-floor units.

(ii) For buildings within the Large Floorplate or
Employment Overlay Districts, the street wall may
be extended up into the mid-zone without any
building façade setbacks.

(iii) For buildings containing a tower, the street wall may be extended up into the tower without any building façade setbacks as provided in Section 156.0310(d)(3)(D).

Ch. Art. Div. 15 6 3 48

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(iv) For development within Neighborhood Mixed-Use
Centers, a maximum street wall height of 65 feet
applies along main streets with a north/south
orientation. However, if the development does not
have frontage on any other public street, the street
wall height may be increased to 85 feet if
determined necessary for Fire Department access.

(F) View Corridor Setbacks and Stepbacks.

Buildings shall be set back, or upper floors shall provide
stepback, along those sections of view corridor streets
designated in Figure G, in accordance with
Table 156-0310-B. The setback or stepback shall be
measured from the property line adjoining any public street
(measured after any required public right-of-way
dedication), or from any extensions of public right-of-way
lines for streets.

(G) Sky-walks. Elevated pedestrian walkways or "skywalks,"
or gross floor area may not be constructed above, over, or
within existing or designated view corridors unless
compelling reasons exist to ensure safe pedestrian
improvements and where no feasible alternatives for
pedestrian access are available.

Ch. Art. Div.
15 6 3 49

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

TABLE 156 -0310 -B:VIEWCORRIDORSTEPBACKS

Ch. Art. Div. 15 6 3 50

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(2) Mid-Zone

Maximum lot coverage and maximum height of the mid-zone shall
be in accordance with Table 156-0310-A, and may be provided
only within the Large Floorplate or Employment Overlay Districts,
subject to the following regulations:

(A) Maximum Lot Coverage. The maximum lot coverage for
the mid-zone shall be 80 percent of the lot area.
(B) Maximum Height. The maximum height of the mid-zone of
a building is 180 feet.

(3) Tower

(A) Maximum Lot Coverage. The maximum lot coverage of
the tower of the building shall be 50 percent of the lot area,
or a maximum 60 percent of lot area within the Large
Floorplate or Employment Overlay Districts in accordance
with Table 156-0310-A.

(B) Maximum Tower Dimensions. The maximum tower floor
plate dimensions shall be as specified in Table 156-0310-
A. Dimensions of individual towers shall be measured from
elevation drawings and regulate the maximum possible
profile dimension for the tower, including floor area within
oriel windows.

(C) Tower Separation. Within a single development, towers
shall be separated by a minimum of 60 feet for sites of
50,000 square feet or more, or located west of Kettner
Boulevard or in the Little Italy Sun Access Overlay
District. For sites containing less than 50,000 square feet,
except for those sites located west of Kettner Boulevard or
in the Little Italy Sun Access Overlay District, towers shall
be separated by a minimum of 40 feet.

(D) Tower Setback from Public Streets. Towers shall be set
back from any property line adjoining a public street by a
minimum of 15 feet, with the following exceptions:

(i) One side of any tower shall be exempt from this
setback requirement, except within the Little Italy
Sun Access Overlay District.

Ch. Art. Div.
15 6 3 51

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(ii) Two sides of a tower may be exempted from this
setback requirement when it is determined through
the design review process that the resulting design is
improved and does not result in massing inconsistent
with the neighborhood. This provision does not
apply within the Little Italy Sun Access Overlay
District.

(iii) In Neighborhood Mixed-Use Centers, the tower
shall always be set back a minimum of 25 feet from
any property line along a designated main street
with a general north/south orientation.

(E) Tower Setback from Interior Property Lines. Towers shall avoid blank walls, allow glazing, and be set back from interior property lines adjoining another parcel by a minimum of 20 feet, subject to the following two exceptions:

(i) If the applicant can demonstrate that construction
techniques permit glazing with views into, and out
from, habitable areas within the tower, this setback
may be reduced to 10 feet if any existing tower on
an adjacent parcel is located a minimum of 40 feet
from the proposed tower; or
(ii) If an existing tower on an adjoining parcel contains
a blank, solid wall with less than a 20-foot setback
from the common property line, then the proposed
tower may reduce or eliminate its setback along that
portion of the common property line that aligns
with the tower on the adjoining parcel (creating a
blank wall to blank wall condition).

(F) Upper Tower

The upper 20 percent of any tower (measured above the
building base, or above the mid-zone for Employment
Overlay and Large Floorplate Overlay Districts) shall
achieve an articulated form and composition using
architectural techniques as described in the Downtown
Design Guidelines.

Ch. Art. Div. 15 6 3 52

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(e) Ground-floor Heights

The minimum ground-floor height for buildings, measured from the
average grade of the adjoining public sidewalk, in increments of no more
than 100 feet along a street frontage, to the finished elevation of the
second floor, and for a depth of at least 15 feet, shall be the average of:

(1) 12 feet for buildings containing ground-floor residential uses;

(2) 15 feet for buildings containing ground-floor non-residential uses;
and

(3) 20 feet for buildings containing ground-floor active commercial uses within the Neighborhood Mixed-Use Centers or along main streets, with the exception of the Little Italy Neighborhood Center, which may have a minimum 15-foot ground-floor height.

(f) Commercial Space Depth

The minimum depths of commercial, ground-floor spaces shall be:

(1) 25 feet along 75 percent of the commercial space frontage along a
public street; or

(2) 40 feet along 75 percent of the commercial space frontage along
main streets; and

(3) 15 feet along the remaining 25 percent of the commercial frontage
if needed to accommodate other internal functions of the building.

(g) Residential Development Requirements

The following standards apply to residential developments that contain
fifty or more dwelling units:

(1) Common Outdoor Open Space

Each development shall provide common outdoor open space
either at grade, podium, or roof level. Common outdoor open
space areas shall have a minimum dimension of 30 feet in each
direction, or 40 feet between opposing building walls when
bordered by three building walls exceeding a height of 15 feet, and
may contain active and passive areas and a combination of
hardscape and landscape features, but a minimum of 10 percent of
the common outdoor open space must be planting area.

Ch. Art. Div.
15 6 3 53

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

All common outdoor open space must be accessible to all residents
of the development through a common corridor. Development shall
provide common outdoor open spaces as a percentage of the lot
area in accordance with Table 156-0310-C.

TABLE 156-0310-C:
COMMON OUTDOOR OPEN SPACE
% Common Outdoor
Lot Size
Open Space

<10,000 sf 10

10,001 – 30,000 sf 15

>30,000 20

(2) Common Indoor Space. Each development shall provide at least one community room of at least 500 square feet for use by all residents of the development. The area should be located adjacent to, and be accessible from, common outdoor open space. This area may contain active or passive recreational facilities, meeting space, computer terminals, or other activity space, but must be accessible through a common corridor.

(3) Private Open Space. At least 50 percent of all dwelling units shall
provide private open space on a balcony, patio, or roof terrace, with a
minimum area of 40 square feet each and an average horizontal
dimension of 6 feet in depth and width. Balconies should be
proportionately distributed throughout the development in relationship
to floor levels and sizes of units. Living unit developments are exempt
from this requirement.

