Local zoning · San Diego

San Diego — Overlay Districts

Overlay Districts under the San Diego local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

Overlay districts in San Diego are geographically‑targeted supplements to the base zoning rules that modify uses, processing, or development standards for specific areas of the city. The overlay rules are part of the San Diego Municipal Code Chapter 13 and are applied in addition to the base zone; when there is a conflict the overlay or the more specific regulation controls as identified in the code. See the official zoning maps for exact overlay boundaries. §132.0101, §132.0102, §132.0104 .

Before reading the district breakdown, note these cross‑topic resources that overlay rules commonly interact with: parking (/us/california/san-diego/parking), development standards (/us/california/san-diego/development-standards), design review (/us/california/san-diego/design-review), ADUs (/us/california/san-diego/adu), San Diego Zoning (/us/california/san-diego/zoning), and California Building Standards Code (/us/california/building-codes). (Each link is the first natural mention of that topic in this page.)

How to read this section

Each subsection below is one overlay district named in Table 132‑01A of the San Diego zoning code. For each overlay I list: the purpose, typical permitted uses (what the ordinance says or, if the code defers to the base zone, that fact), key dimensional/processing standards where the code provides them, and where it applies (map reference or how locations are identified). All items are grounded to the code citations shown.

Airport Approach Overlay Zone (AAOZ)

Purpose: Provide supplemental regulations for development near flight approach corridors. §132.0101 .
Typical permitted uses: Uses are generally those of the base zone unless specifically modified by the overlay; the code directs application of base zone regs except as modified. §132.0104 .
Key standards / processing: This Division has been repealed in later code updates (see repeal language in the Division text); verify whether AAOZ remains on the Official Zoning Map for a parcel. Repeal language is recorded in the code history for the Airport Approach Division. Not found in retrieved materials: specific height setbacks or numeric limits for AAOZ in the current compilation. Verify with the jurisdiction. .
Where it applies: Official Zoning Map designation AAOZ after the base zone designation. §132.0102 .

Airport Environs Overlay Zone (AEOZ)

Purpose: Address airport environs issues (noise, safety, airspace protection) as a site‑specific overlay. See Division history. §132.0101 .
Typical permitted uses: Base zone uses apply except where the overlay adds limits; see Airport Land Use Compatibility Overlay for more specific airport compatibility rules. §132.0104 .
Key standards / processing: Division text shows this division was repealed in part by later ordinances; for current ALUCOZ rules see the Airport Land Use Compatibility Overlay Zone. Not found in retrieved materials as a standalone current rule; verify with the jurisdiction. .

Coastal Overlay Zone (COZ)

Purpose: Protect and enhance public coastal access and coastal resources. §132.0401 .
Typical permitted uses: The overlay does not create a separate use table but imposes supplemental regulations (often requiring Coastal Development Permits) in addition to the base zone. §132.0402 .
Key standards / processing: Table 132‑04A in the Division lists supplemental regulations and the permit type required for various developments; Coastal Development Permit procedures are in Chapter 12, Article 6, Division 7 (referenced from the overlay division). §132.0402 .
Where it applies: Properties within maps C‑730.1, C‑908, and C‑1028 filed with the City Clerk; areas shown generally on Diagram 132‑04A. §132.0402 .

Coastal Height Limit Overlay Zone (CHLOZ)

Purpose: Limit structure height in specific coastal plan areas (applies in tandem with COZ rules). Evidence of base zone height caps being modified by the CHLOZ shows up in footnotes to Table 131‑07A and related footnotes (e.g., Peninsula rules). §131.0444 .
Typical permitted uses: Base zone uses unless otherwise limited by coastal overlay provisions; see footnotes and community plan-specific language for density/FAR limits within coastal plan areas. §131.0444 .
Key standards / processing: Community‑specific maximum heights and FARs are specified elsewhere in Chapter 13 tables and footnotes (for example, Peninsula Community Plan area references). Not all numeric height limits are printed in the overlay division text excerpts; consult the applicable community plan and Table 131‑07A footnotes for precise numbers. Verify with the jurisdiction. .
Where it applies: Shown on Official Zoning Maps and in community plan footnotes. §132.0102 .

