San Diego Zoning Permitted Uses Guide 2026
What you can and can't build in each San Diego zone
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San Diego's zoning code defines three categories of land use: Permitted (allowed by right), Conditionally Permitted (requires a Conditional Use Permit), and Not Permitted. Understanding these categories prevents costly project delays and permit denials.
Key Facts at a Glance
ADU/JADU
Permitted by right (all residential)
Home Occupation
Permitted with limits
Multi-Family (RS Zone)
Not permitted
Retail (RM Zone)
Conditional / Not permitted
SB 9 Lot Split
Permitted (single-family zones)
Short-Term Rental
Varies by zone / license type
Residential Zone Uses (RS, RM, RT)
RS zones permit single-family homes, ADUs, JADUs, home occupations, and small residential care facilities (6 or fewer persons). RM zones additionally permit multi-family housing, mixed-use in some designations, and community-serving uses. All residential zones now permit ADUs and JADUs by right under state law.
Commercial Zone Uses (CN, CL, CC, CV)
Commercial zones permit retail, restaurants, offices, and services. CN (Neighborhood) zones are limited to small-scale, neighborhood-serving uses. CC (Community) zones allow larger retail, entertainment, and some light industrial uses. CV (Visitor) zones emphasize tourism, hotels, and entertainment.
Mixed-Use & Overlay Zones
Community Plan Implementation Overlay Zones (CPIOZ) can modify the permitted uses in base zones. Mixed-use zones encourage ground-floor commercial with residential above. Transit Priority Areas unlock additional use permissions and reduced parking requirements.
Common CUP Requirements
Uses requiring a Conditional Use Permit include: large day care facilities, churches in residential zones, wireless telecommunications facilities, alcohol-serving establishments, and entertainment venues. The CUP process involves public notice and a hearing before the Hearing Officer or Planning Commission.
Frequently Asked Questions
Can I run a business from my home in San Diego?
Yes. Home occupations are permitted in all residential zones with limitations: no employees on-site, no customer visits, no exterior signage, and business activity limited to 25% of floor area.
Is short-term rental (Airbnb) permitted?
San Diego regulates short-term rentals under a tiered license system. Whole-home rentals have zone-specific caps and require a license. Check the City's STRO regulations for your specific zone.
Can I build multi-family housing on a single-family lot?
Under SB 9 (2021), you may split a single-family lot and build up to 2 units on each resulting lot, effectively allowing up to 4 units. This is in addition to ADU/JADU provisions.
Citations & References
- SDMC §131.0400 – Residential Zone Use Regulations
- SDMC §131.0500 – Commercial Zone Use Regulations
- SDMC §141.0301 – Home Occupation Regulations
- SDMC §141.0302 – ADU Regulations
- California SB 9 (2021) – Housing Opportunity Act
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