Chapter 10

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Chapter 15

Planned Districts

Article 16: Old Town San Diego Planned District

(“Old Town San Diego Planned District” added 3-27-2007 by O-19586 N.S.)

Division 1

(“General Rules” added 3-27-2007 by O-19586 N.S.)

(Retitled from “Division 1: General Rules” to “Division 1” on 11-20-2018

by O-21015 N.S.; effective 12-20-2018.)

§1516.0101 Purpose and Intent

The purpose of the Old Town San Diego Planned District (Planned District) is to

facilitate development and improvements to sites, structures, and infrastructure that

retain, simulate, and enhance the distinctive character of the Old Town San Diego

historic area that existed prior to 1872; protect and preserve historical resources,

important archaeological sites, traditional cultural properties (tribal cultural

resources), and early San Diego descendant resources; and implement the Old Town

San Diego Community Plan. The intent is to create an exciting and viable

community which includes residential, commercial, visitor-oriented, and public

uses; emphasize the area's proud Indigenous, Spanish, Mexican, and American

heritage and importance as California's birthplace; and support heritage tourism

through historic preservation and development that simulates and complements the

ambiance and character of the built and natural environment that existed in Old

Town San Diego and other early California settlements prior to 1872. Development

of land in Old Town San Diego must adhere to the requirements of this Division to

preserve and enhance the unique village character and atmosphere of Old Town San

Diego prior to 1872. The provisions of this Division are consistent with the

objectives and policies of the Old Town San Diego Community Plan and the City of

San Diego General Plan.

(“Purpose and Intent” added 3-27-2007 by O-19586 N.S.; effective 4-26-2007.)

(Amended 6-18-2013 by O-20261 N.S.; effective 7-19-2013.)

(Amended 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§1516.0102 Boundaries

The regulations of this Division shall apply to the Old Town San Diego Planned

District, as designated on Map No. C-993 and as shown generally on Diagram

1516-01A.

(“Boundaries and Subareas” added 3-27-2007 by O-19586 N.S.; effective

4-26-2007.)

(Retitled from “Boundaries and Subareas” to “Boundaries” and amended

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

DIAGRAM 1516-01A

Old Town San Diego Planned District

This is a reproduction of Map No. C-993 for illustration purposes only.

(Added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§1516.0103 Old Town San Diego Planned District Design Review Board

(a) Appointments, Terms and Procedures

(1) The Old Town San Diego Planned District Design Review Board

(hereafter referred to as the Board) shall be created to provide

recommendations and advice as specified in Section 1516.0103(b).

The Board shall be composed of five members who shall serve

without compensation. The members shall be appointed by the

Mayor and confirmed by the Council. The members shall serve

four-year terms and each member shall serve until his successor is

duly appointed and qualified. After a four-year term, members can

be re-appointed, but no person may serve for more than eight

consecutive years (two four-year terms). The members shall be

appointed in such a manner that the terms of not more than two

members shall expire in any year. The expiration date shall be

March 1. During March of each year, the Mayor may designate one

member as Chairman; however, in the absence of such designation,

the Board shall, on or after April 15, select a Chairman from among

its members.

(2) All members shall be electors of the County of San Diego at the time of

appointment. Members of the Board shall be persons who shall be

specifically qualified by reason of training or experience in history, art,

architecture, land development, landscape architecture, historic

preservation, archaeology, tourism, planning, or other relevant business

or profession able to judge the aesthetic effects of a proposed

development. The composition of the Board shall be as follows: one

seat for a registered architect or landscape architect; two seats for

persons qualified by reason of training or experience in history, art,

architecture, land development, landscape architecture, historic

preservation, archaeology, tourism, planning, or other relevant

business or profession; one seat for a member of the Old Town San

Diego Community Planning Group; and one seat for a person who is a

resident, property owner, or business licensee within the Old Town

San Diego Community Planning area or a member of the Old Town

San Diego Community Planning Group.

(3) A Board member shall be replaced if the member has three un-

excused consecutive absences within the 12 month period of March

through February each year.

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Chapter 15: Planned Districts

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(4) Three members shall constitute a quorum for the transaction of

business and a majority vote and not less than three affirmative votes

shall be necessary to make any Board decision. The Board may adopt

rules of procedure to supplement those contained within this Section

1516.0103.

(5) The City Manager or designee shall serve as Secretary of the Board as

an ex-officio member. The Board shall only hold a meeting when the

Secretary is in attendance. The Secretary shall not be entitled to vote.

(6) All officers of the City shall cooperate with the Board and render all

reasonable assistance to it.

(7) The Board shall render a report annually on December 1, or on request,

to the Mayor and to the Old Town San Diego Community Planning

Group.

(b) Powers and Duties

(1) It shall be the duty of the Board to review and make recommendations

to the appropriate decision-making authority on applications for

permits, maps, or other matters within the Planned District that require

Process Three, Process Four, Process Five, and Process CIP-Five

decisions, as specified in Table 1516-01A and Land Development

Code Chapter 12, and to submit its recommendations or comments on

these matters in writing within 30 calendar days to the City Manager or

designee. The Board shall also provide advice on architectural and

urban design requirements (architectural features, site design,

streetscape, landscape, parking, accessory buildings, sign requirements,

and supplemental regulations) in compliance with the regulations and

procedures contained in this Division for applications for permits or

other matters within the Old Town San Diego Planned District that

require Process One or Process Two decisions, as specified in Table

1516-01A and Land Development Code Chapter 12, upon request of

the City Manager or designee.

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(2) The Board may recommend that the City Manager approve, modify,

or disapprove any application for a permit, map, or other matter

based upon its condition of compliance or noncompliance with the

adopted regulations and requirements. The Board shall utilize the

regulations and procedures contained in this Division, the purpose

and intent of this Division, and the supplemental findings for

development in the Planned District in evaluating the

appropriateness of any development under this Division.

It shall also be the duty of the Board to recommend to the Planning

Commission any changes to the development regulations contained in

this Division, provided such changes are necessary for the proper

execution of the purpose and intent of this Division and the adopted

Old Town San Diego Community Plan, and to adopt rules of procedure

to supplement those contained within this Division.

(“Old Town San Diego Planned District Design Review Board” added 3-27-2007 by

O-19586 N.S.; effective 4-26-2007.)

(Amended 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§1516.0104 Applicable Regulations

Unless otherwise specified in this Division, the following provisions of the Land

Development Code apply in the Planned District:

Chapter 11 (Land Development Procedures);

Chapter 12 (Land Development Reviews);

Chapter 13 (Zones);

Chapter 14, Article 1 (Separately Regulated Use Regulations);

Chapter 14, Article 2, Division 1 (Grading Regulations);

Chapter 14, Article 2, Division 2 (Drainage Regulations);

Chapter 14, Article 2, Division 3 (Fence Regulations), except Section 142.0370

(Construction Materials for Fences and Retaining Walls);

Chapter 14, Article 2, Division 4 (Landscape Regulations);

Chapter 14, Article 2, Division 5 (Parking Regulations);

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Chapter 15: Planned Districts

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Chapter 14, Article 2, Division 6 (Public Facility Regulations);

Chapter 14, Article 2, Division 7 (Off-Site Development Regulations);

Chapter 14, Article 2, Division 8 (Refuse and Recyclable Materials Storage

Regulations);

Chapter 14, Article 3 (Supplemental Development Regulations);

Chapter 14, Article 4 (Subdivision Regulations);

Chapter 14, Article 5 (Building Regulations); Chapter 14, Article 6 (Electrical

Regulations); and

Chapter 14, Article 7 (Plumbing and Mechanical Regulations)

Where there is a conflict between these provisions of the Land Development Code

and this Division, this Division applies, except as it relates to parking standards

transit priority area, in which case the parking standards transit priority area

parking ratio shall apply.

(“Applicable Regulations” added 3-27-2007 by O-19586 N.S.; effective 4-26-2007.)

(Amended 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

(Amended 12-17-2021 by O-21401 N.S.; effective 1-16-2022.)

[Editors Note: Amendments as adopted by O-21401 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21401-SO.pdf ]

§1516.0105 Definitions

The following definitions apply to this Division. Definitions in Chapter 11,

Article 3, Division 1 of the Land Development Code also apply, unless they

conflict with definitions in this Section 1516.0105, in which case definitions in this

Section 1516.0105 shall apply.

