Solana Beach — Land Use

Last reviewed: July 3, 2026

Overview

This page summarizes how Solana Beach regulates what uses are allowed where, how unlisted uses are classified, and when discretionary review (conditional use permits, development review) or overlay rules apply. The city's land-use rules are codified in Title 17 (Zoning); the basic Use Regulations Matrix is Table 17.12.020‑A and is the starting point for determining whether a use is allowed, allowed with limits, conditional, or prohibited § 17.12.020 . For a quick view of citywide zoning categories see the Solana Beach Zoning overview.(/us/california/solana-beach/zoning)

NOTE: This page stays strictly about local land‑use (what uses are permitted where, use classifications, overlays and decision rules). Building code (Title 24), permitting forms, or tenant/housing law are out of scope — for building-code requirements see the California Building Standards Code.(/us/california/building-codes)

How to read Solana Beach land‑use rules (short primer)

• The Use Regulations Matrix in § 17.12.020 shows the basic P / PL / C / CC / E designations for each common use and base zone § 17.12.020 .
• If a use is not listed, the Planning Director can make a use determination under the procedure in § 17.12.030 (use not listed → classification) .
• Uses flagged “C” or “CC” require a Conditional Use Permit (CUP); CUP process and findings are in § 17.68.010 .
• Many zones have zone‑specific limitations and accessory‑use rules (see the individual zone chapters cited below).

Links you will see used across this page:

• development standards (setbacks, lot sizes, FAR, heights): /us/california/solana-beach/development-standards
• parking rules: /us/california/solana-beach/parking
• design review / development review permits: /us/california/solana-beach/design-review
• overlay districts (SROZ, coastal, Highway 101, etc.): /us/california/solana-beach/overlay-districts
• ADUs (accessory dwelling units): /us/california/solana-beach/adu
• California Building Standards Code (just as a reference for building-code work): /us/california/building-codes
• Nonconforming Uses rules: /us/california/solana-beach/nonconforming-uses

District-by-district guidance (what the ordinance actually says)

Below are the primary base zones as used in Solana Beach, with the ordinance citation(s) for purpose, typical permitted uses, and the most decision‑relevant dimensional/standard citations. All entries synthesize the code — they are not verbatim quotes.

Residential zones — Estate and density bands (Chapter 17.20)

• Zones: ER‑1, ER‑2, LR, LMR, MR, MHR, HR. Purpose and broad use intent are in § 17.20.010; permitted uses and accessory use rules are in § 17.20.020 and related subsections (specific rules in § 17.20.040) .
• Typical permitted uses: single‑family dwellings and other residential types consistent with the density band; home occupations, ADUs allowed as accessory units (see § 17.20.040(D)), and limited group residential facilities where listed § 17.20.020 .
• Key development standards: lot‑size minimums, setbacks and yards, height/daylight plane rules and accessory structure rules are in the same chapter (see § 17.20.030 and § 17.20.040). Overlay areas such as the Scaled Residential Overlay Zone (SROZ) may supersede these rules § 17.20.010 .
• Where it applies: citywide residential plan‑designated tracts; check the city zoning map (verify with jurisdiction).

Practical note: for ADU proposals follow the local ADU rules in § 17.20.040(D) and also consult state ADU law; local ADU allowances are zone‑based and backed by the accessory use rules in the residential chapter .

General commercial and industrial zones (Chapter 17.24)

• Zones: C, LC (limited commercial), OP (office professional), LI (light industrial), LI variants, ROW and related. The property development rules (lot minimums, frontages, yards) for these zones appear in § 17.24.030 (Table 17.24.030‑A and B) .
• Typical permitted uses: retail, professional offices, service uses as indicated in Table 17.12.020‑A for each zone; some temporary uses allowed in C, LC, OP, LI under Chapter 17.60 § 17.24.030 and related sections .
• Key dimensional standards: minimum lot area (for example (C)/(LC) 6,000 sq ft minimum), minimum frontage and yard minimums are spelled out in Table 17.24.030‑A/B § 17.24.030 .
• Parking and accessory structure rules reference the city parking chapter (off‑street parking requirements) § 17.24.040 (see Chapter 17.52) .

