San Diego — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes how the City of San Diego's Land Development Code (commonly called the local zoning ordinance and organized as Title 13/Chapter 13) regulates what uses are allowed on property across the city: which activities are permitted by right, which are conditionally allowed, and where to find the controlling use tables and development rules. For the City’s base zone names and use tables see San Diego Zoning and for the numeric development rules see San Diego Development Standards. For issues that trigger separate engineering or construction standards, confirm with the California Building Standards Code / Title 24.

How the ordinance is organized (short)

• Allowed/limited/conditional uses are set by zone in Use Regulations Tables (for residential, commercial, industrial, mixed‑use, and open space zones). See the residential table in §131.0422, commercial in §131.0522, industrial in §131.0622, and mixed‑use in §131.0707.
• Symbols in every table use a consistent legend: P = permitted; L = permitted with limitations; N = Neighborhood Use Permit; C = Conditional Use Permit; - = not permitted (see the legend text in the same sections above).
• Where a use is not clearly classified, the City Manager has authority to place it into a category (see §131.0110 referenced in each use‑table section). Not found in retrieved materials: the full text of §131.0110 in the supplied file snippets; verify with the jurisdiction.

Note: this page stays focused on land‑use rules in the zoning code (use permissions, required permits, and the development rules that limit form and intensity). For parking rates, see San Diego Parking. For design review and discretionary process details see San Diego Design Review.

District-by-district breakdown (selected, decision‑relevant districts)

The City’s ordinance splits zones into families (Residential, Commercial, Industrial, Mixed‑Use, Open Space). Below are the most commonly used base zones with the ordinance citations you must check for project decisions.

RS (Residential — Single Unit)

Purpose and where to start: The RS family provides single‑dwelling regulation by lot size and neighborhood context; see §131.0403.

Typical permitted uses

• Single dwelling units and accessory uses (accessory structures, home occupations, accessory dwelling units subject to ADU rules). See Table 131‑04B and accessory rules in Section 131.0125 and the ADU rules referenced elsewhere.

Key dimensional standards (high‑level)

• Minimum lot sizes vary by RS subzone (e.g., RS‑1‑1: 40,000 sf; RS‑1‑7: 5,000 sf) — see §131.0403.
• Lot coverage and FAR limits vary and special rules apply where steep hillsides exist; see §131.0445 and §131.0446 for lot coverage and FAR rules. Example: in many RS zones lot coverage can be affected where >50% of the lot is steep hillside — see §131.0445.

Where it applies

• Typical low‑density neighborhoods and planned communities (see the community plan‑specific maps referenced in the code). See §131.0415 for application history.

RX (Residential — Small Lot)

Purpose: The RX zones support detached or attached single units on smaller lots as an alternative to multifamily; see §131.0404.

Typical permitted uses

• Single dwelling unit (one unit per lot), accessory uses and ADUs where allowed. See Table 131‑04B (residential use table).

Key dimensional standards

• Minimum lot area: examples include RX‑1‑1 = 4,000 sf and RX‑1‑2 = 3,000 sf. Min front setback = 15 ft in RX zones; side, rear setbacks and max height = 30 ft are in Table 131‑04E and related sections (see §131.0443, §131.0444).

Where it applies

• Infill urban blocks where small‑lot single homes are desired; check local community plan and overlay zones for replacements. See §131.0415 and the RX purpose statement.

RT (Residential — Townhouse)

Purpose: RT allows attached single‑family (townhouse) patterns with alley access and smaller lots; see §131.0405.

Typical permitted uses

• Attached single‑dwelling units (townhouses) and accessory structures. See Table 131‑04B.

Key dimensional standards

• RT zones are sized by minimum lot depth/width and typical setbacks are in the RT development table (see Table 131‑04D and associated footnotes in §131.0443). Footnotes and exceptions (for steep lots, alley access, etc.) modify standard setbacks.

Where it applies

• Blocks with alleys and urban townhouse contexts; check Site/NDP triggers in §131.0430.