Architectural features means the architectural elements embodying style, design,

general arrangement and components of all of the outside surfaces of an

improvement or structure, including the type of building materials and the type and

style of all windows, doors, lights, signs, and other fixtures appurtenant to the

improvement or structure.

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Architectural style means the characteristic form and detail of buildings from a

particular historical period or school of architecture.

Business operations sign means a sign that provides information about business

operations or incidental business services on site and is visible from the public

right-of-way, such as “Open/Closed”, hours of operation, credit cards accepted,

and ATM available.

Directional sign means a sign that provides direction at the building or parcel level

to commercial or residential properties or direction to elements of properties such as

entrances or parking areas and includes address numbers.

Historical identification sign means a type of identification sign that is installed as

part of the creation of a replica historical structure or restoration of a historical

structure that existed prior to 1872, including recreations of signs that existed prior

to 1872.

Identification sign means a sign that states the name of the business owner or

occupant of the commercial premises upon which the sign is placed, or otherwise

identifies such premises, or describes goods offered, manufactured or produced, or

services rendered on the premises. Identification signs can be wall signs, ground

signs, or hanging projecting signs.

Minor in scope means an alteration to an existing structure by an addition of floor

area constituting 20 percent or less of the gross floor area of the structure; removal,

destruction, demolishment, or alteration of 20 percent or less of a structure’s

exterior walls, on a cumulative basis; repair, renewal, or replacement of any

exterior wall finish or material where the existing material type or color is altered;

repair, renewal, or replacement of any building windows where the existing

window type, material, or color is altered; or removal, destruction, demolishment,

or alteration of 20 percent or less of the capacity of the lateral or vertical load

resisting system of the structure, as determined by the Building Official or

designee.

Major in scope means an alteration to an existing structure by an addition of floor

area constituting more than 20 percent of the gross floor area of the structure;

removal, destruction, demolishment, or alteration of more than 20 percent of a

structure’s exterior walls, on a cumulative basis; or removal, destruction,

demolishment, or alteration of more than 20 percent of the capacity of the lateral or

vertical load resisting system of the structure, as determined by the Building Official

or designee.

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Miscellaneous sign means pennants, flags, bulletin boards, and inflatable displays.

Pedestrian orientation means the characteristics of an area where the location and

access to buildings, types of uses permitted on the street level, and storefront design

cater to persons traveling by non-automobile modes of transportation.

Sidewalk directional sign means a freestanding, movable directional sign, such as

A-frame and sandwich board signs, often placed near sidewalks.

Site design means the building orientation in relation to the site, sidewalks, and

public right-of-way.

Temporary sign means a sign designed to be displayed for a specific purpose for a

limited period of time, such as a sign announcing an event and banners.

Wayfinding sign means a sign that provides guidance at the block level to

destinations, such as parking facilities; guides vehicular circulation; or defines

pedestrian and bicycle routes.

(“Definitions” added 3-27-2007 by O-19586 N.S.; effective 4-26-2007.)

(Amended 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0106 Administrative Regulations

(a) Any permit or any work within the Old Town San Diego Planned District,

including erection of any new building or structure, or repainting of

exterior surfaces, remodeling or repair, alteration, addition to or demolition

of any existing building or structure, or relocation of any structure may be

reviewed by the City Manager and the Design Review Board.

(b) City projects within the Planned District that include the construction of

new facilities, exterior modifications and additions to existing facilities,

and improvements within the public right-of-way shall be subject to this

Division.

(c) Nothing in this Division supersedes, changes, amends, or in any way alters

the manner, method or requirements of the review procedures for any

historical site designated by the Historical Resources Board.

(Renumbered from former Section 1516.0201 and amended 11-20-2018 by

O 21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§ 1516.0107 Administration and Permits

(a) Required Permit Types and Decision Processes

Table 1516-01A shows the required permit, decision process, and applicable

regulations that are unique to the Old Town Planned District for specific

types of development proposals. For types of development proposals that are

not listed in Table 1516-01A, refer to the regulations in Chapter 12 and

Chapter 14 for required permits, decision processes, and applicable

regulations. Permits shall be obtained prior to the commencement of any

grading or development within the Planned District which requires a permit.

(b) Permit Application

Permit applications shall be made in accordance with the Development

Services Department Project Submittal Manual and shall include the

following:

(1) Descriptions, illustrations, and samples for proposed exterior

building materials and improvements that define and show the

exterior appearance, color, and texture of materials; and

(2) Submission of any other information the City Manager or designee

deems necessary to evaluate the project for compliance with

applicable laws and regulations.

(c) Supplemental Finding

A permit required in accordance with Section 1516.0107 may be approved or

conditionally approved only if the decision maker makes, in addition to the

findings for the applicable permit type and decision process, the supplemental

finding that the proposed development is compatible with the purpose and

intent of this Division and the special character of the Old Town San Diego

community, as defined in Section 156.0124, Architectural and Urban Design

Requirements and Section 1516.0125, Architectural Periods and Features.

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San Diego Municipal Code

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(4-2024)

Table 1516-01A

Type of Development Proposal and Applicable Regulations

Type of Development Proposal

Applicable Sections

Required

Permit /Decision

Process

1.

• Interior building modifications or

interior repairs

• Interior alterations that do not require

any building permit

Exempt from this

Division

No permit

required by this

Division

2.

• Renewal of roof coverings of any

building permitted by the California

Building Code and the California

Residential Code, where the existing

roofing material, roof structure, or roof

diaphragm is not altered

• Repair, renewal, or replacement of any

exterior wall finish or material where

the existing material type or color is not

altered

• Repair, renewal, or replacement of any

building windows where the existing

window type, material, or color is not

altered

Exempt from this

Division

No permit

required by this

Division

3.

• Signs

1516.0139,

1516.0140, and

Appendix E

Sign

Permit/Process

One

4.

• Re-roofing (where the existing roofing

material, roof structure, or roof

diaphragm is altered)

• Repainting or recoloring of exterior

surfaces where the existing exterior

building color is altered

• Any addition to or alteration of any

non-historical structure which is minor

in scope

1516.0124, 1516.0125,

1516.0126, 1516.0131,

1516.0132, Appendix

A, Appendix B,

Appendix C, Appendix

D, and Appendix F

Ministerial

Permit/Process

One

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Type of Development Proposal

Applicable Sections

Required

Permit /Decision

Process

• New construction of any non-habitable

accessory structure that does not exceed

100 square feet in gross floor area and

that would not be visible from the

public right-of-way

• Conversion of existing habitable or

non-habitable areas to an Accessory

Dwelling Unit or Junior Accessory

Dwelling Unit, or the construction of an

attached or detached Accessory

Dwelling Unit or Junior Accessory

Dwelling Unit, in accordance with

Section 141.0302 and the applicable

Sections of this Division.

5.

• New construction of any building or

primary structure

• New construction of any habitable

accessory structure

• New construction of any non-habitable

accessory structure that exceeds 100

square feet in gross floor area

• New construction of any non-habitable

accessory structure that would be

visible from the public right-of-way

• Walls or fences

• Any addition to or alteration of any

non-historical structure which is major

in scope

1516.0124, 1516.0125,

1516.0126, 1516.0127,

1516.0128, 1516.0130-

1516.0138,

Appendix A,

Appendix B,

Appendix C,

Appendix D, and

Appendix F

Neighborhood

Development

Permit

(NDP)/Process

Two

6.

Development projects on locations where

an archaeological site has been identified

1516.0108

Site

Development

Permit

(SDP)/Process

Three

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Type of Development Proposal

Applicable Sections

Required

Permit /Decision

Process

7.

Grading or any improvement which could

directly affect an archaeological resource,

tribal cultural resource, or early San Diego

descendant resource

143.0201-143.0280,

1516.0108

Varies

(“Administration and Permits” added 11-20-2018 by O-21015 N.S.; effective

12-20-2018.)

(Amended 1-27-2022 by O-21416 N.S.; effective 2-26-2022.)

(Amended 3-11-2022 by O–21439 N.S.; effective 4-10-2022.)

[Editors Note: Amendments as adopted by O-21439 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21439-SO.pdf]

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§ 1516.0108 Cultural and Historical Resources Procedures

Within the Old Town San Diego Planned District, the identification, preservation

and treatment of historical resources, which include historical buildings, historical

structures, historical objects, historical landscapes, historical districts, important

archaeological sites, traditional cultural properties, and designated historical

resources shall be consistent with the requirements of the Historical Resources

Regulations in Chapter 14, Article 3, Division 2.