Sensitive Coastal Overlay Zone (SCOZ)

Purpose: Provide supplemental protection for sensitive coastal resources (as part of the coastal overlay program). §132.0401 .
Typical permitted uses: Governed by base zone plus any supplemental restrictions in the SCOZ division; specific prohibitions or permit triggers are organized in Coastal overlay tables. §132.0402 .
Key standards / processing: Coastal Development Permit triggers and required findings are referenced; consult Table 132‑04A for specifics. §132.0402 .
Where it applies: Shown on the coastal maps filed with the City Clerk. §132.0402 .

Mobilehome Park Overlay Zone (MHPOZ)

Purpose: Provide supplemental regulations tailored to mobilehome park sites. §132.0101 .
Typical permitted uses: Base zone uses apply; specific mobilehome park standards (density, spacing, permissible accessory uses) are handled by the overlay or other housing code sections if included. Not found in retrieved materials: numeric mobilehome‑park spacing, density or dimensional standards. Verify with the jurisdiction. .
Key standards / processing: Not located in the retrieved excerpts. Verify with the jurisdiction. .
Where it applies: Designated on the Official Zoning Map (MHPOZ). §132.0102 .

Parking Impact Overlay Zone (PIOZ)

Purpose: Adjust parking requirements for specific areas where standard parking rules are inadequate. §132.0101 .
Typical permitted uses: Does not change uses; modifies the parking regulations that apply to a development in addition to the base zone. §132.0104 .
Key standards / processing: The overlay provides supplemental parking rules — see the overlay division and related parking tables for required spaces or exemptions. For how parking interacts with overlays see the city’s parking guidance. Verify specific numeric reductions or requirements in the overlay text or local parking standards. .
Where it applies: Maps filed and noted on Official Zoning Map. §132.0102 .

Residential Tandem Parking Overlay Zone (RTPOZ)

Purpose: Regulate tandem parking arrangements in residential areas where needed. §132.0101 .
Typical permitted uses: Base residential uses; the overlay modifies parking/dimensional treatment for tandem parking. §132.0104 .
Key standards / processing: Numeric standards for tandem parking were not present in the retrieved excerpts. Verify with the jurisdiction for specific space counts or design standards. .
Where it applies: As shown on the Official Zoning Map. §132.0102 .

Transit Area Overlay Zone (TAOZ)

Purpose: Apply supplemental standards intended to encourage transit‑supportive development near transit stops/stations. §132.0101 .
Typical permitted uses: Generally supports higher‑intensity, mixed‑use, or transit‑oriented uses consistent with community plan direction; base zone uses apply unless modified. §132.0104 .
Key standards / processing: Transit overlays often change parking, pedestrian standards, and permit processes; specific numeric standards (setbacks, FAR) for TAOZ were not included in the retrieved excerpts — verify with the jurisdiction. .
Where it applies: Boundaries shown on the Official Zoning Map (TAOZ). §132.0102 .

Urban Village Overlay Zone (UVOZ)

Purpose: Establish supplemental rules for Urban Village areas, including phasing and public area requirements for mixed‑use villages. §132.1110 .
Typical permitted uses: Mixed‑use and residential development in accordance with community plan and base zone; overlay adds phasing, public plaza, and public component requirements. §132.1110 .
Key standards / processing: Requires development phasing plans, public area reservation and potential conditions on commercial/residential phasing. §132.1110 .
Where it applies: Urban village boundaries are shown on Official Zoning Maps and community plan diagrams (see Division 11 and associated diagrams). §132.0102 .

Mission Trails Design District (MTDD)

Purpose: Provide supplemental development regulations and design criteria for properties adjacent to Mission Trails Regional Park and the San Diego River Park to protect park/urban edges. §132.1201 .
Typical permitted uses: Base zone uses apply; the overlay imposes design standards for new development and some graded work. §132.1201 .
Key standards / processing: Most development (except small repairs or certain RS/RX/RT parcels) must comply with the Mission Trails Design Guidelines in the Land Development Manual and typically requires a Site Development Permit (Process Three). See Table 132‑12A for which activities are exempt and which require a Site Development Permit. §132.1205, Table 132‑12A .
Where it applies: Portions of the Navajo, Tierrasanta, and East Elliott communities shown on Map No. C‑916 and Diagram 132‑12A. §132.1202 .