(4) Pet Open Space. Each development shall provide a minimum area
of 100 square feet for every 200 dwelling units, or portion thereof,
improved for use by pets and clearly marked for such exclusive
use. Such areas shall include permeable surfaces, a hose bib, and
be drained to the public sewer system (except for at-grade lawn
areas).

Ch. Art. Div. 15 6 3 54

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(5) Commercial buildings that have been used for commercial uses for
at least five years may be converted to a residential use without
meeting the requirements listed in Section 156.0310(g)(1)
through (4).

(h) Outdoor Activities Development Regulations

Buildings and structures approved under Section 156.0315(d) for use with
outdoor activities are not required to comply with the requirements of
Sections 156.0310(a)-(g).

(i) Capital Improvement Program Projects

Structures for Capital Improvement Program Projects are not required to
comply with the requirements of Sections 156.0310(a)-(g).

(j) Refuse, Organic Waste, and Recyclable Materials Storage

Development shall be subject to the Refuse, Organic Waste, and Recyclable Materials Storage Regulations in Sections 142.0805 through 142.0830, except that all storage areas shall be internal to the building and the minimum size requirements in Table 142-08B and Table 142-08C shall not apply. Recyclable materials and organic waste storage areas, shall, at a minimum, be equal in size to the area provided for refuse storage. (Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.) (Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.) (Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.) (Amended 5-16-2013 by O-20257 N.S.; effective 6-12-2013.) (Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N.S. and
O-20368 N. S. will not apply within the Coastal Overlay Zone until the California
Coastal Commission certifies them as Local Coastal Program Amendments.
Click the link to view the Strikeout Ordinance highlighting changes to prior
language
http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

Ch. Art. Div.
15 6 3 55

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.) (Amended 8-12-2020 by O-21224 N.S.; effective 11-1-2020.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

The following urban design standards are intended to create a distinct urban character for the Centre City Planned District, ensure that development is designed with a pedestrian orientation, and foster a vital and active street life.

(a) Downtown Design Guidelines. The City Council has adopted the
Downtown Design Guidelines by Resolution R-307143 which are on file
in the office of the City Clerk as Document No. RR-307143. The
Downtown Design Guidelines contain guiding principles for the design of
downtown's major streets, buildings, and the public realm. The Downtown
Design Guidelines are to be used in conjunction with this Article to
evaluate developments for which a development permit is applied for
under this Article.

(b) Building Materials. The building base shall be clad in durable high-grade
materials (stone, tile, metal, brick, glass or similar) from at least the floor
slab of the second floor down to 1 inch of the finished sidewalk grade,
and these materials shall wrap corners of exposed interior property line
walls a minimum of 3 feet. No stucco is allowed. Exit corridors, garage
openings, and all recesses shall provide a finished appearance to the street
with street level exterior finishes fully wrapping into the openings a
minimum dimension of 10 feet.

Ch. Art. Div. 15 6 3 56

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Designated historical resources are exempt from these standards, but shall
utilize materials consistent with the historical significance of the
resource(s) as established through the review and approval processes for
historical resources contained in Chapters 11 through 14 of the Land
Development Code.

(c) Utilities. Electrical transformers and generators may be located above
grade only if located on private property, outside the public right-of-way.
Electrical transformers and generators shall be located below grade if
within the public right-of-way. If located within a below-grade vault
within the public right-of-way, the access hatch to the vault shall be
located at least 6 feet back from the street curb, except that a minimum
width access hatch may be located less than 6 feet from the street curb if it
does not interfere with the placement of street trees. Areas housing trash,
storage, or other utility services shall be located in the garage or be
completely concealed from view from the public right-of-way and
adjoining developments, except for utilities required to be exposed by the
City or utility company.

Backflow prevention devices are to be located in a building alcove,
landscaped area, or utility room within the building, outside of the public
right-of-way, and completely screened from view. Utility services shall
not be located above grade in the public right-of-way within the Centre
City Planned District unless no feasible alternative would better protect an
historical building.

(d) Transparency

(1) A minimum of 60 percent of the street-facing building façade
containing non-residential uses between 3 and 12 feet above the
sidewalk shall be comprised of clear, non-reflective windows that
allow views of indoor space. Interior blinds, drapes, and shelving
for product displays visible from the public right-of-way may
obscure a maximum of 30 percent of the transparent area of each
storefront or structural bay.

(2) A minimum of 25 percent of each street facing ground level
residential unit between 3 and 12 feet above the sidewalk shall be
comprised of clear, non-reflective windows. Windowsills may be
no higher than 5 feet above the sidewalk level.

Ch. Art. Div. 15 6 3 57

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(e) Blank Walls

Blank walls on the ground level of buildings are limited in order to
provide a pleasant and rich pedestrian experience.

(1) No more than 30 percent of the linear frontage of the first-story
street wall may consist of blank walls. The maximum length of
any continuous blank wall is 20 feet, or 40 feet if the blank wall
includes either living walls or fragrant planters along 30 percent of
the blank wall frontage.

(2) All blank walls shall be enhanced with architectural detailing,
material texture, ornamentation, or artwork.

(3) On lots of 10,000 square feet or less, the percentage of linear
frontage that may be blank wall may be increased to 40 percent.

(4) On lots 5,000 square feet or less, the percentage of linear frontage
that may be blank wall may be increased to 50 percent.

(5) Within the Industrial/Transportation and Mixed Commercial
districts, buildings designed for warehousing, storage, or light
industrial uses may increase the percentage of blank wall to 40
percent, up to a maximum length of 50 feet.

(f) Exterior Projecting Balconies

Enclosures for projecting balconies that face public streets shall be
comprised of an average of at least 40 percent open or transparent
materials (perforated mesh, translucent glass, or open rail) from 18 inches
above the balcony walking surface to the top of the balcony enclosure.

(g) Rooftops

(1) Penthouse space, mechanical equipment, stair and elevator
overruns, heliports, vertical roof attachments, and decorative roof
construction are permitted to achieve distinctive building tops,
provided that the building top is designed as an integral part of the
architectural design.

Ch. Art. Div. 15 6 3 58

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(2) All mechanical equipment, appurtenances, and access areas shall be intentionally grouped and architecturally screened within fully covered enclosures consistent with the overall composition of the building. Mechanical enclosures shall have a screened or louvered top to improve views from above and to provide required air circulation. Multiple roof-top individual condenser units located in orderly and linear patterns may be exempted from overhead screening through the design review process.

(h) Encroachments into the Public Rights-of-Way

To ensure pedestrian safety and prevent excessive encroachments into the
public right-of-way, the following criteria shall apply:

(1) Encroachment Agreement. An Encroachment Maintenance and
Removal Agreement may be required by the City of San Diego
pursuant to Chapter 12, Article 9, Division 7 of the Land
Development Code.

(2) Oriel Windows. Oriel windows are subject to the following
standards:

(A) Oriel windows must be at least 12 feet above the adjoining
sidewalk grade.

(B) The maximum width of any oriel window is 12 feet. Such
windows must be horizontally separated by at least 6 feet.

(C) Oriel windows may constitute no more than 30 percent of
the building facade surface area on which they are located.
If two adjacent oriel windows are connected by a balcony
(open or solid railing), the entire perimeter of oriels and
balconies is treated as one projecting surface for purposes
of this calculation.