(a) Improvements to Historical Resources

Improvements to designated historical resources and historical resources

identified in accordance with Section 143.0212 are not subject to the design

requirements of this Division if the improvements have been determined to

be consistent with the U.S. Secretary of the Interior’s Standards for the

Treatment of Historic Properties, as required by the Historical Resources

Regulations.

(b) Important Archaeological Sites, Traditional Cultural Properties (Tribal

Cultural Resources) and early San Diego descendant Resources

In addition to the Historical Resources Regulations, the following

regulations are intended to protect and preserve the high cultural sensitivity

of archaeological, tribal cultural, and early San Diego descendant resources

within Old Town San Diego, and are required for all ground-disturbing

activities within the Planned District.

(1) Prior to issuance of any permit for a project that could directly affect

an archaeological, tribal cultural, or early San Diego descendant

resource, the City shall determine the potential for the presence or

absence of buried archaeological, tribal cultural or early San Diego

descendant resources and the appropriate treatment in accordance

with the adopted Old Town San Diego Community Plan Mitigation

Framework, the Land Development Manual - Historical Resources

Guidelines, or applicable best practices for the treatment of

archaeological, tribal and early San Diego descendant resources in

place at the time of application submittal.

(2) Treatment of archaeological, tribal cultural, or early San Diego

descendant resources shall be in consultation with qualified City

staff and comply with all applicable local, state, and federal

requirements.

(“Cultural and Historical Resources Procedures” added 11-20-2018 by

O-21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§ 1516.0109 Intent of Zones in the Old Town San Diego Planned District

Three types of zones within the Planned District are established.

(a) Old Town San Diego Residential zones are intended to preserve and

provide areas for residential development at various densities in specific

areas of the community.

(b) Old Town San Diego Commercial zones are intended to accommodate

community and visitor-serving commercial services, residential, and retail

uses.

(c) Old Town San Diego Open Space-Park zones are intended to provide

public parks and recreational facilities that preserve, protect, and enhance

the community’s natural, cultural, and historic resources.

(“Intent of Zones in the Old Town San Diego Planned District” added 11-20-2018

by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0110 Purpose of the Old Town San Diego Residential Zones (OTRS; OTRM)

(a) The purpose of the OTRS (Residential - Single Unit) zone is to

accommodate single dwelling units with a neighborhood scale and

orientation. OTRS-1-1 requires minimum 5,000 square foot lots.

(b) The purpose of the OTRM (Residential - Multiple Unit) zones is to provide

for multiple dwelling unit development at varying densities with a

neighborhood scale and orientation.

(1) OTRM-1-1 permits a maximum density of one dwelling unit for

each 3,000 square feet of lot area.

(2) OTRM-2-1 permits a maximum density of one dwelling unit for

each 1,750 square feet of lot area.

(3) OTRM-2-2 permits a maximum density of one dwelling unit for

each 1,000 square feet of lot area.

(“Purpose of the Old Town San Diego Residential Zones (OTRS; OTRM)” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§ 1516.0111 Use Regulations for Old Town San Diego Residential Zones

(a) The uses permitted in Old Town San Diego residential zones may be

further limited by the following:

(1) Use limitations applicable to the Airport Land Use Compatibility

Overlay Zone (Chapter 13, Article 2, Division 15);

(2) The presence of environmentally sensitive lands, pursuant to

Chapter 14, Article 3, Division 1 (Environmentally Sensitive

Lands Regulations); and

(3) Any other applicable provision of the San Diego Municipal Code.

(b) Within Old Town San Diego residential zones, no premises shall be used

or maintained except for the purposes or activities listed in Table

1516-01B. It is unlawful to establish, maintain, or use any premises for any

purpose or activity not listed in this Section 1516.0111 or Table 1516-01B.

(c) All uses or activities permitted in the Old Town San Diego residential

zones shall be conducted entirely within an enclosed building unless

the use or activity is traditionally conducted outdoors.

(d) Accessory uses in the Old Town San Diego residential zones may

be permitted in accordance with Section 131.0125.

(e) Temporary uses in the Old Town San Diego residential zones may be

permitted with a Temporary Use Permit in accordance with

Chapter 12, Article 3, Division 4.

(f) For any use that cannot be readily classified, the City Manager shall

determine the appropriate use category and use subcategory pursuant

to Section 131.0110.

(“Use Regulations for Old Town San Diego Residential Zones” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§ 1516.0112 Use Regulations for Old Town San Diego Residential Zones

The uses allowed in the Old Town San Diego Residential zones are shown in Table

1516-01B:

Legend for Table 1516-01B

Symbol in Table 1516-01B

Description of Symbol

P

Use or use category is permitted. Regulations pertaining to a

specific use may be referenced.

L

Use is permitted with limitations, which may include location

limitations or the requirement for a use or development permit.

Regulations are located in Chapter 14, Article 1 (Separately

Regulated Use Regulations).

N

Neighborhood Use Permit Required. Regulations are located in

Chapter 14, Article 1 (Separately Regulated Use Regulations).

C

Conditional Use Permit Required. Regulations are located in

Chapter 14, Article 1 (Separately Regulated Use Regulations).

-

Use or use category is not permitted.

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Table 1516-01B

Use Regulations for Old Town Residential Zones

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories, Subcategories,

and Separately Regulated Uses]

Zone Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTRS-

OTRM-

1-

2-

1

2

Open Space

Active Recreation

P

Passive Recreation

P

Natural Resources Preservation

P

Park Maintenance Facilities

-

Agriculture

Agricultural Processing

-

Aquaculture Facilities

-

Dairies

-

Horticulture Nurseries & Greenhouses

-

Raising & Harvesting of Crops

-

Raising, Maintaining & Keeping of Animals

-

Separately Regulated Agriculture Uses

Agricultural Equipment Repair Shops

-

Commercial Stables

-

Community Gardens

L

Equestrian Show & Exhibition Facilities

-

Open Air Markets for the Sale of Agriculture-

Related Products & Flowers

-

Residential

Mobilehome Parks

-

Multiple Dwelling Units

-

P

Rooming House [See Section

131.0112(a)(3)(A)]

-

Shopkeeper Units

-

P

Single Dwelling Units

-

Separately Regulated Residential Uses

Accessory Dwelling Units

-

L

Boarder & Lodger Accommodations

-

L

Employee Housing:

6 or Fewer Employees

-

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

12 or Fewer Employees

-

Greater than 12 Employees

-

Fraternities, Sororities and Student Dormitories

-

Garage, Yard, & Estate Sales

-

Guest Quarters

-

Home Occupations

-

L

Housing for Senior Citizens

-

C

Junior Accessory Dwelling Units

-

Live/Work Quarters

-

L

Residential Care Facilities:

6 or Fewer Persons

-

P

7 or More Persons

-

C

Transitional Housing:

6 or Fewer Persons

-

7 or More Persons

-

Watchkeeper Quarters

L

-

Institutional

Separately Regulated Institutional Uses

Airports

-

Botanical Gardens & Arboretums

-

Cemeteries, Mausoleums, Crematories

-

Correctional Placement Centers

-

Educational Facilities:

Kindergarten through Grade 12

-

C

Colleges / Universities

C

-

P

-

C

Vocational / Trade School

-

Energy Generation & Distribution Facilities

-

Exhibit Halls & Convention Facilities

-

Flood Control Facilities

L

-

L

Ch.

Art.

Div.

15

16

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39

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Historical Buildings Used for Purposes Not

Otherwise Allowed

C

Homeless Facilities:

Congregate Meal Facilities

-

Emergency Shelters

-

Homeless Day Centers

-

Hospitals, Intermediate Care Facilities &

Nursing Facilities

-

Interpretive Centers

P

Museums

P

Major Transmission, Relay, or

Communications Switching Stations

-

Placemaking on Private Property

L

(1)

L

(1)

L

(1)

L

(1)

Satellite Antennas

N

(2)

N

(2)

N

(2)

N

(2)

Social Service Institutions

-

Solar Energy Systems

L

Wireless Communication Facility:

Wireless communication facility in the

public right-of-way with subterranean

equipment adjacent to a non-residential use

-

Wireless communication facility in the

public right-of-way with subterranean

equipment adjacent to a residential use

-

Wireless communication facility in the

public right-of-way with above ground

equipment

-

Wireless communication facility outside

the public right-of-way

-

Retail Sales

Building Supplies & Equipment

-

Food, Beverages and Groceries

P

(3)

P

(3)

P

(3)

P

(3)

Consumer Goods, Furniture, Appliances,

Equipment

P

(3)

P

(3)

P

(3)

P

(3,4)

Ch.