RM (Residential — Multiple Dwelling)

Purpose: RM zones regulate multifamily at graduated density levels (RM‑1 through RM‑5) and include subzone numeric density designators (e.g., RM‑2‑5). See §131.0404 and density rules in the RM tables.

Typical permitted uses

• Medium and high density multiple dwelling units; limited commercial uses in some RM subzones where allowed (see Table 131‑04B).

Key dimensional standards

• Maximum permitted density is expressed as square feet of lot area per dwelling unit (examples: RM‑1‑1 = 3,000 sf/DU, RM‑2‑4 = 1,750 sf/DU, RM‑4‑10 = 400 sf/DU). See Table 131‑04G and §131.0446 for FAR and Table 131‑04I for lot coverage in RM‑5‑12. Height and building envelope planes are set in Table 131‑04G and explained in §131.0444/§131.0445 (angled building envelope rules).

Where it applies

• Transit corridors, urban centers, and where community plans allow multifamily intensification. Verify density allowed by both zone and applicable community plan. See §131.0540 for how residential in commercial zones must also comply with plan density limits.

Commercial zones (examples: CC, CN, CO, CV)

Purpose: Provide for retail, services, offices, and in many subzones allow residential where specifically listed. See §131.0520 and Table 131‑05B.

Typical permitted uses

• Retail sales, office, eating & drinking, services — permitted status depends on subzone (see Table 131‑05B). Mixed residential/commercial rules (ground‑floor restrictions) are in §131.0540 (ground‑floor residential prohibitions in many CC/CN zones).

Key dimensional/operational notes

• Ground floor commercial requirements and ground‑floor residential prohibitions are enforced in many commercial zones; see §131.0540. Hours and size limits for certain uses may be footnoted in the use tables. For example, eating and drinking abutting residential may have restricted hours (see table footnotes).

Where it applies

• Neighborhood centers, community commercial corridors, and downtown areas — consult the precise commercial zone map assigned to the parcel.

Industrial zones (examples: IP, IL, IH, IS, IBT)

Purpose: Regulate industrial uses by intensity/type. See §131.0622 and Table 131‑06B.

Typical permitted uses

• Light manufacturing, heavy manufacturing (limited by location), warehousing, distribution, specialized marine/industrial uses. Many industrial uses are permitted only outside Prime Industrial Land or the Coastal Overlay. Footnotes in Table 131‑06B list special prohibitions and limitations (see the table and its footnotes).

Key dimensional/operational notes

• Certain hazardous or high‑intensity uses require Conditional Use Permits or are prohibited in specified overlay areas; see table footnotes and Section 131.0623 (Additional Industrial Use Regulations).

Where it applies

• Industrial parks and employment areas; Prime Industrial Land overlays further restrict specific uses (see Table 131‑06B footnotes).

Mixed‑Use zones

Purpose: Mixed‑use zones list allowed residential, retail, office, and service activities via Table 131‑07A and include unique limitations (see §131.0707).

Typical permitted uses

• Combination of residential and commercial uses as shown in Table 131‑07A (symbols P, L, C apply). Limitations often include floor‑area caps for nonresidential uses and front‑facing commercial requirements.

Key dimensional/operational notes

• Many mixed‑use rules require that ground‑floor commercial be provided in certain subzones, and mixed‑use developments must follow the mixed‑use development regulations; see §131.0707. Deviations sometimes require a Neighborhood Development Permit (see §126.0643(p)).

Overlay and special districts (examples)

• Airport Land Use Compatibility Overlay Zone (safety compatibility criteria and allowable intensities are in Chapter 13, Article 2, Division 15; see Table 132‑15I/J and related rules §132.1515 and §132.1535). These overlays may condition or prohibit uses because of aircraft safety; see §132.1515 and the safety tables.
• Other overlays (Coastal Overlay, Community Plan Implementation Overlay, Mission Trails Design District, etc.) add use or design restrictions and sometimes require higher permits. The overlay rules and applicability tables live in Chapter 13, Article 2 (see Table 132‑12A for Mission Trails examples).