(D) Oriel windows (measured to finished exterior dimension)
shall not project more than 4 feet into a public right-of-
way and shall not extend beyond the curb line.

(E) Oriel windows shall contain glass on at least two of three
projecting surfaces, and vision glass shall constitute at least
70 percent of each floor-to-floor area on these surfaces.

Ch. Art. Div.
15 6 3 59

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(F) Oriel windows may contain bench seating or floor area, but shall not contain floor area for bathrooms, kitchens, closets, or bedrooms (unless the floor area within the public right- of-way is in excess of a minimum bedroom dimension of 10 feet measured inside of the property line).

(3) Other Projections. Additional encroachments such as awnings,
canopies, marquees, and architectural projections may be
permitted in accordance with Chapter 14, Article 2, Division 12 of
this Code.

(4) Subterranean Garages and Basements. Encroachments may be
permitted in accordance with to Chapter 12, Article 9, Division 7
of the Land Development Code and City Council Policy 700-18
subject to the following additional criteria:

(A) Underground encroachments extending 8 feet below the
top of the sidewalk shall not be located within 6 feet from
the curb face, except to accommodate access hatches to
underground vaults. Such hatches shall be located to avoid
interference with street tree planting.

(B) No encroachment shall be allowed to conflict with any
approved plan for street tree planting and shall maintain a
continuous clear zone for such planting for a depth of 8
feet.

(i) Building Identification

Development constructed on sites larger than 5,000 square feet shall install
building identification located between 3 and 5 feet above the sidewalk
level near the primary entrance or at a corner, to the following
specifications:

(1) The building identification shall be made of a durable permanent
plaque or shall be inscribed in the most durable base material;

(2) The inscription area or plaque face shall be 1 to 4 square feet in
area;

(3) The letters shall be at least 1 inch in height and shall be raised or
incised; and

Ch. Art. Div. 15 6 3 60

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(4) The text shall include the original building name and the year
completed. The primary development entity, architect, and general
contractor may be added to the extent space allows.

(j) Historical Resources

Historical resources should be retained and integrated into larger development with adaptive use, where feasible. If a proposed development may have a significant impact on an historical resource and the City determines that no feasible alternative exists that would preserve the historical resource on its existing site, the City will determine if relocation of the historical resource to a site within the Centre City Planned District is feasible. If full retention is not feasible, the retention and reuse of notable architectural fragments or features is strongly encouraged, especially when particular elements are identified as significant in respective neighborhood guidelines, with possible use as part of a public art program. The alteration of historical resources pursuant to this Section shall be reviewed and approved according to the regulations for historical resources contained in Chapters 11 through 14 of the Land Development Code.

(k) Ballpark Mixed-Use District Design Guidelines

(1) Intent. The intent of these Design Guidelines is to create a
memorable district that instills a strong sensory response from
visitors, a district that is safe and comfortable throughout the year,
and retains an association with historic activities of the J Street
Corridor and the transition zone and their role in San Diego’s
growth and development, nurturing positive social interaction and
neighborliness on non-game days as well as days with planned
events. These Design Guidelines are intended to revitalize the East
Village and promote new development that is compatible with
PETCO Park and the existing buildings of the J Street Corridor
and the transition zone. These Design Guidelines shall be advisory,
not regulatory, for all public and private development.

(2) Goals. The development of the Ballpark Mixed-Use District is
meant to achieve the:

(A) Realization of the Bay-to-Park Link;

(B) Revitalization of the East Village; and

Ch. Art. Div.
15 6 3 61

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(C) Reinforcement of the South Embarcadero.

(3) Character. The following strategies form the basis of the design of buildings, streetscapes, plazas, and open spaces within the district:

(A) Scale and Feeling of Public Space. Maintain and reinforce
the existing pedestrian scale appropriate to small numbers
of people as well as larger crowds.

(B) Language and Vocabulary of the District. Employ elements
to reinforce the spatial structure of the district, to convey
the symbolism of the Ballpark Mixed-Use District, and to
provide information and directions.

(C) Territoriality of Public Space. All spaces should have a
sense of ownership.

(D) Composition and Juxtaposition of Elements. Buildings,
streetscape improvements, and landscaping should be
designed to create a memorable experience.

(E) Two sub-areas within the Ballpark Mixed-Use District
should receive particular attention:

(i) The J Street Corridor. The J Street corridor
(between Sixth and Eleventh Avenues) should be
developed as an active commercial mixed-use
district with a strong pedestrian orientation. The
character of late nineteenth and early twentieth
century commercial buildings should be extended
eastward from the Gaslamp Quarter. The
development of new buildings shall be compatible
in scale and materials.

(ii) The Sixth/Seventh Avenue Transition Zone.
Located immediately west of PETCO Park between
L Street and the J Street Corridor, this area should
create links between the Gaslamp Quarter and
PETCO Park along K and L Streets.

(4) Design Guidelines

(A) Along the J Street Corridor

Ch. Art. Div. 15 6 3 62

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(i) Built-to Lines: With the exception of where plazas are planned, a street wall should be built within 5 feet of the public right-of-way along 100 percent of the building frontage.

(ii) Street Wall Façade: The street wall façade should
be architecturally modulated to create visual interest
and diversity, and to reinforce the pedestrian scale
and character of the street.

(iii) The height of buildings along the street wall should
create a building base and complement the height of
older buildings in the corridor. Generally, street
wall height should not exceed five stories or 60 feet
in keeping with the character of existing nineteenth
and early twentieth century commercial and
warehouse structures.

Tower elements of the street wall which do not
exceed 50 feet in width may exceed 60 feet in
height so long as architectural fenestration,
detailing and exterior materials create a podium
appearance compatible with adjacent structures and
visually break-up the appearance of the street wall.
Any development with its highest occupiable floor
level above 75 feet, which is greater than 50 feet
wide, shall be stepped back by at least 50 feet.

(iv) Building mass and scale should complement the
incremental parcelization of the street, introducing
changes in building plane, fenestration rhythm,
materials, or other elements at intervals of
approximately 50 to 100 feet.

(v) The design of building façades should provide a
well-composed treatment of recessed and large
punctured openings within a solid wall. Large
expanses of curtain wall are discouraged in this
area.

(vi) Vertical and horizontal articulation of the facade
utilizing cornices, belt courses and banding, plane
changes, variation in window openings, and other
architectural elements are encouraged.

Ch. Art. Div.
15 6 3 63

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(vii) Building facades should be visually terminated
through the use of cornices, parapets, hip and
stepped terraces, and other forms of multi-faceted
tops.

(viii) Facades should introduce special treatments at major
entrances, building corners, street corners, and
street-end view termini.

(ix) Use of building materials that extend and
complement the character of existing nineteenth and
twentieth century commercial and warehouse
structures (e.g., brick, metal, stucco, ornamental
cement, terra cotta, wood, or steel sash) is
encouraged.

(x) Large well-composed punctured window openings,
in the spirit of existing commercial and warehouse
structures should be provided on the building
façades to extend the character and scale of these
nineteenth and early twentieth century buildings. To
further these objectives, buildings along this
corridor should introduce high floor-to-floor
dimensions (e.g., greater than 12 feet on upper
floors and greater than 15 feet on the ground floor).