Art.

Div.

15

16

1

40

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Pets & Pet Supplies

P

(3)

-

P

(3)

P

(3)

P

(3)

P

(3)

Sundries, Pharmaceutical, & Convenience

Sales

P

(3)

-

P

(3)

P

(3)

P

(3)

P

(3)

Wearing Apparel & Accessories

P

(3)

P

(3)

P

(3)

P

(3)

Separately Regulated Retail Sales Uses

Agriculture Related Supplies & Equipment

-

Alcoholic Beverage Outlets

L

-

Cannabis Outlets

-

Farmers’ Markets

Weekly Farmers’ Markets

L

Daily Farmers’ Market Stands

L

Plant Nurseries

-

Retail Farms

-

Retail Tasting Rooms

L

Swap Meets & Other Large Outdoor Retail

Facilities

-

Commercial Services

Building Services

-

Business Support

-

P

Eating & Drinking Establishments

P

(5)

P

(5)

P

(5)

P

(4,5)

Financial Institutions

P

Funeral & Mortuary Services

-

Instructional Studios

P

Maintenance & Repair

-

Off-site Services

-

Personal Services

P

-

P

Radio & Television Studios

-

Tasting Rooms

-

Visitor Accommodations

P

-

P

Separately Regulated Commercial Services

Uses

Adult Entertainment Establishments:

Adult Book Store

-

Adult Cabaret

-

Ch.

Art.

Div.

15

16

1

41

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Adult Drive-In Theater

-

Adult Mini-Motion Picture Theater

-

Adult Model Studio

-

Adult Motel

-

Adult Motion Picture Theater

-

Adult Peep Show Theater

-

Adult Theater

-

Body Painting Studio

-

Massage Establishment

-

Sexual Encounter Establishment

-

Assembly and Entertainment Uses, Including

Places of Religious Assembly

C

Bed & Breakfast Establishments:

1-2 Guest Rooms

-

P

3-5 Guest Rooms

-

P

6+ Guest Rooms

-

P

Boarding Kennels/Pet Day Care

-

N

Camping Parks

-

Child Care Facilities:

Child Care Centers

-

L

Large Family Child Care Homes

-

L

Small Family Child Care Homes

-

L

Eating and Drinking Establishments with a

Drive-in or Drive-through Component

-

Fairgrounds

-

Golf Courses, Driving Ranges, and Pitch & Putt

Courses

-

Helicopter Landing Facilities

-

Massage Establishments, Specialized Practice

-

L

-

Mobile Food Trucks

-

L

(6)

L

(6)

L

(6)

Nightclubs & Bars Over 5,000 Square Feet in

Size

-

Parking Facilities as a Primary Use:

Ch.

Art.

Div.

15

16

1

42

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Permanent Parking Facilities

C

-

C

Temporary Parking Facilities

C

-

C

Private Clubs, Lodges and Fraternal

Organizations

-

C

-

Privately Operated, Outdoor Recreation

Facilities Over 40,000 Square Feet in Size

-

Pushcarts on Private Property

L

-

L

Recycling Facilities:

Large Collection Facility

-

Small Collection Facility

-

Large Construction & Demolition Debris

Recycling Facility

-

Small Construction & Demolition Debris

Recycling Facility

-

Drop-off Facility

-

Green Materials Composting Facility

-

Mixed Organic Composting Facility

-

Large Processing Facility Accepting at

Least 98% of Total Annual Weight of

Recyclables from Commercial &

Industrial Traffic

-

Large Processing Facility Accepting All

Types of Traffic

-

Small Processing Facility Accepting at

Least 98% of Total Annual Weight of

Recyclables From Commercial &

Industrial Traffic

-

Small Processing Facility Accepting All

Types of Traffic

-

Reverse Vending Machines

-

Tire Processing Facility

-

Sidewalk Cafes

-

Ch.

Art.

Div.

15

16

1

43

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Sports Arenas & Stadiums

-

Theaters that are Outdoor or Over 5,000

Square Feet in Size

C

Urgent Care Facilities

N

-

N

-

Veterinary Clinics & Animal Hospitals

L

-

L

N

Zoological Parks

-

Offices

Business & Professional

P

Government

P

Medical, Dental & Health Practitioner

P

Regional & Corporate Headquarters

P

Separately Regulated Office Uses

Real Estate Sales Offices & Model Homes

L

-

Sex Offender Treatment & Counseling

-

Vehicle & Vehicular Equipment Sales &

Service

Commercial Vehicle Repair & Maintenance

-

Commercial Vehicle Sales & Rentals

-

Personal Vehicle Repair & Maintenance

-

Personal Vehicle Sales & Rentals

-

Vehicle Equipment & Supplies Sales &

Rentals

-

Separately Regulated Vehicle & Vehicular

Equipment Sales & Service Uses

Automobile Service Stations

-

Outdoor Storage & Display of New,

Unregistered Motor Vehicles as a Primary

Use

-

Distribution and Storage

Equipment & Materials Storage Yards

-

Moving & Storage Facilities

-

Distribution Facilities

-

Ch.

Art.

Div.

15

16

1

44

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Separately Regulated Distribution and Storage

Uses

Impound Storage Yards

-

Junk Yards

-

Temporary Construction Storage Yards

Located Off-site

N

Industrial

Heavy Manufacturing

-

Light Manufacturing

-

Marine Industry

-

Research & Development

-

Testing Labs

-

Trucking & Transportation Terminals

-

Separately Regulated Industrial Uses

Cannabis Production Facilities

-

Hazardous Waste Research Facility

-

Hazardous Waste Treatment Facility

-

Marine Related Uses Within the Coastal

Overlay Zone

-

Newspaper Publishing Plants

-

Processing & Packaging of Plant Products &

Animal By-products Grown Off-premises

-

Ch.

Art.

Div.

15

16

1

45

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/Subcategories

[See Section 131.0112 for an

explanation and descriptions of

the Use Categories,

Subcategories, and Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd >>

3rd >>

4th >>

OTCC-

OTMCR-

1-

2-

3-

1

2

3

1

2

1

2

3

Very Heavy Industrial Uses

-

Wrecking & Dismantling of Motor Vehicles

-

Signs

Allowable Signs

P

Separately Regulated Signs Uses

Community Entry Signs

N

(7)

N

(7)

N

(7)

N

(7)

Neighborhood Identification Signs

N

(7)

N

(7)

N

(7)

N

(7)

Comprehensive Sign Program

N

(7)

N

(7)

N

(7)

N

(7)

Revolving Projecting Signs

-

Signs with Automatic Changing Copy

-

Theater Marquees

-

Footnotes for Table 1516-01D

1

Placemaking projects in OTCC and OTMCR zones shall not include retail sales or commercial services

uses except as accessory uses to serve the placemaking use, and shall operate only between the hours of

7:00 a.m. and 10:00 p.m., unless a separate Temporary Use Permit is obtained.

2

Only one exterior receiving antenna per dwelling unit is permitted. Any satellite antennas as described

in Land Development Code Section 141.0405 shall be screened from view and are subject to review

by the Design Review Board and approval by the City Manager.

3

Development of a large retail establishment is subject to Section 143.0302.

4

The sale of alcoholic beverages is not permitted as a primary use.

5

Eating and drinking establishments abutting residential development located in a residential zone

may operate only between 6:00 a.m. and 12:00 midnight. All uses or activities shall be conducted

entirely within an enclosed building and front onto the primary street with no uses or commercial

activities conducted outdoors in the rear yard adjacent to residentially-zoned properties.

6

This use is only permitted as a limited use subject to a mobile food truck permit in accordance with

Section 123.0603 and the separately regulated use regulations in Section 141.0612.

7

Sign design and placement shall conform to the regulations in Sections 1516.0139 and 1516.0140.

Ch.

Art.

Div.

15

16

1

46

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

(“Use Regulations Table for Old Town San Diego Commercial Zones” added 11-20-

2018 by O-21015 N.S.; effective 12-20-2018.)

(Amended 1-8-2020 by O-21163 N.S.; effective 2-9-2020.)

(Amended 3-11-2022 by O–21439 N.S.; effective 4-10-2022.)

[Editors Note: Amendments as adopted by O-21439 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21439-SO.pdf]

(Amended 5-23-2022 by O-21458 N.S.; effective 6-22-2022.)