Clairemont Mesa Height Limit Overlay Zone (CMHLOZ / Clairemont Height Limit)

Purpose: Protect community‑specific height limits in Clairemont (and related named area). The code contains a Clairemont Height Limit overlay and an exceptions procedure. §132.1306 .
Typical permitted uses: Base zone uses apply, subject to the height limitations set by the overlay and any community plan footnotes. §131.0444 .
Key standards / processing: Applicants may request an exception to the Clairemont Height Limit by applying for a Site Development Permit; exceptions are considered by City Council under Process Five and require the findings in Section 126.0505. §132.1306 .
Where it applies: Specific parcels shown on diagrams and Official Zoning Map for the Clairemont height area. §132.0102 .

Community Plan Implementation Overlay Zone (CPIOZ)

Purpose: Provide site‑specific supplemental regulations tailored to properties identified in community plan updates; intended to ensure development consistency with community plan implementation details. §132.1401 .
Typical permitted uses: Uses remain those of the base zone except where the CPIOZ prescribes different use or permit rules; conflicts are resolved in favor of the CPIOZ supplemental regulation. §132.0104, §132.1405 .
Key standards / processing: Table 132‑14A lists community plan areas and map numbers; Diagrams 132‑14A through 132‑14U show general boundaries. Properties within the CPIOZ may be subject to additional permit requirements or design criteria shown in the table/diagrams. §132.1402, Table 132‑14A .
Where it applies: Many community plan areas including Barrio Logan, Kearny Mesa, Pacific Beach, Mission Valley, University, Uptown, and others; see Table 132‑14A and accompanying diagrams. §132.1402, Table 132‑14A .

Airport Land Use Compatibility Overlay Zone (ALUCOZ)

Purpose: Implement Airport Land Use Compatibility Plans to ensure development within airport influence areas is compatible with noise, safety, and airspace protection. §132.1501 .
Typical permitted uses: Uses are constrained where they would breach adopted ALUC thresholds (density/intensity limits); the overlay references Airport Land Use Commission (ALUC) consistency determinations. §132.1501, §132.1550 .
Key standards / processing: Before approval of certain development the applicant must obtain an ALUC consistency determination for development in Clear or Safety Zones or for projects that deviate from density/intensity thresholds (see Tables 132‑15G through 132‑15J for uses identified as limited). If ALUC finds inconsistency, the City Council may overrule only with findings and a two‑thirds vote; an overrule process is defined in §132.1555. Real estate disclosure for residential transactions in the overlay is required. §132.1545, §132.1550, §132.1555 .
Where it applies: Properties within mapped airport influence areas identified in Table 132‑15A and maps filed with the City Clerk. §132.1502 .

Community Enhancement Overlay Zone (CEOZ)

Purpose: Require community enhancements where community plan updates increase allowed density/intensity near high‑frequency transit (pedestrian access, public spaces, multimodal connectivity). §132.1601 .
Typical permitted uses: Supports increased density and transit‑oriented intensification; base uses still apply but the overlay adds enhancement requirements. §132.1601 .
Key standards / processing: Supplemental development regulations are tailored to specific sites; the Division describes required community enhancements and where they apply (see Division 16 for maps and application procedures). §132.1602 (Where it applies) — Not fully excerpted in the retrieved materials; consult the Division text and associated diagrams. Verify with the jurisdiction. .
Where it applies: Applied to sites within community plan areas identified by ordinance and map. §132.1602 Not fully shown in the excerpts. .