(xi) Vehicular Access: Curb cuts are strongly
discouraged along J Street. The number and size of
curb cuts for all development should be minimized.

(B) Within the Sixth/Seventh Avenue Transition Zone:

(i) Built-to Lines: With the exception of where plazas
are planned, a street wall should be built within
5 feet of the public right-of-way along 100 percent
of the building frontage.

(ii) Street Wall Façade: The street wall façade should
be architecturally modulated to create visual interest
and diversity, and to reinforce the pedestrian scale
and character of the street.

Ch. Art. Div. 15 6 3 64

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(iii) Buildings should be built to a maximum height of
six floors or 80 feet to complement and transition
the scale of the ballpark to the Gaslamp District.
Development above this height should be stepped
back by 10 feet, or introduce a clear material
delineation that achieves the same visual effect.

(C) Street Level Treatment and Pedestrian Entrances. All
developments should provide active commercial uses along
a majority of each street frontage in order to provide an
active pedestrian-oriented experience. These active
commercial uses should include clear, or lightly tinted,
glass storefronts and windows and pedestrian entrances.
Extended areas of solid walls should be minimized and
mitigated through architectural articulation.

(D) Parking Garages. Parking garages should comply with the
Centre City Planned District requirements for street level
uses. The garages should be set back behind multi-story
residential or commercial uses where appropriate and
feasible to buffer the garages from facing residential or
commercial uses. The façade treatment of freestanding
parking garages should create an integrated and
complementary architectural expression with adjacent or
attached buildings along a public right-of-way, such that
parked cars are predominantly screened from public view;
sloped floors are not expressed; and a visually composed
façade of openings, plane changes, belt courses, cornice
treatments, and other architectural devices are developed.

(l) Mid-Block Walkways, Courts and Walls

Where site constraints, such as public utility easements or documented
earthquake faults, prohibit the construction of building area on a portion of
a site, development should incorporate semi-public, through-block
walkways, courts, or urban open space to support ground-floor
commercial activities or provide alternate circulation paths. These areas
shall be designed to ensure public safety and promote maximum visibility
and surveillance from adjacent uses and shall be maintained by the record
owner(s).
(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.)
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

Ch. Art. Div.
15 6 3 65

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and O-20368 N. S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies them as Local Coastal Program Amendments. Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

(a) General Standards

The following performance standards apply to all land use
classifications including the use of existing structures, expansion of
previously conforming land uses and proposed land uses.

(1) No use, activity, or process shall produce continuous noise,
vibrations, or noxious odors that are perceptible without
instruments by the average person at the property lines of a site or
above the site.

(2) No use, activity, or process shall produce continual loading or
unloading of heavy trucks at the site, exclusive of permitted
industrial uses.

(3) All outdoor lighting shall be shielded or directed away so that
direct light or glare does not adversely impact adjacent land uses
or the public right-of-way.

Ch. Art. Div. 15 6 3 66

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(4) All storage and mechanical equipment shall be enclosed in a
structure and completely screened from view.

(5) No use shall be operated in a manner that produces off-site
impacts such as noise, litter, or disruptive conduct from its tenants
or patrons.

(b) Building Reflectance

In order to maximize daylight on streets and open spaces and reduce
heat-island build up, materials with high light reflectance shall be
used, without producing glare. Above a height of 75 feet, exterior
building finishes shall be predominantly lighter colors and materials.

(c) Wind Acceleration

Wind acceleration studies may be required as part of the development
review process to evaluate potential adverse impacts of wind acceleration
onto public rights-of-way, urban open space areas, and other public
spaces. Vertical wall surfaces 100 feet and taller shall employ changes in
the horizontal canopy or volumetric step to break wind shear before
reaching the ground level.

(d) Ballpark Mixed-Use District

The following standards apply to all development in this district:

(1) Light, Glare and Shadow Impacts. All development proposals exceeding 75 feet in height shall include a light, glare and shadow study evaluating adverse impacts from development on the ballpark operations. No development will be allowed to produce light, glare, or shadows that will interfere with any sports activity occurring within the ballpark or enjoyment of such activities by members of the public observing from the viewing stands.

(2) Noise Impacts. All development proposals shall include an
acoustical analysis specifying construction standards necessary to
meet the noise abatement and control requirements of San Diego
Municipal Code Chapter 5, Article 9.5. The analysis also shall
include anticipated or actual noise impacts from PETCO Park.
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)

Ch. Art. Div.
15 6 3 67

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-19947 N. S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies it as a Local Coastal Program Amendment.]

Standards

(a) Residential Off-Street Parking Space Requirements.

The parking requirements in Table 156-0313-A and Section 156.0313(a)
shall apply to residential uses. Reasonable accommodations to the parking
requirements shall be granted if necessary to afford disabled persons equal
housing opportunities under state or federal law, in accordance with
Section 131.0466. The provision of loading areas for residential uses shall
not be required.

TABLE 156-0313-A
RESIDENTIAL OFF-STREET PARKING SPACE REQUIREMENTS

Ch. Art. Div. 15 6 3 68

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(1) Bicycle Storage. Secured bicycle storage shall be provided at a
ratio of one area reasonably sized to accommodate one bicycle for
every five dwelling units. Bicycle storage areas shall be enclosed
with access restricted to authorized persons. Any common storage
area to serve more than one dwelling unit shall provide racks or
fixtures on which to lock individual bicycles.

(2) Provided Parking. If one or more off-street parking spaces are
provided in a development, then the following requirements apply:

(A) The off-street parking spaces shall consist only of
unbundled parking.

(B) The number of accessible off-street parking spaces shall be
provided in accordance with Title 24 of the California
Code of Regulations (California Building Standards Code).

(C) The number of off-street electric vehicle charging spaces shall be provided in accordance with the California Green Building Standards Code.

(D) One motorcycle parking space shall be provided for every
ten parking spaces.

(3) Maximum Parking. Off-street parking spaces in tandem or within a
mechanical automobile lift are not counted as additional off-street
parking space. A development may exceed the maximum off-street
parking spaces identified in Table 156-0313-A if all of the
following provisions are met:

(A) The development floor area ratio is no less than 80 percent
of the base maximum floor area ratio;

(B) At least 20 percent of the total off-street parking spaces
provided include electric vehicle supply equipment for the
ready installation of charging stations; and

(C) The development provides transportation amenities in
accordance with Land Development Manual Appendix Q
worth at least four points;

(D) All off-street parking spaces that exceed the allowed
maximum shall be within an underground parking garage
on the same premises; and

Ch. Art. Div.
15 6 3 69

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(E) The development shall pay the Active Transportation In
Lieu Fee referenced in Section 143.1103(c).

(b) Non-Residential Off-Street Parking Space and Loading Bay Requirements

(1) There shall be no requirements for the provision of parking or
loading areas for non-residential uses.

(2) If parking is provided, then one motorcycle parking space shall be
provided for every twenty vehicle spaces.

(3) Bicycle parking shall be provided in accordance with Chapter 14,
Article 2, Division 5 of the Land Development Code.

(c) Enclosed Parking

All parking provided within a development shall be enclosed and
architecturally integrated into, or on top of, a structure.