[Editors Note: Amendments as adopted by O-21458 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21458-SO.pdf ]

§ 1516.0118 Development Regulations for Old Town San Diego Commercial Zones

(a) Within the Old Town San Diego commercial zones, no structure or

improvement shall be constructed, established, or altered, nor shall any

premises be used unless the premises complies with Table 1516-01E, the

regulations and standards in this Division, and applicable development

regulations in Chapter 13, Article 2 (Overlay Zones) and Chapter 14

(General and Supplemental Regulations).

(b) A Neighborhood Development Permit or Site Development

Permit is required for the types of development identified in

Table 143-03A.

(c) The regulations in this Division apply to all development in the

Old Town San Diego commercial zones whether or not a permit

or other approval is required, except where specifically

identified.

(“Development Regulations for Old Town San Diego Commercial Zones” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

Ch.

Art.

Div.

15

16

1

47

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

§ 1516.0119 Development Regulations Table for Old Town San Diego Commercial Zones

Table 1516-01E

Development Regulations for OTCC and OTMCR Zones

Development

Regulations

Zone

Zones

1st &

2nd >>

3rd >>

OTCC-

OTMCR-

1-

2-

3-

1-

1

2

3

1

2

1

2

3

Max Permitted Residential Density

(1)

--

1,750

1,200

1,750

1,000

800

600

Mixed-Use Requirement

[See Section 1516.0135]

--

applies

--

Active Ground Floor Use

Requirement [See Section 1516.0137]

applies

--

applies

--

Lot Area

Min Lot Area (sf)

--

2,500

Max Lot Area (ac)

--

Lot Dimensions

Min Lot Width (ft)

50

100

--

Min Street Frontage (ft)

--

Min Lot Depth (ft)

--

Max Lot Depth (ft)

--

Setback Requirements

(2)

Min Front Setback (ft)

Max Front Setback (ft)

0

10

0

10

0

10

0

10

0

10

0

10

0

10

0

10

0

10

Min Side Setback (ft)

Optional Side Setback (ft)

5

--

5

--

5

--

5

--

5

--

5

--

5

--

5

--

5

--

Side Setback Abutting

Residential

10

Min Street Side Setback (ft)

Max Front Setback (ft)

10

--

0

--

0

--

10

--

10

--

10

--

10

--

10

--

10

--

Min Rear Setback (ft)

5

Ch.

Art.

Div.

15

16

1

48

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Development

Regulations

Zone

Zones

1st &

2nd >>

3rd >>

OTCC-

OTMCR-

1-

2-

3-

1-

1

2

3

1

2

1

2

3

Rear Setback Abutting

Residential

10

Max Structure Height (ft)

45

30

36

45

30

36

45

Max Number of Stories

[See also Section 1516.0125(d)]

3

2

3

2

3

4

Min Lot Coverage (%)

(2)

35

Max Floor Area Ratio

2.0

1.0

(3)

1.0

(3)

1.2

(3)

1.3

1.2

(3)

2.0

Floor Area Ratio Bonus for

Residential Mixed Use

[See Section 1516.0136]

--

0.2

--

0.2

1.0

Minimum Floor Area Ratio for

Residential Use

[See Section 1516.0136]

--

0.2

--

0.2

Floor Area Ratio Bonus for

Structured Parking

[See Section 1516.0138]

1.0

--

1.0

Ground-Floor Height

[See Section 1516.0134]

applies

--

applies

--

applies

Building spacing [See Section

1516.0133]

applies

Pedestrian Paths

[See Section 1516.0127(d)]

applies

Transparency [See Section 1516.0127

(b)]

applies

Building Articulation [See Section

1516.0127(a)]

applies

Ch.

Art.

Div.

15

16

1

49

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Development

Regulations

Zone

Zones

1st &

2nd >>

3rd >>

OTCC-

OTMCR-

1-

2-

3-

1-

1

2

3

1

2

1

2

3

Maximum Structure Footprint (sf)

1-story

2-story

3-story

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

6,000

8,000

12,000

Common open space

[See Section 1516.0127(c)]

applies

Parking Lot Orientation

--

Refuse and Recyclable Material

Storage [See Section 142.0805]

applies

Loading Dock and Overhead

Door Screening Regulations [See

Section 142.1030]

applies

Visibility Area [See Section

113.0273]

--

Footnotes for Table 1516-01E

1

One dwelling unit per specified minimum square feet of lot area as determined in

accordance with Section 113.0222.

2

Placemaking on private property shall not be subject to setback or minimum lot

coverage regulations in accordance with Section 141.0421.

3

For development that consist of 3 to 7 dwelling units, the maximum floor area ratio shall be 1.0. For

development within a historic district or property included on the State Historic Resources Inventory, as

defined in Section 5020.1 of the Public Resources Code, or within a premises that is designated as a

historical resource consistent with Chapter 12, Article 3, Division 2 of the San Diego Municipal Code, the

maximum floor area ratio does not increase.

4

For development that consist of 8 to 10 dwelling units, the maximum floor area ratio shall be 1.25. For

development within a historic district or property included on the State Historic Resources Inventory, as

defined in Section 5020.1 of the Public Resources Code, or within a premises that is designated as a

historical resource consistent with Chapter 12, Article 3, Division 2 of the San Diego Municipal Code, the

maximum floor area ratio does not increase.

(”Development Regulations Table for Old Town San Diego Commercial Zones”

added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

(Amended 3-7-2023 by O-21618 N.S.; effective 5-6-2023.)

Ch.

Art.

Div.

15

16

1

50

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

[Editors Note: Amendments as adopted by O-21618 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21618-SO.pdf ]

§ 1516.0120 Purpose of the Old Town San Diego Open Space-Park Zones (OTOP)

The OTOP zones are differentiated based on the uses allowed as follows:

(a) OTOP 1-1 allows parks for passive uses with some active uses.

(b) OTOP 2-1 allows parks for passive uses with some active uses

that cater to visitors.

(“Purpose of the Old Town San Diego Open Space-Park Zones (OTOP)” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0121 Use Regulations for Old Town San Diego Open Space-Park Zones

(a) The uses permitted in the Old Town San Diego Open Space-

Park zones may be further limited by the following:

(1) Use limitations applicable to the Airport Land Use

Compatibility Overlay Zone (Chapter 13, Article 2,

Division 15);

(2) The presence of environmentally sensitive lands,

pursuant to Chapter 14, Article 3, Division 1

(Environmentally Sensitive Lands Regulations);

and

(3) Any other applicable provision of the San Diego Municipal Code.

(b) Within the Old Town San Diego Open Space-Park zones, no structure

or improvement, or portion thereof, shall be constructed, established,

or altered, nor shall any premises be used or maintained, except for one

or more of the purposes or activities listed in Table 1516-01F. It is

unlawful to establish, maintain, or use any premises for any purpose or

activity not listed in this Section 1516.0121 or Table 1516-01F.

Ch.

Art.

Div.

15

16

1

51

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

(c) All uses or activities permitted in Old Town San Diego Open Space-

Park zones shall be conducted entirely within an enclosed building

unless the use or activity is traditionally conducted outdoors.

(d) Accessory uses in Old Town San Diego Open Space-Park zones may

be permitted in accordance with Section 131.0125.

(e) Temporary uses in Old Town San Diego Open Space-Park zones may

be permitted with a Temporary Use Permit in accordance with

Chapter 12, Article 3, Division 4.

(f) For any use that cannot be readily classified, the City Manager shall

determine the appropriate use category and use subcategory pursuant

to Section 131.0110.

(“Use Regulations for Old Town San Diego Open Space-Park Zones” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0122 Use Regulations Table for Old Town San Diego Open Space-Park Zones

The uses allowed in the Old Town San Diego Open Space–Park zones are shown in

Table 1516-01F:

Legend for Table 1516-01F

Symbol in Tables 1516-01F

Description of Symbol

P

Use or use category is permitted. Regulations pertaining to a

specific use may be referenced.

L

Use is permitted with limitations, which may include location

limitations or the requirement for a use or development permit.

Regulations are located in Chapter 14, Article 1 (Separately

Regulated Use Regulations).

N

Neighborhood Use Permit Required. Regulations are located in

Chapter 14, Article 1 (Separately Regulated Use Regulations).

C

Conditional Use Permit Required. Regulations are located in

Chapter 14, Article 1 (Separately Regulated Use Regulations).

-

Use or use category is not permitted.

Ch.

Art.

Div.

