San Diego — Zoning

Last reviewed: July 2, 2026

Overview

San Diego's zoning rules are codified in the Land Development Code (Municipal Code Chapters 12–14), with the base zoning rules collected in Chapter 13 (Zones), commonly referred to as the city's zoning ordinance (Title 13 in the uploaded file). The rules establish base zones (residential, commercial, industrial, open space, mixed‑use, etc.), define how the Official Zoning Maps work, and layer supplemental controls through overlay districts and community plan implementation overlays. See the code on how base zones map to density, setbacks, lot dimensions, FAR, and permitted uses.

Note: For background land-use context see the San Diego zoning & planning overview and the city's San Diego Land Use pages.

How San Diego organizes zoning (key rules and maps)

• Official Zoning Maps: Base zones and overlay designations are shown on the Official Zoning Maps; the maps adopted in an ordinance are authoritative for zone boundaries. Rules for resolving ambiguous boundaries (lot line, street centerline, map scale, clerical errors) are in § 131.0103.

• Base zones (Article 1, Chapter 13): The code groups zones into divisions: Residential (RS, RX, RT, RM families), Commercial (CN, CO, CC, CV, etc.), Industrial (IP, IL, IH, IS, IBT), Open Space (OP, OC, OR, OF), Mixed‑Use and specialty zones. Each family contains subzones (e.g., RM‑1‑1, RM‑3‑7, CC‑4‑5) with specific density or intensity tables. The base‑zone purpose statements and use tables are in Division 1 of Chapter 13; see § 131.0101 and the residential, commercial, and industrial divisions for the details.

• Overlay zones: Overlay zones (Coastal Overlay Zone, Transit Area Overlay, Community Plan Implementation Overlay Zone, Airport Land Use Compatibility Overlay Zone, etc.) are identified on the Official Zoning Map after the base zone designation and modify base‑zone rules where applied (see § 132.0101 – § 132.0104). The Community Plan Implementation Overlay Zone (CPIOZ) is used to apply site‑specific rules adopted with community plans.

• Rezoning / zoning procedure: How to apply for zoning or rezoning, who can initiate it, and decision processes (Process Five for rezones) are in § 123.0101 – § 123.0108.

For related procedural items like design review, parking, and development standards see the linked practical pages: San Diego Development Standards, San Diego Parking, and San Diego Design Review. If your work must comply with construction codes, consult the California Building Standards Code.

District-by-district breakdown (major zone families)

Note: The code uses many sub-designators (e.g., RM‑2‑5, CC‑3‑7). Below each family I list the purpose, typical permitted uses or use rules, key dimensional or intensity standards, and where the family is applied. For every rule below I cite the controlling § in the Municipal Code that appears in the retrieved ordinance files.

Residential zones — RS (Single‑dwelling)

• Purpose: RS zones regulate single‑dwelling development and preserve low‑density residential neighborhood character. See § 131.0443 and related RS tables for setbacks and lot requirements.
• Typical permitted uses: single dwelling units, accessory uses consistent with Chapter 13 use tables (see residential use regs).
• Key standards: front/side/rear setbacks, angled building envelope rules, and maximum structure heights are applied by table (see Tables 131‑04D/E and setback rules in § 131.0443). Example rules about angled building envelopes and height measurement are in § 131.0444 and related diagrams.
• Where applied: primarily in lower‑density neighborhoods; check the Official Zoning Maps for parcel‑specific application. Official map rules: § 131.0103.

Residential zones — RX (Small‑lot single dwelling)

• Purpose: RX provides for attached and detached single dwellings on smaller lots than RS, to achieve higher single‑family densities. See § 131.0405.
• Typical uses: single dwelling units (attached/detached), accessory structures per the base zone rules.
• Key standards: minimum lot sizes differentiate RX subzones (RX‑1‑1 = 4,000 sf; RX‑1‑2 = 3,000 sf) and maximum heights and FAR are shown in the RX development tables (see § 131.0442 and tables).
• Where: used in infill areas where single‑family form but smaller lots are acceptable. Verify parcel zoning on the Official Zoning Map.

Residential zones — RT (Townhouse)

• Purpose: RT allows attached single‑dwelling townhouse forms on small lots, intended where alley access exists and where transition to higher densities is appropriate. See § 131.0405.
• Typical uses: attached single dwellings (townhouses); accessory uses per code.
• Key standards: minimum lot sizes by RT subzone (e.g., RT‑1‑1 = 3,500 sf down to RT‑1‑5 = 1,600 sf), front/side setback ranges and zero side setback options in certain cases; see Table 131‑04F and § 131.0443.
• Where: used on subdivided blocks with alleys, transit‑adjacent infill, and some redevelopment areas.