(d) Below-Grade Parking

At least three levels of below-grade parking shall be provided prior to the provision of any above-grade parking, with the following exceptions:

(1) Below-grade parking is not required for parcels 10,000 square feet
in area or less.

(2) For development on sites that contain designated historical
resources, the City Manager may approve an exception to the
below-grade parking requirements upon finding that below-grade
parking is infeasible due to the location or characteristics of the
historical resources.

(3) For development on sites proven to be significantly impacted by
the underground water table, the City Manager may approve an
exception to the below-grade parking requirements upon finding
that it would create exceptional financial hardship to the property
owner or applicant.

(4) Public parking garages and development located within the
Ballpark Mixed-Use District are only required to provide two
levels of below-grade parking prior to the provision of any above-
grade parking.

Ch. Art. Div. 15 6 3 70

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(5) Only two levels of below-grade parking are required for
developments in which all above-grade parking is encapsulated
with habitable area along all street frontages.

(e) Existing Buildings

Buildings may be converted from one land use to another without
providing additional parking spaces.

(f) Structured Parking Facility Standards

All parking must be provided below-grade. Above-grade parking
facilities may only be allowed if all of the following requirements are
met:

(1) All enclosed ground level parking areas shall be separated from the
public sidewalk by habitable residential or non-residential space or
utility rooms. The minimum depth of residential space, measured
from the exterior building wall to the interior wall separating the
habitable space from the parking area, shall be 10 feet.

The minimum depth of commercial space, measured from the
exterior building wall to the interior wall separating the
commercial space from the parking area, shall be 20 feet.

(2) All parking located above the ground level shall meet the following standards:

(A) Development shall include no less than 100 percent of
the Base Maximum Floor Area Ratio;

(B) Development located on a site of 30,000 square feet or
more shall encapsulate at least 50 percent of the
cumulative building façades directly abutting street
frontages with habitable residential or non-residential
uses.

(C) For each street frontage in which at least 50 percent of
the above-grade parking is not encapsulated, one of the
following shall be provided:

(i) An active sidewalk with either a double row of
canopy trees or fragrant planters along the street
frontage;

Ch. Art. Div.
15 6 3 71

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(ii) Living walls on at least 30% of the above-grade
parking along the street frontage; or

(iii) An FAR bonus payment in an amount equal to the
purchase of 0.5 FAR.

(D) Public parking within a development is allowed without
a Conditional Use Permit so long as it makes up less
than 50 percent of the total number of provided parking
spaces.

(E) Roof-top parking is allowed if all parking spaces,
excluding drive aisles, are covered with a rooftop mounted
solar photovoltaic panels or a landscaped trellis structure.

(F) Parking levels located above the ground level shall be
shielded from view by a solid wall or headlight-
obscuring screen a minimum height of 42 inches,
measured from the finished floor of the adjoining
parking space.

(G) Any open areas in the exterior building façade of the
structure shall be designed as an integral component of
the overall architecture of the development.

(H) All above-grade parking facilities directly abutting a public street shall exhibit level floor areas for a minimum distance of 40 feet from the property line to allow for future conversion to habitable uses.

(3) All interior surfaces of a parking structure visible from the exterior
of the garage shall be painted.

(4) All duct work or utility functions serving above-grade parking
facilities shall be screened from view.

(5) All interior lighting fixtures shall be designed so that the light
source is not directly visible from the exterior of the garage.
Lighting for any roof-top parking levels shall either be wall-
mounted or on poles. Any poles shall be a maximum height of 15
feet, located at least 40 feet from any property line, and designed
so that the light source is shielded from view from any property
line. Lighting levels shall meet the requirements of the
Illuminating Engineers Society’s Manual, as amended.

Ch. Art. Div. 15 6 3 72

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(6) All parking structures open to the sky shall be engineered and
circulation designed to accommodate vertical expansion of three
additional parking levels or the maximum amount permitted under
the FAR limits applicable to the site, whichever is less.

(7) Every vehicular access point to public structured parking shall
have at least one 4 by 4 foot, internally illuminated, cabinet sign,
clearly visible to pedestrians and motorists with a parking symbol
consisting of a white letter “P” on a green background. Additional
space may be added to the sign to indicate whether the lot is full or
to provide information on prices, ownership, management, hours
of operation, and whether it is private or public parking. The 4 by
4 foot area shall not be reduced or encroached upon by this
additional information. The 4 by 4 foot area shall not be included
in calculations regarding other signs for the structure.

(g) Surface Parking Lot Standards

Surface parking lots are interim land uses and shall be designed according
to the following standards:

(1) Temporary surface parking lots may be permitted with approval of a Conditional Use Permit in accordance with Process Three for a maximum period of two years subject to the following standards:

(A) Along all public street frontages, a minimum 36-inch high
black or green vinyl-coated chain link fence is required.
The fence shall provide pedestrian gaps at intervals of no
more than 100 feet.

(B) One tree shall be planted for every 12 parking stalls. All
trees shall be planted in at least 36-inch containers. Along
all public street frontages a double-row of canopy trees
shall be provided at intervals of 10 feet.

(C) Parking lots shall be improved with appropriate paving,
striping, and security lighting to City standards.

(D) A Conditional Use Permit for a temporary surface parking
lot may not be renewed.

Ch. Art. Div.
15 6 3 73

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(E) For parking lots of 30,000 square-feet or more, at least 30
percent of the public street frontage shall include
placemaking or outdoor activities with a minimum depth of
10 feet.

(2) Every vehicular access point to a public parking lot shall have at
least one 4 by 4 foot, internally illuminated, cabinet sign, clearly
visible to pedestrians and motorists with a parking symbol
consisting of a white letter “P” on a green background.

(h) Parking Space Standards

All parking spaces required by this Division shall meet City standards in
accordance with Section 142.0560 of the Land Development Code.

(i) Vehicular Access

(1) All driveways shall be perpendicular to the public sidewalk.

(2) The maximum linear feet of curb cut for vehicular access shall be calculated at a ratio of 1 linear foot per 500 square feet of site area. Parcels containing 10,000 square feet and less may double this ratio (2 linear feet of curb cut per 500 feet of site area). Curb cuts that serve up to ten parking spaces shall be between 12 and 20 feet wide. Curb cuts that serve over ten parking spaces shall be between 20 and 30 feet wide.

(3) All vehicular access curb cuts shall be located at least 65 feet from
the curb line of the closest intersection. Curb cuts on the same
parcel must be separated by at least 80 feet, with the exception of a
curb cut to provide access to an off-street loading bay, which may
be closer than 80 feet if the widths of both curb cuts are minimized
to the extent possible. Curb cuts shall be located to minimize
conflicts and maximize on-street parking. On parcels of 5,000
square feet or less, the dimensions listed above shall be reduced in
half.

(4) No curb cuts are permitted on the streets designated on Figure E
unless driveway access is not feasible on adjacent streets due to lot
size, lot configuration, or other significant factors.

Ch. Art. Div. 15 6 3 74

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(j) Driveway Slopes and Security Gates

Driveway slopes shall meet the requirements of Section 142.0560(j)(9) of
the Land Development Code. There shall be a transition behind the public
right-of-way not to exceed a gradient of 5 percent for a distance of 10 feet.
Security gates for parking garages shall be located a minimum distance of
10 feet from the front property line, and the door swing of any security
gate shall not encroach into the 10-foot required minimum distance from
the front property line. Security gates shall be constructed of an upgraded
screening material that is at least 80% non-transparent.