15

16

1

52

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Table 1516-01F

Use Regulations for Old Town San Diego Open Space-Park Zones

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Open Space

Active Recreation

P

(1)

P

(1)

Passive Recreation

P

Natural Resources Preservation

P

Park Maintenance Facilities

-

Agriculture

Agricultural Processing

-

Aquaculture Facilities

-

Dairies

-

Horticulture Nurseries &

Greenhouses

-

Raising & Harvesting of Crops

-

Raising, Maintaining & Keeping of

Animals

-

Separately Regulated Agriculture

Uses

Agricultural Equipment Repair

Shops

-

Commercial Stables

-

Community Gardens

N

Equestrian Show & Exhibition

Facilities

-

Open Air Markets for the Sale of

Agriculture- Related Products &

Flowers

-

Residential

Mobilehome Parks

-

Ch.

Art.

Div.

15

16

1

53

San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Multiple Dwelling Units

-

Rooming House [See Section

131.0112(a)(3)(A)]

-

Shopkeeper Units

-

Single Dwelling Units

-

Separately Regulated Residential

Uses

Accessory Dwelling Units

-

Boarder & Lodger Accommodations

-

Employee Housing:

6 or Fewer Employees

-

12 or Fewer Employees

-

Greater than 12 Employees

-

Fraternities, Sororities and Student

Dormitories

-

Garage, Yard, & Estate Sales

-

Guest Quarters

-

Home Occupations

-

Housing for Senior Citizens

-

Junior Accessory Dwelling Units

-

Live/Work Quarters

-

Residential Care Facilities:

6 or fewer persons

-

7 or more persons

-

Transitional Housing:

6 or fewer persons

-

7 or more persons

-

Ch.

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Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Watchkeeper Quarters

-

Institutional

Separately Regulated Institutional Uses

Airports

-

Botanical Gardens & Arboretums

P

Cemeteries, Mausoleums,

Crematories

-

Correctional Placement Centers

-

Educational Facilities:

Kindergarten through Grade 12

-

Colleges / Universities

-

Vocational / Trade School

-

Electric Vehicle Charging Stations

N

Energy Generation & Distribution

Facilities

-

Exhibit Halls & Convention

Facilities

-

Flood Control Facilities

-

Historical Buildings Used for

Purposes Not Otherwise Allowed

C

Homeless Facilities:

Congregate Meal Facilities

-

Emergency Shelters

-

Homeless Day Centers

-

Hospitals, Intermediate Care

Facilities & Nursing Facilities

-

Interpretive Centers

P

(1)

P

(1)

Ch.

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Museums

P

(1)

P

(1)

Major Transmission, Relay, or

Communications Switching Stations

-

Placemaking on Private Property

L

(2)

L

(2)

Satellite Antennas

N

(3)

N

(3)

Social Service Institutions

-

Solar Energy Systems

L

Wireless Communication Facility:

Wireless communication facility

in the public right-of-way with

subterranean equipment adjacent

to a non-residential use

-

Wireless communication facility

in the public right-of-way with

subterranean equipment adjacent

to a residential use

-

Wireless communication facility

in the public right-of-way with

above ground equipment

-

Wireless communication facility

outside the public right-of-way

-

Retail Sales

Building Supplies & Equipment

-

Ch.

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Food, Beverages and Groceries

-

P

(1)

Consumer Goods, Furniture,

Appliances, Equipment

-

P

(1)

Pets & Pet Supplies

-

Sundries, Pharmaceuticals, &

Convenience Sales

-

Wearing Apparel & Accessories

-

P

(1)

Separately Regulated Retail Sales

Uses

Agriculture Related Supplies &

Equipment

-

Alcoholic Beverage Outlets

-

Cannabis Outlets

-

Farmers’ Markets

Weekly Farmers’ Markets

-

P

(1)

Daily Farmers’ Market Stands

-

P

(1)

Plant Nurseries

-

Retail Farms

-

Retail Tasting Stores

-

P

(1)

Swap Meets & Other Large

Outdoor Retail Facilities

-

Commercial Services

Building Services

-

Business Support

-

Eating & Drinking Establishments

-

P

(1)

Financial Institutions

-

Ch.

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(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Funeral & Mortuary Services

-

Instructional Studios

-

P

(1)

Maintenance & Repair

-

Off-Site Services

-

Personal Services

-

P

(1)

Radio & Television Studios

-

Tasting Rooms

-

Visitor Accommodations

-

P

(1)

Separately Regulated Commercial

Services Uses

Adult Entertainment

Establishments:

Adult Book Store

-

Adult Cabaret

-

Adult Drive-In Theater

-

Adult Mini-Motion Picture

Theater

-

Adult Model Studio

-

Adult Motel

-

Adult Motion Picture Theater

-

Adult Peep Show Theater

-

Adult Theater

-

Body Painting Studio

-

Massage Establishment

-

Ch.

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Sexual Encounter

Establishment

-

Assembly and Entertainment Uses,

Including Places of Religious

Assembly

-

P

(1)

Bed & Breakfast Establishments:

1-2 Guest Rooms

-

P

(1)

3-5 Guest Rooms

-

P

(1)

6+ Guest Rooms

-

P

(1)

Boarding Kennels/ Pet Day Care

-

Camping Parks

-

Child Care Facilities:

Child Care Centers

-

Large Family Child Care

Homes

-

Small Family Child Care

Homes

-

Eating and Drinking Establishments

with a Drive-in or Drive-through

-

Fairgrounds

-

Golf Courses, Driving Ranges, and

Pitch & Putt Courses

C

-

Helicopter Landing Facilities

-

Massage Establishments, Specialized

Practice

-

Ch.

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Mobile Food Trucks

-

Nightclubs & Bars over 5,000

square feet in size

-

Parking Facilities as a Primary Use:

Permanent Parking Facilities

-

Temporary Parking Facilities

-

Private Clubs, Lodges and Fraternal

Organizations

-

Privately Operated, Outdoor

Recreation Facilities over 40,000

square feet in size

C

(1)

C

(1)

Pushcarts on Private Property

L

Recycling Facilities:

Large Collection Facility

-

Small Collection Facility

-

Large Construction &

Demolition Debris Recycling

-

Small Construction &

Demolition Debris Recycling

-

Drop-off Facility

-

Green Materials Composting

Facility

-

Mixed Organic Composting

Facility

-

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Large Processing Facility

Accepting at Least 98% of

Total Annual Weight of

Recyclables from Commercial

& Industrial

-

Large Processing Facility

Accepting All Types of Traffic

-

Small Processing Facility

Accepting at Least 98% of

Total Annual Weight of

Recyclables From

Commercial & Industrial

-

Small Processing Facility

Accepting All Types of Traffic

-

Reverse Vending Machines

-

Tire Processing Facility

-

Sidewalk Cafes

-

Sports Arenas & Stadiums

-

Theaters That Are Outdoor or

over 5,000 Square Feet in Size

P

(1)

P

(1)

Urgent Care Facility

-

Veterinary Clinics & Animal

Hospitals

-

Zoological Parks

-

Offices

Business & Professional

-

P

(1)

Government

-

P

(1)

Medical, Dental, & Health

Practitioner

-

P

(1)

Ch.

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Regional & Corporate

Headquarters

-

Separately Regulated Office Uses

Real Estate Sales Offices &

Model Homes

-

Sex Offender Treatment &

Counseling

-

Vehicle & Vehicular Equipment Sales &

Service

Commercial Vehicle Repair &

Maintenance

-

Commercial Vehicle Sales &

Rentals

-

Personal Vehicle Repair &

Maintenance

-

Personal Vehicle Sales & Rentals

-

Vehicle Equipment & Supplies

Sales & Rentals

-

Separately Regulated Vehicle &

Vehicular Equipment Sales & Service

Uses

Automobile Service Stations

-

Outdoor Storage & Display of New,

Unregistered Motor Vehicles as a

Primary Use

-

Distribution and Storage

Equipment & Materials Storage

Yards

-

Moving & Storage Facilities

-

Distribution Facilities

-

Separately Regulated Distribution and

Storage Uses

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San Diego Municipal Code

Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Impound Storage Yards

-

Junk Yards

-

Temporary Construction Storage

Yards Located off-site

-

Industrial

Heavy Manufacturing

-

Light Manufacturing

-

Marine Industry

-

Research & Development

-

Testing Labs

-

Trucking & Transportation

Terminals

-

Separately Regulated Industrial Uses

Cannabis Production Facilities

-

Hazardous Waste Research Facility

-

Hazardous Waste Treatment Facility

-

Marine Related Uses Within the

Coastal Overlay Zone

-

Mining and Extractive Industries

-

Newspaper Publishing Plants

-

Processing & Packaging of Plant

Products & Animal By-products

Grown Off-premises

-

Very Heavy Industrial Uses

-

Ch.