For overlay rules and maps see San Diego Overlay Districts.

Key decision‑relevant table (high‑level)

Practical guidance / synthesis

• Always read the Use Regulations Table that corresponds to your base zone (Residential Table 131‑04B, Commercial Table 131‑05B, Industrial Table 131‑06B, Mixed‑Use Table 131‑07A). The symbol legend in each table tells you if the use is permitted, limited, neighborhood permit required, or conditional. See §131.0422, §131.0522, §131.0622, §131.0707.
• If the use is marked L or contains a footnote, read the separately regulated uses in Chapter 14 (these often specify operating limits, hours, or size caps). The mixed‑use and safety/airport tables include additional intensity caps that convert to FAR or people‑per‑acre limits (see the airport safety tables 132‑15I/J).
• Overlay zones frequently change what is allowed (e.g., Airport, Coastal, Community Plan Implementation Overlay). Overlays appear in Chapter 13 Article 2 and have their own applicability and permit triggers — check those before assuming a use is permitted. See §132.1205 for an example of Mission Trails supplemental rules and §132.1515 for airport compatibility rules.
• For most discretionary approvals (Neighborhood Development Permit, Site Development Permit, CUP) the code lists the decision process (Process Three, Four, Five) and required findings. Conditional Use Permit findings are in §126.0305; processes in §126.0304. Approval can be conditioned and runs with the land.

Quick links you will need when reviewing an application:

• first read the City’s base zone and use table in San Diego Zoning, then cross‑check applicable development rules in San Diego Development Standards, confirm parking needs at San Diego Parking, and check whether design review is required at San Diego Design Review. If overlays apply, consult San Diego Overlay Districts. For accessory dwellings check San Diego ADUs and state law in California ADU law. Also confirm construction code compliance with California Building Standards Code. (These are internal links to the City pages you will consult: San Diego Zoning, San Diego Development Standards, San Diego Parking, San Diego Design Review, San Diego Overlay Districts, San Diego ADUs, California Building Standards Code, California ADU law.)

Checklist (what an applicant must satisfy before a use is allowed)

• Identify the parcel’s base zone and consult the correct Use Regulations Table (e.g., Table 131‑04B, 131‑05B, 131‑06B, 131‑07A) and the table legend; cite: §131.0422 / §131.0522 / §131.0622 / §131.0707.
• Confirm whether the proposed activity is P, L, N, C, or - in that table; if C prepare a Conditional Use Permit application per §126.0303‑§126.0306.
• Check overlays mapped to the parcel (Airport, Coastal, Community Plan overlays, etc.) and read the overlay’s supplemental use/permit rules (Chapter 13, Article 2; e.g., airport tables 132‑15I/J).
• Verify dimensional standards (lot area, setbacks, height, lot coverage, FAR) in the appropriate development table: residential Tables 131‑04D/E/G/I/J, RM specifics in Table 131‑04G.
• Confirm parking requirements (see San Diego Parking) and whether a Neighborhood or Site Development Permit is triggered by project features (see Chapter 12 permit triggers and Table 143‑03A references).
• Check separately regulated uses in Chapter 14 for caps/operational limits (e.g., eating/drinking hours, hazardous materials, child care). See cross references in the use tables.
• If a discretionary permit is required, assemble findings and supporting studies called out in the code (noise, traffic, safety compatibility in airport influence area, environmental constraints). See §126.0305 and overlay sections.

Risks & Ambiguities

Plain‑English Summary

San Diego’s zoning code tells you whether a proposed activity is allowed on a parcel by checking the parcel’s base zone and the matching Use Regulations Table (residential, commercial, industrial or mixed‑use). If a use is marked as permitted (P) you must still meet the zone’s development standards (setbacks, height, lot coverage, parking) and any overlay rules; if it’s marked C or L you’ll need a discretionary approval and the decision maker’s findings (e.g., a Conditional Use Permit). See the use tables and the CUP procedures in §126.0301–§126.0306 for next steps.