Quick Decision‑Relevant Table

Overlay Zone	Primary purpose (short)	Typical permit trigger (examples)	Code Reference
COZ	Protect coastal access/resources	Coastal Development Permit for certain works; Table 132‑04A lists triggers	§132.0401, §132.0402
CPIOZ	Site‑specific community plan implementation	Special design standards, possible Site Development Permit; Table 132‑14A	§132.1401, §132.1402, §132.1405
MTDD	Protect park edge and scenic resources	Site Development Permit (Process Three) for most new structures; design manual compliance	§132.1201, §132.1205, Table 132‑12A
ALUCOZ	Airport land use compatibility	ALUC consistency determination for certain projects; possible overrule process if inconsistent	§132.1501, §132.1550, §132.1555
CEOZ	Community enhancements with increased density	Supplemental enhancement conditions tied to a development permit	§132.1601

Checklist

Confirm whether the parcel has an overlay designation on the Official Zoning Map (overlay shown after base zone). §132.0102 .
Review the overlay division text for that specific overlay to identify permit triggers and supplemental regulations (Tables/Diagrams referenced in each division). §132.0101, §132.0104 .
If in the Coastal Overlay Zone, determine whether Coastal Development Permit procedures apply (Chapter 12 referral per the COZ text). §132.0402 .
If within an Airport Land Use Compatibility Overlay Zone, obtain ALUC consistency determination when required and plan for the overrule process if necessary. §132.1550, §132.1555 .
For CPIOZ parcels, check Table 132‑14A and the diagrams 132‑14A through 132‑14U to know site‑specific requirements. §132.1402, Table 132‑14A .
Where the overlay references design manuals (e.g., Mission Trails), obtain and follow the referenced manual; expect a Site Development Permit where indicated. §132.1205, Table 132‑12A .
Verify whether overlay amendments (ordinances listed in division notes) are effective in coastal zoning areas (Coastal Commission certification caveat appears repeatedly in editor notes). Editor Notes in multiple divisions — verify with the City Clerk. .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay vs base‑zone conflict	The overlay can supersede base zone standards for the same parcel; failure to apply overlay rules causes permit denial	Confirm which standard controls for the specific parcel (see §132.0104 and conflict rule for CPIOZ §132.1405). §132.0104, §132.1405
ALUC inconsistency / overrule	Projects inconsistent with ALUC findings face added process (City Council overrule with findings)	Confirm whether ALUC consistency is required and the implications of an adverse determination §132.1550, §132.1555
Coastal amendment timing	Some ordinance amendments do not apply within the Coastal Overlay until CCC certifies LCP amendment	Check the editor's note on the affected ordinance and confirm Coastal Commission status with City Planning or City Clerk. (Editor Notes repeated in divisional texts.)
Missing numeric standards in excerpts	Excerpts here do not always include numeric setbacks/heights/FARs	Look up the specific overlay Division text, related community plan tables, or Table 131‑07A footnotes for numeric standards. Verify with the jurisdiction.
Map/diagram precision	Diagrams in the code are illustrative; precise map numbers and documents are filed with the City Clerk	Request the precise map (e.g., Map No. C‑916, Map No. C‑1026) from the City Clerk to confirm parcel inclusion. §132.1202, §132.1402

Plain‑English Summary

San Diego overlay zones are extra, area‑specific rules that sit on top of the base zoning for a property — they can change what permits you need, add design rules, or limit height/uses in mapped places like the coast, near airports, transit stops, or community plan sites. Always check the Official Zoning Map to see which overlays apply to your parcel and read the specific overlay division (Coastal, ALUCOZ, CPIOZ, Mission Trails, etc.) for permit triggers and special standards; many overlays simply adopt the base uses but add supplemental rules or permit requirements. §132.0102, §132.0104 .

Source References

San Diego Municipal Code, Chapter 13, Article 2 — General rules for overlay zones: §132.0101, §132.0102, §132.0104 .
Coastal Overlay Zone: §132.0401, §132.0402 (Table 132‑04A) .
Mission Trails Design District, including Table 132‑12A and design manual references: §132.1201, §132.1202, §132.1205, Table 132‑12A .
Community Plan Implementation Overlay Zone (CPIOZ): §132.1401, §132.1402, Table 132‑14A, Diagrams 132‑14A–132‑14U .
Airport Land Use Compatibility Overlay Zone (ALUCOZ): §132.1501, §132.1502, §132.1545, §132.1550, §132.1555 (ALUC process and real estate disclosure) .
Community Enhancement Overlay Zone (CEOZ): §132.1601, §132.1602 (where it applies) .
Clairemont Height Limit exceptions: §132.1306 (Site Development Permit/Process Five exceptions) .
General cross‑references and table footnotes for base‑zone/overlay interactions and numeric footnotes: Table 131‑07A footnotes and related sections §131.0444, §131.0543 (see chapter table footnotes for community exceptions and height/FAR notes) .