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Chapter 15: Planned Districts

(4-2024)

Use Categories/

Subcategories

[See Section 131.0112

for Use Categories,

Subcategories, and

Separately

Regulated Uses]

Zone

Designator

Zones

1st & 2nd>>

3rd >>

4th >>

OTOP-

1-

2-

1

Wrecking & Dismantling of Motor

Vehicles

-

Signs

Allowable Signs

P

(4)

P

(4)

Separately Regulated Signs Uses

Community Entry Signs

-

Neighborhood Identification Signs

-

Comprehensive Sign Program

-

Revolving Projecting Signs

-

Signs with Automatic Changing

Copy

-

Theater Marquees

-

Footnotes for Table 1516-01F

1

This use is permitted only if consistent with an approved park general development plan or master

plan and is subject to any requirements identified in the plan. Vending in certain public places must

comply with the provisions of Sections 63.0102(b)(13) and 63.0102(b)(14).

2

Placemaking on private property in OTOP zones at locations adjacent to residentially zoned property shall

not include commercial services or assembly and entertainment uses as accessory uses.

3

Only one exterior receiving antenna per dwelling unit is permitted. Any satellite antennas as

described in Land Development Code Section 141.0405 shall be screened from view and are

subject to review by the Design Review Board and approval by the City Manager.

4

Sign design and placement shall conform to the regulations in Sections 1516.0139 and 1516.0140.

(“Use Regulations Table for Old Town San Diego Open Space-Park Zones” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

(Amended 1-8-2020 by O-21163 N.S.; effective 2-9-2020.)

(Amended 3-11-2022 by O–21439 N.S.; effective 4-10-2022.)

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(4-2024)

[Editors Note: Amendments as adopted by O-21439 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21439-SO.pdf]

(Amended 5-23-2022 by O-21458 N.S.; effective 6-22-2022.)

[Editors Note: Amendments as adopted by O-21458 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21458-SO.pdf ]

§ 1516.0123 Development Regulations for Old Town San Diego Open Space-Park Zones

(a) Within the Old Town San Diego Open Space-Park zones, no structure or

improvement shall be constructed, established, or altered, nor shall any

premises be used, unless the premises comply with an approved park general

development plan or master plan, the Old Town San Diego Community Plan,

and any applicable development regulations in Chapter 13, Article 2

(Overlay Zones) and Chapter 14 (General and Supplemental Regulations).

(b) A Neighborhood Development Permit or Site Development Permit is

required for the types of development identified in Table 143-03A.

(c) The regulations in this Division apply to all development in Old Town San

Diego Open Space-Park zones whether or not a permit or other approval is

required, except where specifically identified.

(“Development Regulations for Old Town San Diego Open Space-Park Zones”

added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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Chapter 15: Planned Districts

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§ 1516.0124 Architectural and Urban Design Requirements

(a) All development within the Planned District shall comply with the

requirements of this Division regarding architectural features, site design,

streetscape, landscape, parking, accessory buildings, sign requirements, and

the supplemental regulations to ensure the preservation and enhancement of

the distinctive character and atmosphere of Old Town San Diego prior to

1872.

(b) The accepted architectural periods are pre-1872 Spanish, Mexican, and Early

American. The architectural periods and their representative features are

described in Section 1516.0125 and in the following Appendices:

(1) Appendices A, B, and C provide visual references and descriptions

of architectural features, site design, and streetscape features.

(2) Appendix D provides the lists of acceptable plant and tree species

for landscaping.

(3) Appendix E provides visual references and descriptions related to

sign design.

(4) Appendix F provides the list of acceptable exterior building colors.

(c) Development within the Mason and Heritage Sub-Districts, as designated in

Diagram 1516-01B, shall be exempt from the architectural and urban design

requirements in Section 1516.0124 and the architectural periods and features

requirements in Section 1516.0125 that conflict with the predominant period

of development reflected in existing structures in each Sub-District (for the

Mason Sub-District, 1938 to 1955, and for the Heritage Sub-District, 1837 to

1901).

(“Architectural and Urban Design Requirements” added 11-20-2018 by

O-21015 N.S.; effective 12-20-2018.)

Ch.

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DIAGRAM 1516-01B

Old Town San Diego Sub-Districts

This is a reproduction of Map No. C-993 for illustration purposes only

(Added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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Chapter 15: Planned Districts

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§ 1516.0125 Architectural Periods and Features

(a) All development within the Planned District shall conform to the

architectural features of one of the three following architectural periods

that characterized Old Town San Diego prior to 1872:

(1) Spanish Period (1769-1821),

(2) Mexican Period (1821-1846), or

(3) Early American Period (1846-1872).

(b) All development within the Planned District shall include all of the

following defining architectural features from the particular architectural

period:

(1) Spanish Period (1769-1821)

(A) rectangular building forms,

(B) gable roofs with a low to medium pitch (minimum pitch of

3 ½ inches: 12 inches),

(C) terracotta tile roofs or composite shingles that simulate the

appearance of wood shingles,

(D) extended eaves with option for porticos,

(E) board and batten doors or paneled doors (with inset

rectangular panels) of wood or other material with wooden

appearance, with optional minimal glazing,

(F) inset windows (minimum depth of 6 inches) of casement

type with divided lights and window height that is greater

than width, and

(G) exterior walls that have a period-appropriate texture,

including smooth or textured plastered finish, smooth or

textured stucco finish, or other materials that evoke a

smooth or textured plaster finish.

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(2) Mexican Period (1821-1846)

(A) rectangular building forms, arcade(s), and courtyard(s),

(B) gable roofs with a low to medium pitch (minimum pitch of

3 ½ inches: 12 inches),

(C) terracotta tile or simulated wood shingle roof covering,

(D) extended eaves with option for balconies, balconies with

portico, or portico,

(E) board and batten doors or paneled doors (with inset

rectangular panels) of wood or other material with wooden

appearance, with optional glazing,

(F) inset windows (minimum depth of 6 inches) of casement,

or single-hung, or double-hung sash type, with divided

lights and window height that is greater than width, and

(G) exterior walls that have a period-appropriate texture,

including smooth or textured plastered finish, smooth or

textured stucco finish, or other materials that evoke a

smooth or textured plaster finish.

(3) Early American Period (1846-1872)

(A) rectangular building forms,

(B) symmetrical gable roof, exposed or concealed by a flat

false front, or hip roof with simulated wood shingle roof

covering, or flat roof with parapet,

(C) exterior finish in horizontal or vertical board siding (wood

or simulated wood), brick, or other characteristic exterior

building materials,

(D) paneled doors (with inset rectangular panels) of wood or

other material with wooden appearance, with optional

glazing featuring rectangular divided lights,

(E) molded frames around doors and windows, and

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(F) single-hung or double-hung sash windows with divided

lights and window height that is greater than width.

(c) Maximum Structure Footprint

Structures shall not exceed the maximum structure footprint identified in

Tables 1516-01C and 1516-01E.

(d) Maximum Number of Stories

Structures shall not exceed the maximum number of stories identified in

Tables 1516-01C and 1516-01E.

(e) Exterior Building Colors

All exterior building colors shall be selected from among those listed in

Appendix F, or be a tint (color plus white) or shade (color plus black) of

those permitted colors. All exterior building walls shall be painted or colored

a single primary color. One or more accent colors may be used to highlight

building features such as eaves, lintels, and door and window frames. Accent

colors used on Spanish Period or Mexican Period buildings shall be limited

to two per building.

(f) Eclectic Architectural Periods and Features Prohibited

Use of architectural designs, forms, materials, textures and colors from

different architectural periods for any single structure is prohibited, unless a

clear historical precedent in Old Town San Diego can be documented.

(“Architectural Periods and Features” added 11-20-2018 by O-21015 N.S.; effective

12-20-2018.)