Source References

• Use Regulations Table for Residential Zones — §131.0422 (Table 131‑04B; legend and use table)
• Purpose and minimum lot sizes for RS/RX/RT/RM — §131.0401, §131.0403, §131.0404, §131.0405 (RS, RX, RT, RM purposes and lot size lists)
• Development regulations for RX/RM zones (Tables 131‑04E, 131‑04G) and related setbacks/height/envelope rules — see Table 131‑04E/131‑04G and §131.0443–§131.0446.
• Lot coverage rules (including RM‑5‑12 table) — §131.0445 and Table 131‑04I.
• Use Regulations Table for Commercial Zones — §131.0522 (Table 131‑05B) and ground‑floor restrictions/maximum permitted residential density in commercial zones — §131.0540.
• Use Regulations Table for Industrial Zones — §131.0622 (Table 131‑06B) and industrial use limits; see footnotes in Table 131‑06B.
• Mixed‑Use use table and regulations — §131.0707 (Table 131‑07A).
• Conditional Use Permit procedures, processes, and findings — §126.0301–§126.0306 (when CUP is required and the findings for approval).
• Airport Land Use Compatibility (safety compatibility tables and previously conforming rules) — §132.1515 / §132.1535 and Tables 132‑15I/J.
• Site/NDP/Special permit triggers — Chapter 12 permit triggers and Table references (e.g., Table 143‑03A referenced in §131.0430 and Chapter 12 divisions).

(If you want direct copies of any of the tables cited above, tell me which table name or § number and I will extract the precise table text and footnotes from the ordinance for you. Verify parcel‑specific application with the City of San Diego because maps and overlays materially affect allowed uses.)

Retrieved passages

• San Diego Zoning Code (Chapter 12) High relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (Section 132.1515) High relevance show source text
• San Diego Zoning Code (§126.0304) Medium relevance show source text
• San Diego Zoning Code (Section 131.0707) Medium relevance show source text
• San Diego Zoning Code (Section 127.0105) Medium relevance show source text
• San Diego Zoning Code (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (Section 131.0110.) High relevance show source text
• San Diego Zoning Code (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (§131.0423) Medium relevance show source text
• San Diego Zoning Code (Chapter 13) Medium relevance show source text

Cited sections

• Use Regulations Table for Residential Zones — **§131.0422** (Table 131‑04B; legend and use table) (§131.0422)
• Purpose and minimum lot sizes for RS/RX/RT/RM — **§131.0401**, **§131.0403**, **§131.0404**, **§131.0405** (RS, RX, RT, RM purposes and lot size lists) (§131.0401)
• Development regulations for RX/RM zones (Tables **131‑04E**, **131‑04G**) and related setbacks/height/envelope rules — see Table **131‑04E/131‑04G** and **§131.0443–§131.0446**. (§131.0443)
• Lot coverage rules (including RM‑5‑12 table) — **§131.0445** and Table **131‑04I**. (§131.0445)
• Use Regulations Table for Commercial Zones — **§131.0522** (Table 131‑05B) and ground‑floor restrictions/maximum permitted residential density in commercial zones — **§131.0540**. (§131.0522)
• Use Regulations Table for Industrial Zones — **§131.0622** (Table 131‑06B) and industrial use limits; see footnotes in Table 131‑06B. (§131.0622)
• Mixed‑Use use table and regulations — **§131.0707** (Table 131‑07A). (§131.0707)
• Conditional Use Permit procedures, processes, and findings — **§126.0301–§126.0306** (when CUP is required and the findings for approval). (§126.0301)
• Airport Land Use Compatibility (safety compatibility tables and previously conforming rules) — **§132.1515 / §132.1535** and Tables **132‑15I/J**. (§132.1515)
• Site/NDP/Special permit triggers — Chapter 12 permit triggers and Table references (e.g., Table **143‑03A** referenced in **§131.0430** and Chapter 12 divisions). (Chapter 12)
• SanDiego_ZoningCode.md

• Official San Diego code library