Practical note: commercial parcels abutting residential zones face increased rear/side yard requirements (a 10‑foot minimum where commercial abuts residential, plus story setbacks) — check § 17.24.030‑B for the rear/side yard adjustment .

Special Commercial zone (SC) (Chapter 17.28) — districtized

• Zones/Districts: SC — North Cedros, SC — South Cedros, SC — Stevens Avenue. Purpose and intent are in § 17.28.010; uses are regulated by Table 17.12.020‑A and SC‑specific limits at § 17.28.020 .
• Typical permitted uses: pedestrian‑oriented small specialty retail, offices, light industrial, residential lofts (mixed use encouraged) — uses as shown in the central Use Matrix and any PL/C limitations flagged in the SC section § 17.28.020 .
• Key dimensional standards: maximum FAR 1.00 and maximum building height 35 ft / up to 3 stories (with limited roof plane exceptions via development review) § 17.28.030/040 .
• Special: the Highway 101 Specific Plan may impose superseding standards in certain parts of the SC zone — the SC chapter calls this out explicitly § 17.28.010 .

Practical note: live/work units are allowed in C and SC only with a CUP (see live/work rules) § 17.60.180 .

Public Institutional (PI) (Chapter 17.32)

• Purpose: intended for civic, public safety, utility and institutional uses such as schools, fire stations, churches, reservoirs and public parking, and typically requires CUP review to assure neighborhood compatibility § 17.32.010 .
• Uses: principal and conditional uses are indicated in Table 17.12.020‑A; accessory commercial/restaurant uses may be allowed but limited by gross floor area caps (e.g., restaurants accessory up to 25% of gross floor area) § 17.32.020 .
• Development standards: off‑street parking, landscaping, and other development requirements are called out in the PI chapter and rely on Chapters 17.52 and 17.56 for details § 17.32.030–040 .

Shoreline / Coastal Bluff Protection overlay (Chapter 17.62)

• The shoreline/coastal bluff protection chapter establishes permit requirements and stricter evaluation criteria where bluff protection could affect public tidelands or lateral access. The policy and permit rules are in § 17.62.010 and following sections; this overlay can effectively restrict where and how development occurs near the bluff edge § 17.62.010 .

Use classifications, accessory uses and special categories (Chapter 17.12, 17.60)

• The Use Regulations Matrix (Table 17.12.020‑A) lists common uses and whether they are P / PL / C / CC / E in each zone; it also defines many use categories (retail types, processing, storage, etc.) § 17.12.020 and the use classification definitions are in § 17.12.010 .
• Accessory uses and their limits are repeated in each zone chapter (e.g., accessory dwelling units, home occupations, greenhouses, pools). For residential ADU specifics see § 17.20.040(D); for accessory signs see the signage chapter (Chapter 17.64) .

Quick reference table — decision‑relevant excerpts

Checklist (what an applicant must satisfy before applying)

• Confirm the parcel’s base zone on the city zoning map (verify with the jurisdiction).
• Consult Table 17.12.020‑A to see whether the proposed use is P / PL / C / CC / E in that base zone § 17.12.020 .
• If the use is not listed, request a Use Determination under § 17.12.030 .
• If the use is C or CC, prepare a CUP application and supporting materials per § 17.68.010 (include neighborhood/operational mitigation measures) .
• Confirm applicable development standards (setbacks, lot area, height, FAR) in the zone chapter and Table 17.24.030‑A/B as applicable § 17.24.030 .
• Prepare a parking plan demonstrating conformance with Chapter 17.52 (off‑street parking) and local requirements in the zone chapter § 17.24.040 .
• Check overlays (coastal/bluff, SROZ, Highway 101 SP) for superseding standards; some overlays add required findings or prohibit certain developments § 17.62.010 and SROZ references § 17.20.010 .
• If proposing or modifying an ADU, follow local ADU rules in § 17.20.040(D) and applicable state ADU law — ADUs are an accessory use in residential zones .
• For projects requiring discretionary design scrutiny, prepare materials for design review / development review as required by § 17.68.040 .
• Verify whether the proposed use is nonconforming or an expansion of a nonconforming use; expansions/restorations can require CUP and special findings § 17.16.120 .
• Coordinate early with Community Development staff where the Highway 101 Specific Plan or Coastal LCP elements might apply (these can supersede zone rules) § 17.28.010 .