Residential zones — RM (Multiple‑unit)

• Purpose: RM zones accommodate multi‑family housing at graduated densities. See § 131.0406.
• Typical uses: multi‑family dwellings, some RM subzones allow limited ground‑floor commercial where listed in the use tables. See the RM Use Regulations and Table 131‑04B.
• Key dimensional/intensity standards (representative):
  • RM‑1‑1 = 1 du / 3,000 sf lot; RM‑1‑2 = 1 / 2,500 sf; RM‑1‑3 = 1 / 2,000 sf.
  • RM‑2‑4 = 1 / 1,750 sf; RM‑2‑5 = 1 / 1,500 sf; RM‑2‑6 = 1 / 1,250 sf.
  • RM‑3‑7 to RM‑3‑9 permit higher density (1/1,000 sf to 1/600 sf).
  • RM‑4‑10 and RM‑4‑11 are urban high‑density (1/400 sf and 1/200 sf respectively). These densities and the RM open/commonly required open space rules are in § 131.0406 and § 131.0455–§ 131.0456.
• Other rules: private exterior open space minimums (60 sf typical for many subzones; see § 131.0455) and common open space for more than four units (§ 131.0456). Angled building envelopes, setback rules and allowed encroachments are in the RM development regs.
• Where: RM applies along corridors, near transit, and in parts of the city planned for multi‑family growth. Always verify subzone (RM‑X‑Y) for parcel‑specific limits via the Official Zoning Map and Table 131‑04G/I.

Commercial zones — CN, CO, CC, CV (neighborhood to regional commercial / mixed‑use)

• Purpose: Commercial zone subfamilies accommodate different commercial forms (neighborhood centers, community commercial, visitor‑serving/coastal, and commercial corridors) and allow mixed‑use residential only where the table indicates. See § 131.0515 and § 131.0540.
• Typical uses: retail, eating & drinking establishments, services, offices, and in many commercial subzones, residential (subject to mixed‑use rules and ground‑floor restrictions). See Table 131‑05B and the Use Regulations.
• Key standards / special rules: ground‑floor residential is frequently restricted (prohibited on the front half of lots in many CC/CN subzones; see § 131.0540). Ground‑floor height minimums for commercial ground floors (13 ft) are in § 131.0548. Parking orientation rules that affect larger sites are in the commercial tables and § 131.0556.
• Where: commercial designations vary citywide according to community plans and the Official Zoning Maps; check Table 131‑05B for permitted residential density when applicable.

Industrial zones — IP, IL, IH, IS, IBT

• Purpose: Industrial zones are tiered from parks/tech (IP) through light (IL) to heavy (IH) and small‑scale (IS) and specialized (IBT). See § 131.0601 – § 131.0606 for purposes.
• Typical uses: manufacturing, warehousing, R&D, distribution, business parks. Some non‑industrial support uses are allowed under limitations (see Table 131‑06B and § 131.0623 for additional use regulations such as restaurant size limits, accessory retail limits).
• Key standards: minimum lot sizes, lot width, setbacks and special encroachment options are in Table 131‑06C and § 131.0630 – § 131.0643; IL zones have zero‑rear set‑back options for parts of building envelopes and parking encroachment allowances.
• Where: industrial lands are concentrated in designated industrial areas and “Prime Industrial Land” shown in land‑use plans; use limitations can be applied to protect industrial land.

Open space and other special zones — OP, OC, OR, OF, Planned Districts etc.

• Purpose and regulated development for open space zones are tabulated (see Table 131‑02C and § 131.0231) with limits on lot coverage, minimum lot areas, and FAR in some open space subzones.
• Planned Districts and specific plans can supersede base‑zone standards where a specific plan has been adopted; the specific plan may include tailored development regulations (see Chapter 12, Article 2).

Quick reference table — decision‑relevant standards (representative, not exhaustive)

(Always verify the exact subzone suffix — e.g., RM‑3‑8 vs RM‑2‑5 — because standards change with sub‑designator; see the Official Zoning Map and the specific zone tables cited above.)