(k) Transportation Demand Management (TDM)
To reduce single-occupant vehicle trips into the Centre City Planned
District, applicants for proposed commercial and hotel development
containing over 50,000 square feet of gross floor area shall achieve a
minimum of 25 points by implementing TDM measures contained in
Table 156-0313-D.

Ch. Art. Div.
15 6 3 75

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

TABLE 156 -0313 -D:TRANSPORTATIONDEMANDMANAGEMENT(TDM)

(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.) (Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.) (Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.) (Amended 5-16-2013 by O-20257 N.S.; effective 6-12-2013.) (Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

Ch. Art. Div. 15 6 3 76

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and O-20368 N. S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies them as Local Coastal Program Amendments. Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 3-25-2019 by O-21057 N.S.; effective 4-24-2019.)
(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.)
(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)
(Amended 12-17-2021 by O-21401 N.S.; effective 1-16-2022.)

[Editors Note: Amendments as adopted by O-21401 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-21401-SO.pdf ]

(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)
(Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

Ch. Art. Div.
15 6 3 77

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(a) Sign Regulations

(1) Application

Initial application for a sign permit shall be made to the City
Manager in accordance with the requirements of Chapter 12,
Article 9, Division 8 and Chapter 14, Article 2, Division 12 of this
Code.

(2) Provisions

In addition to the requirements of the Land Development Code
Chapter 12, Article 9, Division 8 and Chapter 14, Article 2,
Division 12, the following provisions apply:

(A) Signs, inflatable displays, or banners shall not be placed on
the roof of any structure.

(B) Signs (or any part of a sign) shall not be located more than
65 feet above the sidewalk, measured from the street
property line closest to the sign.

(C) Exceptions to the sign regulations for a new sign on a
historical resource may be granted through approval of a
Neighborhood Use Permit in accordance with Chapter 12,
Article 6, Division 2 of the Land Development Code. The
design and size of such a sign shall be consistent with the
Secretary of Interior’s Standards and Guidelines for the
Preservation, Rehabilitation, Restoration, and
Reconstruction of Historic Buildings based on its period of
historical significance, as recommended by the Historical
Resources Board.

Alterations to signs that may impact one or more historical
resources shall be reviewed and approved according to the
regulations for historical resources contained in Chapters
11 through 14 of the Land Development Code and may
require a Neighborhood Development Permit or Site
Development Permit in addition to a Neighborhood Use
Permit.

Ch. Art. Div. 15 6 3 78

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(D) Within the Centre City Planned District, the provision for
Sign Category A of Chapter 14, Article 2, Division 12 shall
apply, except in the Coastal Overlay Zone where Sign
Category C shall apply.

(3) Logos

Logos may not be used on the upper tower of a building where more than 50 percent of the building is for residential use. Logos may be used on the upper tower of a non-residential building if the following criteria are met:

(A) The logo must be designed as an integral part of the
exterior of the building.

(B) Logos may not be located on any two adjacent building
façades.

(C) The maximum area of the logo is based on building height
as described in Table 156-0314-A.

(D) Logos without any lettering are not subject to maximum
height, only maximum square footage.

(E) The maximum height of lettering is based on building
height as described in Table 156-0314-A.

TABLE 156 -0314 -A:LOGOS ANDLETTERING

Ch. Art. Div. 15 6 3 79

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(4) Ballpark Mixed-Use District Signs

All development proposals within the area bounded by J Street,
Seventh Avenue, Tenth Avenue, Park Boulevard, and Harbor
Drive (including PETCO Park, Outfield Park, and mixed-use
developments directly adjacent thereto) shall include a
comprehensive sign plan. All comprehensive sign plans for
PETCO Park, Outfield Park, and mixed-use developments directly
adjacent thereto shall be processed in accordance with Process
Four.

All other signs within the Ballpark Mixed-Use District shall
comply with the sign regulations in Chapter 14, Article 2,
Division 12 of this Code. Signs that do not comply with all the
sign regulation requirements may be approved with a
comprehensive sign plan in accordance with Process Two. All
comprehensive sign plans shall be consistent with the following
objectives:

(A) All signs shall be sized to be complementary to, and in
scale with, the buildings on which they are placed. The
design of the signs should reflect and complement the use
of the building to the extent possible;

(B) All signs shall be designed to be visible mainly from the immediate neighborhood, with an exception for high-rise building identification signs;

(C) Signs shall be designed and placed to be compatible with
the theme, visual quality, and overall character of the
Ballpark Mixed-Use District and the image of San Diego;
and

(D) Signs shall also be appropriately related in size, shape,
materials, letters, colors, illumination, and character of the
buildings on which they will be displayed, and be
compatible with existing adjacent activities so as to not
create a visual distraction to PETCO Park patrons or other
uses.
(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.)
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

Ch. Art. Div. 15 6 3 80

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and O-20368 N. S. will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies them as Local Coastal Program Amendments. Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.)

(a) On-Site Alcohol Beverage Sales

The sale of alcoholic beverages for on-site consumption is permitted by
right at bona-fide eating establishments. Non bona-fide eating
establishments, bars, assembly and entertainment uses, outdoor activities,
and other similar commercial establishments of 5,000 square feet or
greater, that provide alcoholic beverages for on-site consumption, shall
obtain a Neighborhood Use Permit in accordance with Process Two.

(b) Off-Site Alcohol Beverage Sales

The sale of alcoholic beverages for off-site consumption shall be subject
to the following regulations and permits, in addition to applicable state
and local regulations:

(1) Establishments offering alcoholic beverages for off-site
consumption shall be required to obtain a Conditional Use Permit
in accordance with Process Three, and shall be subject to the
following regulations, except as provided in Sections
156.0315(b)(2), (3) and (4) below:

(A) No wine or distilled spirits shall be sold in containers of
less than 750 milliliters.

Ch. Art. Div.
15 6 3 81

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(B) No malt beverage products shall be sold in quantities of
less than a six-pack of 12-ounce bottles or other containers
totaling a minimum of 64 ounces.

(C) No alcoholic beverages shall be sold except between the
hours of 10:00 a.m. and 10:00 p.m.

(D) After conducting a public hearing, the Hearing Officer may
approve exceptions to 156.0315(b)(1)(C) upon making the
following findings:

(i) The request for an exception was provided in the
public notice for the hearing; and

(ii) The proposed use and operations are compatible
with existing and planned surrounding land uses.

(2) Brewpubs offering alcoholic beverages manufactured by the
business for off-site consumption as an accessory use are
permitted, subject to the following regulations:

(A) A bona-fide eating establishment shall be the primary use on the premises with made-to-order food available during all hours of operation.

(B) An accessory alcohol manufacturing operation must be
operated on the premises.

(C) No malt beverage, wine, or similar products shall be
sold in less than 16.9-ounce quantities. No distilled
spirits shall be sold in less than 750 ml bottles.