Risks & Ambiguities

If anything above is parcel‑specific (setbacks subject to lot orientation, existing easements, or specific plan lines), verify with the jurisdiction.

Plain‑English Summary

Solana Beach uses a table (Table 17.12.020‑A) to tell you whether a use is allowed by right, allowed with limits, allowed only with a conditional use permit, or prohibited in each zone § 17.12.020; many zones then add zone‑specific limits (setbacks, FAR, heights) in their chapter (for example § 17.20.010 for residential and § 17.24.030 for commercial). If your exact use is not listed, the Planning Director can classify it, but expect discretionary review (CUP) where the code flags “C/CC” § 17.12.030; § 17.68.010 .

Source References

• Use Regulations Matrix, Table 17.12.020‑A — § 17.12.020
• Use Determination procedures — § 17.12.030
• Residential Zones (ER‑1, ER‑2, LR, LMR, MR, MHR, HR) — § 17.20.010–020
• ADU/accessory unit references in residential chapter — § 17.20.040(D)
• Commercial/Industrial property development standards (lot sizes, yards) — § 17.24.030 (Table 17.24.030‑A/B)
• Special Commercial zone (SC) intent and limits — § 17.28.010–040
• Public Institutional zone (PI) uses and limits — § 17.32.010–020
• Conditional Use Permits — § 17.68.010
• Nonconforming uses expansion by CUP — § 17.16.120
• Shoreline and Coastal Bluff Protection — § 17.62.010
• Live/work and recycling facility special rules — § 17.60.180; § 17.60.150
• Off‑street parking references (see Chapter 17.52) and parking cross‑reference in zone chapters — § 17.24.040; § 17.20.070

For a quick city landing page overview of zoning and planning topics see Solana Beach zoning & planning overview.(/us/california/solana-beach)

Retrieved passages

• Solana Beach Zoning Code High relevance show source text
• Solana Beach Zoning Code (§ 2) High relevance show source text
• Solana Beach Zoning Code (section are) High relevance show source text
• Solana Beach Zoning Code (Chapter 17.32) High relevance show source text
• Solana Beach Zoning Code High relevance show source text
• Solana Beach Zoning Code (Chapter 17.64) High relevance show source text
• Solana Beach Zoning Code (§ 3) High relevance show source text
• Solana Beach Zoning Code High relevance show source text

Cited sections

• Use Regulations Matrix, Table 17.12.020‑A — **§ 17.12.020** (§ 17.12.020)
• Use Determination procedures — **§ 17.12.030** (§ 17.12.030)
• Residential Zones (ER‑1, ER‑2, LR, LMR, MR, MHR, HR) — **§ 17.20.010–020** (§ 17.20.010)
• ADU/accessory unit references in residential chapter — **§ 17.20.040(D)** (§ 17.20.040)
• Commercial/Industrial property development standards (lot sizes, yards) — **§ 17.24.030** (Table 17.24.030‑A/B) (§ 17.24.030)
• Special Commercial zone (SC) intent and limits — **§ 17.28.010–040** (§ 17.28.010)
• Public Institutional zone (PI) uses and limits — **§ 17.32.010–020** (§ 17.32.010)
• Conditional Use Permits — **§ 17.68.010** (§ 17.68.010)
• Nonconforming uses expansion by CUP — **§ 17.16.120** (§ 17.16.120)
• Shoreline and Coastal Bluff Protection — **§ 17.62.010** (§ 17.62.010)
• Live/work and recycling facility special rules — **§ 17.60.180; § 17.60.150** (§ 17.60.180)
• Off‑street parking references (see Chapter 17.52) and parking cross‑reference in zone chapters — **§ 17.24.040; § 17.20.070** (Chapter 17.52)
• SolanaBeach_ZoningCode.md