Checklist (parcel / application‑level items an applicant must confirm)

• Confirm the parcel's base zone and any overlay zone on the Official Zoning Map (§ 131.0103).
• Confirm permitted uses and whether the proposed use is P / L / N / C in the applicable Use Table (Table 131‑04B, 131‑05B, 131‑06B as appropriate).
• Check maximum density / FAR / lot coverage for the exact subzone (e.g., RM‑2‑5 density or CC‑4‑5 FAR). § 131.0406 and commercial/industrial tables.
• Check setback, height, and building envelope rules (angled plane provisions and encroachment limits) for the subzone (§ 131.0442 – § 131.0461).
• Confirm open space / private exterior space requirements if multi‑family (§ 131.0455–§ 131.0456).
• Determine whether the project lies in any overlay zone (Coastal, Airport, Transit, CPIOZ, etc.) and comply with overlay limits (see Article 2 of Chapter 13, § 132.0101 – § 132.0104).
• Verify whether the proposal triggers special review (Site Development Permit, Neighborhood Development Permit, Process One/Three/Five) per Chapter 12. § 123.0105 describes decision process for zoning/rezoning.
• Review landscape, parking, signage, and design review standards on the applicable pages: San Diego Parking, San Diego Design Review, San Diego Signage, and San Diego Landscaping and Screening.

Risks & Ambiguities

Plain‑English Summary

San Diego's zoning ordinance organizes the city into base zones (residential, commercial, industrial, open space, mixed‑use) that specify what you can build and the basic size/density/placement rules, and then layers overlay districts and community plan rules that modify those basics; always check the Official Zoning Map for the parcel and the exact subzone table in Chapter 13 to know the permitted uses, density, setbacks, and special overlay limitations.

Source References

• Official Zoning Maps and rules for map boundaries — § 131.0103.
• Purpose and organization of base zones — § 131.0101 – § 131.0102 (Chapter 13, Article 1).
• Residential zones (RX, RT, RM, RS) — § 131.0405 – § 131.0460 (includes density and open space rules § 131.0406, § 131.0455, § 131.0456).
• Commercial zones and ground‑floor restrictions — § 131.0515, § 131.0540, § 131.0548.
• Industrial zones (IP / IL / IH / IS / IBT), use tables and development regs — § 131.0601 – § 131.0643, Table 131‑06B/131‑06C.
• Overlay zones and overlay designations — § 132.0101 – § 132.0104, Community Plan Overlay (CPIOZ) § 132.1401 – § 132.1402.
• Zoning and rezoning processes — § 123.0101 – § 123.0108 (Process Five for rezones).
• San Diego Municipal Code (full Land Development Code, Chapter 13: Zones — uploaded extract). San Diego municipal code main site (municipal code search and ordinance PDFs): https://library.municode.com/ca/san_diego/codes/code_of_ordinances (consult for official published text and map exhibits).

Retrieved passages

• San Diego Zoning Code (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (article is) Medium 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 (Chapter 13) Medium 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 (§132.0101) Medium relevance show source text
• San Diego Zoning Code (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (Section 131.0455) Medium 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 (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (§131.0406) High relevance show source text
• San Diego Zoning Code (§131.0455) High relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (§131.0442) High relevance show source text
• San Diego Zoning Code (Chapter 13) High relevance show source text
• San Diego Zoning Code (Section 131.0449) Medium relevance show source text
• San Diego Zoning Code (§131.0604) 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 (Chapter 13) Medium relevance show source text
• San Diego Zoning Code (§131.0642) Medium 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

Cited sections

• Official Zoning Maps and rules for map boundaries — **§ 131.0103**. (§ 131.0103)
• Purpose and organization of base zones — **§ 131.0101 – § 131.0102** (Chapter 13, Article 1). (§ 131.0101)
• Residential zones (RX, RT, RM, RS) — **§ 131.0405 – § 131.0460** (includes density and open space rules **§ 131.0406**, **§ 131.0455**, **§ 131.0456**). (§ 131.0405)
• Commercial zones and ground‑floor restrictions — **§ 131.0515**, **§ 131.0540**, **§ 131.0548**. (§ 131.0515)
• Industrial zones (IP / IL / IH / IS / IBT), use tables and development regs — **§ 131.0601 – § 131.0643**, Table 131‑06B/131‑06C. (§ 131.0601)
• Overlay zones and overlay designations — **§ 132.0101 – § 132.0104**, Community Plan Overlay (CPIOZ) **§ 132.1401 – § 132.1402**. (§ 132.0101)
• Zoning and rezoning processes — **§ 123.0101 – § 123.0108** (Process Five for rezones). (§ 123.0101)
• San Diego Municipal Code (full Land Development Code, Chapter 13: Zones — uploaded extract). San Diego municipal code main site (municipal code search and ordinance PDFs): (consult for official published text and map exhibits). (Chapter 13)
• SanDiego_ZoningCode.md

• Official San Diego code library