(D) Off-site sales under this provision shall be limited to
between the hours of 10:00 a.m. and 10:00 p.m. An
exception to these hours may be approved through a
Conditional Use Permit in accordance with Process Three
upon making the findings in Section 156.0315(b)(1)(D).

(3) Brewpub tasting rooms offering alcoholic beverages manufactured
by the business for off-site consumption as an accessory use shall
be subject to the following regulations:

(A) An alcohol manufacturing operation must be operated on
the premises.

Ch. Art. Div. 15 6 3 82

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(B) No malt beverage, wine, or similar products shall be sold in
less than 16.9-ounce quantities. No distilled spirits shall
be sold in less than 750 ml bottles.

(C) Off-site sales under this provision shall be limited to
between the hours of 10:00 a.m. and 10:00 p.m. An
exception to these hours may be approved through a
Conditional Use Permit in accordance with Process Three
upon making the findings in Section 156.0315(b)(1)(D).

(4) Brewery tasting rooms offering alcoholic beverages manufactured
by the business for off-site consumption shall be subject to the
following regulations:

(A) The gross floor area of the establishment shall not exceed
5,000 square feet;

(B) The establishment shall provide for on-site consumption of
the products manufactured by the business;

(C) No malt beverage shall be sold for off-site consumption in
less than 16.9-ounce quantities; and

(D) Off-site sales under this provision shall be limited to between the hours of 10:00 a.m. and 10:00 p.m. An exception to these hours may be approved through a Conditional Use Permit in accordance with Process Three, upon making the findings in Section 156.0315(b)(1)(D).

(c) Live entertainment

The provision of live entertainment shall comply with Chapter 3,
Article 3, Division 15 of this Code, as applicable, and shall be subject to
the following additional regulations and permits:

(1) Acoustic live entertainment

(A) Bona-fide eating establishments may offer performances by
live acoustic musicians, dancers, or similar performers as
an accessory use up to 11:00 p.m., if the performance is not
audible outside of the establishment.

Ch. Art. Div.
15 6 3 83

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(B) Any other establishment offering performances by live
acoustic musicians, dancers, or similar performers shall
obtain a Neighborhood Use Permit in accordance with
Process Two. The performances shall not be audible
outside the establishment.

(2) Non-acoustic live entertainment

(A) Any establishment offering performances within an
enclosed building by live non-acoustic musicians, disc
jockeys, or patron dancing, shall obtain a Conditional Use
Permit in accordance with Process Three.

(B) If located upon or adjacent to a premises containing
residential land uses, the establishment shall provide a
noise impact analysis to the decision maker for
consideration before approval of the Conditional Use
Permit. The noise impact analysis shall be prepared by a
qualified acoustical engineer and shall evaluate potential
noise and vibration impacts to the surrounding
neighborhood.

(3) Hotels and motels offering live entertainment in an area
completely enclosed within the building and accessed solely
through the lobby area are not subject to Section 156.0315(c)(1) or
(2), if the live entertainment is not audible outside of the building.

(4) Live entertainment located outside of an enclosed building

(A) Establishments offering live entertainment outside of an
enclosed building shall obtain a Conditional Use Permit in
accordance with Process Three. The establishment shall
provide a noise impact analysis to the decision maker for
consideration before approval of the Conditional Use
Permit. The noise impact analysis shall be prepared by a
qualified acoustical engineer and shall evaluate noise and
vibration impacts to the surrounding neighborhood.

(5) Sound and amplification equipment associated with live
entertainment shall conform to the noise abatement and control
regulations of Chapter 5, Article 9.5 of this Code.

Ch. Art. Div. 15 6 3 84

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(d) Outdoor Use Areas

Outdoor Use Areas are subject to the following regulations:

(1) The hours of operation of an Outdoor Use Area shall be limited to
no later than 10:00 p.m. Sunday through Thursday, and no later
than 11:00 p.m. Friday through Saturday.

(2) Smoking and vaping is not permitted with an Outdoor Use Area, at
any time. For the purpose of this section, the terms smoke,
smoking, vape, and vaping have the same meanings as in
Section 43.1001.

(3) Any establishment with an Outdoor Use Area located above the
ground-level and/or that is greater than 2,000 square feet in area
shall obtain a Neighborhood Use Permit in accordance with a
Process Two.

(e) Outdoor activities

Outdoor activities include a variety of community serving uses and events and may include the use of structures and small buildings. Applicants proposing the use of any structures or small buildings shall obtain all necessary permits in accordance with state and local regulations. Outdoor activities are subject to the following additional regulations and permits:

(1) Outdoor activities shall obtain a Neighborhood Use Permit in
accordance with Process Two.

(2) Outdoor activities may offer live entertainment for no more than
six days per calendar year through the approval of one or more
Temporary Use Permits.

(3) Outdoor activities shall be required to obtain a Conditional Use
Permit in accordance with Process Three if live entertainment is
offered more than six days per calendar year.

(f) Alternative Interim Uses within Neighborhood Mixed Use Centers and
along Main Streets and Commercial Streets are permitted upon approval
of a Conditional Use Permit in accordance with Process Three, when the
following findings are made:

Ch. Art. Div.
15 6 3 85

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(1) The applicant has provided a market study or other evidence to
demonstrate that active commercial uses are not currently
economically viable in this location due to the level of
development of the surrounding neighborhood.

(2) The building has been designed to accommodate active
commercial uses in the future.

The initial term for a Conditional Use Permit permitting Alternative
Interim Uses shall not exceed a ten-year period. Extensions may be
approved in accordance with Section 126.0114, but shall not exceed an
additional ten-year period.

(g) Living Units.

Living unit developments are permitted in the zones indicated in
Table 156-0308-A subject to the following regulations:

(1) Each living unit must have at least 150 square feet of net floor area. The average size of all living units may not exceed 350 square feet. When a living unit exceeds 400 square feet in area, existing underlying zone density and parking standards for a one bedroom apartment unit apply.

(2) The maximum occupancy for a living unit is two persons.

(3) Kitchen facilities with at least a kitchen sink, garbage disposal,
counter top, refrigerator, and microwave oven or cook-top is
required in every living unit.

(4) A complete bathroom is not required in every living unit.
However, a private toilet must be provided and be screened from
the remainder of the unit.

(5) Each living unit that is not provided with a private shower or
bathtub must be served by a shared shower or bathtub. Shared
bathing facilities must be provided at a ratio of at least one facility
for every five units, or fraction thereof, which lack private bathing
facilities. Each shared bathing facility must be on the same floor as
the units it is intended to serve, must be directly accessible from a
common area or hallway, and must have an interior lockable door.

Ch. Art. Div. 15 6 3 86

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(6) Each living unit must be pre-wired for phone and cable television
service.

(7) Each living unit development shall include common interior space
at a ratio of 5 square feet per living unit, with a minimum of
200 square feet per development or per individual common interior
space if multiple spaces are provided with a single development.
The indoor space shall be furnished to allow for meetings, indoor
recreation (active or passive), or entertainment.

(8) Each living unit development shall contain one living unit occupied
by a resident manager.

(9) Each living unit development shall contain either:

(A) a front desk with a full view of the entry area, staffed
24 hours a day, seven days a week; or

(B) an operational outdoor entry intercom system connected to
the manager’s unit and each living unit.