(These citations reference the San Diego zoning code extracts provided for this research. For parcel‑specific determinations, consult the Official Zoning Map and the full Division text filed with the City Clerk; where the excerpted text above does not show numeric standards, the code instructs to consult the referenced tables and maps.)

Sources

Retrieved passages

San Diego Zoning Code (§132.0101) High relevance
San Diego Zoning Code (Chapter 13) High relevance
San Diego Zoning Code (Chapter 13) Medium relevance
San Diego Zoning Code (Chapter 13) Medium relevance
San Diego Zoning Code (Section 141.0606) Medium relevance
San Diego Zoning Code (Chapter 13) Medium relevance
San Diego Zoning Code (Section 21670.) Medium relevance
San Diego Zoning Code (Chapter 13) Medium relevance

Cited sections

Official San Diego code library

Frequently asked questions

What does an overlay zone actually change about my property in San Diego?

An overlay zone adds supplemental rules on top of your property's base zone — it may change permit triggers, require extra design standards, or impose specific limits (for example coastal permits or ALUC reviews). The code states that base zone regulations apply except as modified by the overlay; check §132.0104 and the specific overlay division for details. §132.0104

How do I find out if my parcel is inside an overlay?

Overlay designations are shown after the base zone on the Official Zoning Map and listed in Table 132‑01A; the code directs you to the Official Zoning Maps and the diagrams filed with the City Clerk. See §132.0102 and §132.0103. §132.0102, §132.0103

If a CPIOZ rule conflicts with my base zone, which controls?

The Community Plan Implementation Overlay Zone supplemental development regulation controls where there is a conflict with the base zone; the code explicitly gives the CPIOZ supplemental regulation priority in a conflict. §132.1405

Do I need an Airport Land Use Commission (ALUC) review for development in the ALUCOZ?

Potentially yes — the ALUCOZ requires an ALUC consistency determination for development in Clear or Safety Zones or where density/intensity thresholds are exceeded. If ALUC finds inconsistency, a City Council overrule requires specific findings and a two‑thirds vote. See §132.1550 and §132.1555. §132.1550, §132.1555

Does the Coastal Overlay Zone change what I can build?

It can: the Coastal Overlay Zone protects coastal resources and often makes Coastal Development Permits or other conditions mandatory for certain works; see the COZ purpose and Table 132‑04A for which types of development require permits. §132.0401, §132.0402

When does Mission Trails require design review or a Site Development Permit?

Most new structures, alterations, or grading within the Mission Trails Design District are subject to the Mission Trails Design Guidelines and typically require a Site Development Permit (Process Three) except for exempted minor repairs or certain RS/RX/RT parcels more than 235 feet from the FEMA floodway; see Table 132‑12A and §132.1205. §132.1205, Table 132‑12A

Can overlays increase allowed density or FAR?

Yes — some overlays (for example the Community Enhancement Overlay Zone) are explicitly intended to implement higher allowed density/intensity while requiring enhancements. The overlay text will specify how density/FAR changes apply. See §132.1601 for CEOZ and review the specific overlay language for numeric limits. §132.1601

Where are the overlay maps and diagrams located?

Overlay maps and diagram references are filed with the City Clerk as identified in each overlay division (map numbers such as Map No. C‑916, C‑1026, B‑4331 are given in the division text and diagrams). See §132.1202 and §132.1402 for examples. §132.1202, §132.1402

How do overlays affect parking requirements?

Many overlays (e.g., Parking Impact Overlay Zone, Transit Area Overlay Zone) explicitly interact with parking rules and may change parking requirements for a development; confirm applicable parking rules and any overlay parking modifications in the overlay division and local parking standards. See §132.0101 and the Parking table references for overlay applicability. §132.0101

Can I get an exception to a Clairemont height limit?

Yes — the code allows an applicant to request an exception to the Clairemont Height Limit by applying for a Site Development Permit; the permit is considered by the City Council under Process Five and requires the findings in Section 126.0505. §132.1306

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