(10) Parking shall be provided in accordance with section 156.0313. All required parking for the living unit development shall be available to residents only.

(11) Each living unit occupancy and rent, exclusive of the manager’s
unit or units, shall be restricted to those persons with household
income at or below 80 percent of area median income as published
by the California Department of Housing and Community
Development for San Diego County, as adjusted for a one-person
household. The development owner shall enter into an agreement
with the City of San Diego Housing Commission for the review
and enforcement of such restrictions for a period of at least
55 years.

(12) Relocation Requirements: Living units are subject to the
regulations contained in Chapter 14, Article 3, Division 5 of this
Code for Single Room Occupancy (SRO) hotels. The San Diego
Housing Commission shall be responsible for enforcement of the
tenant notice relocation assistance requirements.

(13) Living unit developments are not required to comply with the
residential development requirements of Section 156.0310(g).

Ch. Art. Div.
15 6 3 87

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(h) Historical Resources

All development proposals that may result in the alteration of an historical
resource, or any site containing a structure over 45 years in age, shall be
reviewed as provided in Chapters 11 through 14 of this Code.

(1) Minor Alterations

Minor alterations (as defined in Section 143.0250) to an historical
resource shall be reviewed in accordance with Chapter 14,
Article 3, Division 2 of this Code.

(2) Substantial Alterations

Substantial alterations (as defined in Section 143.0250) to an
historical resource shall be reviewed in accordance with Chapter
14, Article 3, Divisions 2 and 3 of this Code and all other relevant
provisions of this Code, and shall comply with all historical
resources mitigation measures listed in Appendix A of the
Downtown Community Plan.

(i) Historical Buildings Occupied by Uses Not Otherwise Allowed

Historical buildings occupied by uses not otherwise allowed may be
permitted with a Conditional Use Permit in accordance with Process Three
subject to the following regulations:

(1) The building must be designated as a historical resource by the
City of San Diego Historical Resources Board before approval of
the Conditional Use Permit.

(2) The use of the historical building shall be compatible with the uses
in the surrounding area or shall be consistent with the purpose for
which the building was originally designed. To minimize
detrimental effects to neighboring properties, any separately
regulated uses in a historical building shall comply with the
regulations in Section 156.0315 (Centre City Planned District
Ordinance Separately Regulated Uses) and Chapter 14, Article 1
(Separately Regulated Use Regulations).

(3) The historical building shall be preserved, restored, rehabilitated,
reconstructed, or maintained in its original historical appearance in
accordance with Chapter 14, Article 3, Division 2.

Ch. Art. Div. 15 6 3 88

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(4) Any facilities that are constructed as part of the new use shall be
designed to be similar in scale and style with the historical use, and
cause no more than a minor alteration to the historical building in
accordance with Historical Resources Regulations unless the
development is approved through a Site Development Permit or
Neighborhood Development Permit in accordance with
Chapters 11 through 14.

(j) Social Services Institutions, Transitional Housing or Homeless Facilities

Applicants for a Conditional Use Permit for a social service institution, transitional housing or a homeless facility may request a modification to the standard development regulations, including separation requirements, found in Chapter 14 of this Code. Any such request may be granted by the decision maker if at least one of the following findings is made:

(1) The proposed institution or facility is relocating from another
location within the Centre City Planned District and the owner or
permittee of the previous location rescinds any existing
Conditional Use Permit or previously conforming use rights
pursuant to Section 126.0110(b).

(2) The institution or facility, due to its unique operations or uses, will
not adversely impact the surrounding neighborhood, and there is a
demonstrated need for the institution or facility that is not being
met by existing services or facilities in the Downtown Community
Plan area.

(k) Reasonable Accommodations

The requirements of this Article may be waived, modified, or excepted if
necessary to afford disabled persons equal housing opportunities in
accordance with Section 131.0466.
(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.)
(Amended 5-6-2010 by O-19947 N.S; effective 6-5-2010.)
(Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.)
(Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

[Editors Note: Amendments as adopted by O-19947 N. S., O-20117 N. S. and
O-20368 N. S. will not apply within the Coastal Overlay Zone until the California
Coastal Commission certifies them as Local Coastal Program Amendments.
Click the link to view the Strikeout Ordinance highlighting changes to prior
language http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

Ch. Art. Div.
15 6 3 89

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 5-5-2015 by O-20481 N.S.; effective 6-4-2015.) (Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.) (Amended 1-8-2020 by O-21161 N.S.; effective 2-9-2020.) (Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.) (Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

Ch. Art. Div. 15 6 3 90

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div.
15 6 3 91

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 92

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div.
15 6 3 93

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 94

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div.
15 6 3 95

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 96

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div.
15 6 3 97

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div. 15 6 3 98

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

Ch. Art. Div.
15 6 3 99

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 9-7-2007 by O-19664 N.S; effective 10-7-2007.) (Amended 12-7-2011 by O-20117 N.S.; effective 1-6-2012.) (Amended 6-26-2012 by O-20176 N.S.; effective 7-26-2012.) (Amended 5-16-2013 by O-20257 N.S.; effective 6-12-2013.) (Amended 2-26-2013 by O-20351 N.S.; effective 5-16-2014.) (Amended 5-15-2014 by O-20368 N.S.; effective 6-14-2014.)

Ch. Art. Div. 15 6 3 100

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

[Editors Note: Amendments as adopted by O-20117 N. S., O-20176 N. S, O- 20351 and O-20368 N.S will not apply within the Coastal Overlay Zone until the California Coastal Commission certifies them as Local Coastal Program Amendments. Click the link to view the Strikeout Ordinance highlighting changes to prior language http://docs.sandiego.gov/municode_strikeout_ord/O-20176-SO.pdf http://docs.sandiego.gov/municode_strikeout_ord/O-20351-SO.pdf ] http://docs.sandiego.gov/municode_strikeout_ord/O-20368-SO.pdf ]

(Amended 3-23-2016 by O-20611 N.S.; effective 12-7-2016.) (Amended 6-21-2019 by O-21084 N.S.; effective 8-8-2019.)

[Editors Note: Amendments as adopted by O-21084 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-21084-SO.pdf ]

(Amended 8-9-2019 by O-21114 N.S.; effective 9-8-2019.) (Amended 8-12-2020 by O-21224 N.S.; effective 11-1-2020.) (Amended 12-9-2020 O-21271 N.S.; effective 1-8-2021.)

[Editors Note: Amendments as adopted by O-21271 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-21271-SO.pdf ]

(Amended 2-1-2021 by O-21288 N.S.; effective 3-3-2021.) (Amended 3-7-2023 by O-21619 N.S.; effective 5-6-2023.)

[Editors Note: Amendments as adopted by O-21619 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-21619-SO.pdf ]

Ch. Art. Div.
15 6 3 101

San Diego Municipal Code Chapter 15: Planned Districts (2-2025)

(Amended 7-22-2024 by O-21837 N.S.; effective 10-5-2024.)

[Editors Note: Amendments as adopted by O-21837 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-21837-SO.pdf ]

(Amended 12-18-2024 by O-21905 N.S.; effective 2-6-2025.)

Ch. Art. Div. 15 6 3 102

San Diego Municipal Code Chapter 15: Planned Districts (10-2024)