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Chapter 15: Planned Districts

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§ 1516.0126 Previously Conforming Buildings and Structures

Previously conforming buildings and structures shall conform with the requirements

of this Division regarding acceptable architectural periods and features as follows:

(a) Non-historic structures with architectural features that are not consistent

with one of the three acceptable architectural periods described in Section

1516.0125 shall be brought into conformance if proposed development

would remove, destroy, demolish, or alter 50 percent or more of the

structure’s building facade, on a cumulative basis, or remove, destroy,

demolish, or alter 30 percent or more of the capacity of the lateral or

vertical load resisting system of the structure, as determined by the Building

Official.

(b) Remodels, additions, and alterations that include street frontage along San

Diego Avenue and that would remove, destroy, demolish, or alter 20 percent

or more of a structure’s exterior walls, on a cumulative basis, or remove,

destroy, demolish, or alter 20 percent or more of the capacity of the lateral or

vertical load resisting system of the structure as determined by the Building

Official, shall be designed to be consistent with one of the three acceptable

architectural periods described in Section 1516.0125.

(c) Remodels, additions, and alterations that involve only a portion of non-

historic structures with architectural features that are not consistent with

one of the three acceptable architectural periods described in Section

1516.0125 and that are not visible from the public right-of-way shall be

designed to be consistent with the architectural style of the existing

structure.

(d) Development within the Mason and Heritage Sub-Districts, as designated in

Diagram 1516-01B, shall be exempt from the architectural periods

conformance requirements of this Section 1516.0126.

(e) Nothing in this Section 1516.0126 shall be construed to supersede the

City’s Historical Resources Regulations (Chapter 14, Article 3,

Division 2).

(“Previously Conforming Buildings and Structures” added 11-20-2018 by

O-21015 N.S.; effective 12-20-2018.)

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Chapter 15: Planned Districts

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§ 1516.0127 Site and Building Design

Site design encompasses the building orientation in relation to the site, sidewalks,

and public right-of-way. Appendix B provides a visual reference and descriptions of

Old Town San Diego site design features. All development shall conform to the site

design requirements in Section 1516.0127.

(a) Pedestrian-Oriented Building Design

(1) Structures shall be oriented toward the public right-of-way.

(2) Street walls of buildings within the OTCC-1-1, OTCC-2-1, OTCC-

2-2, OTCC-2-3, OTCC-3-1, OTCC-3-2, OTMCR-1-2, and OTMCR-

1-3 zones that are oriented to the street corridors specified in Section

1516.0127(a)(3) shall incorporate design features to promote

pedestrian activity, such as prominent and visible entrances; high-

quality building materials that convey historical authenticity, such as

brick, wood door frames, wood window frames, exposed wood lintels

at window and door heads, wood window shutters, exposed wooden

posts, beams, purlins, rafters, and rafter tails; decorative building

elements that convey historical authenticity, such as exterior stairs

with stepped low wall, brackets supporting architectural elements,

cornice molding, cornice molding supported on brackets, window

grills, architectural period-appropriate railings, wood fences, and

adobe-style walls; porches, arcades, or other building projections that

highlight pedestrian entrances; and publicly accessible pedestrian

spaces, such as sidewalk cafes or plazas.

(3) The following street corridors shall incorporate design features to

promote pedestrian activity:

(A) San Diego Avenue between Twiggs Street and Ampudia

Street,

(B) Congress Street between the Old Town San Diego Transit

Center and Ampudia Street,

(C) Twiggs Street between Congress Street and Juan Street,

(D) Harney Street between Congress Street and Juan Street,

(E) Taylor Street between Juan Street and Presidio Drive,

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(F) Juan Street between Taylor Street and Wallace Street,

(G) Old Town Avenue between Moore Street and San Diego

Avenue, and

(H) Rosecrans Street between Interstate 5 and Pacific Highway.

(4) Development shall reduce the perceived scale of buildings by

utilizing building modulation, facade articulation, offsetting

planes, “altito” roof effect, overhangs, porticos, or porches.

(b) Transparency

(1) For residential developments, a minimum of 20 percent of street

wall area shall be transparent with clear glass visible into a

residential use. Windows or other transparent materials that provide

visibility into a garage or similar area do not count toward the

required transparency.

(2) For commercial and mixed-use developments, a minimum of 40

percent of street wall area shall be transparent with clear glass

visible into a commercial or residential use. Windows or other

transparent materials that provide visibility into a garage or similar

area do not count toward the required transparency.

(c) Common Open Space

(1) Development within all zones, except for OTRS and OTOP zones,

shall provide a common open space area either at grade, podium, or

roof level by the incorporation of one or more of the following:

(A) courtyards,

(B) plazas,

(C) patios,

(D) paseos, or

(E) porches.

(2) Common open space areas shall follow the design style that is

consistent with the architectural period, as described in Section

1516.0125, of the existing or proposed development on the

premises.

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(3) Common open space areas shall be provided as a percentage of the

lot area in accordance with Table 1516-01G.

(4) All common open space areas shall:

(A) have a minimum width of 6 feet,

(B) contain a combination of hardscape and landscape features,

(C) be accessible to all users of the development through a

common corridor, and

(D) contain no enclosed buildings.

(5) Commercial development projects shall incorporate a plaza or

courtyard as part of the required common open space as specified in

Table 1516-01G. Courtyards or plazas shall be accessible to the

public from the street during business hours.

(6) Paving materials in common open spaces shall meet accessibility

requirements and be consistent with or simulate those used in the

architectural period, described in Section 1516.0125, of the existing

or proposed development on the premises.

Table 1516-01G

Common Open Space

Lot Size (sf)

Common Open

Space

(Percentage of

Lot Area)

Plaza or

Courtyard

(Percentage of

Common Open

Space)

1

Less than 5,000

N/A

5,001 to 7,500

5

N/A

7,501 to 10,000

10

50

10,001 to 30,000

15

50

>30,000

20

50

Footnote for Table 1516-01G

1

The requirement for a plaza or courtyard as a percentage of common open space applies only to commercial

zones. (Section 1516.0127(c)(5)). Lots with street frontages less than 75 feet are exempt from this

requirement.

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(d) Pedestrian Paths and Walkways

(1) Each residential entrance and each commercial tenant space shall

be accessible from an abutting public street by a pedestrian path

that is at least 4 feet wide.

(2) The path shall be continuous, clear of obstructions, easily

identifiable as a pedestrian path, and visually distinguishable from

other hardscaping.

(3) Pedestrian paths shall be separated from vehicular access areas by

wheelstops, curbs, landscaping, or other physical barriers, except

when crossing driveways or aisles.

(4) Building entrances located at the front or street side property line,

where the building setback is zero, qualify as a required pedestrian

path.

(5) Paving materials in paths and walkways shall meet accessibility

requirements and be consistent with or simulate those used in the

architectural period, described in Section 1516.0125, of the

existing or proposed development on the premises.

(e) Fences and Walls

(1) Fences and walls shall be compatible with the design style of the

existing or proposed development on the premises.

(2) Walls shall be made of brick or contemporary building materials

simulating adobe, and fences shall be made of wood, wrought iron,

or contemporary building materials simulating wood or wrought iron.

(3) Fences and walls shall not exceed a height of 4 feet on:

(A) San Diego Avenue between Twiggs Street and Ampudia

Street,

(B) Congress Street between the Taylor Street and Ampudia

Street,

(C) Twiggs Street between Congress Street and Juan Street,

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(D) Harney Street between Congress Street and Juan Street,

(E) Taylor Street between Congress Street and Presidio Drive,

(F) Juan Street between Taylor Street and Wallace Street, and

(G) Old Town Avenue between Moore Street and San Diego

Avenue.

(f) Mechanical Equipment, Utilities, and Storage

(1) All mechanical equipment, such as cooling or heating units, utility

meters, transformers, communications equipment, and building

service areas shall be screened from the public right-of-way to the

maximum extent feasible. Screening shall be consistent with the

architectural period, described in Section 1516.0125, of the existing

or proposed development on the premises.

(2) Satellite antennas shall be screened from view. All screening shall

be consistent with the architectural period, described in Section

1516.0125, of the existing or proposed development on the

premises.

(3) Storage of merchandise, material or equipment shall be permitted

only as an accessory use in accordance with Section 131.0125 and

shall be completely enclosed within a structure that is architecturally

integrated with the primary buildings so as not to be visible from the

public right-of-way. Enclosures shall be consistent with the

architectural period, described in Section 1516.0125, of the existing

or proposed development on the premises.

(g) Building and Site Lighting

Building and site lighting shall be French Quarter lantern, millhouse, or

gooseneck style, as illustrated in Appendices B and E. Building and site

lighting shall be installed along street frontages and pedestrian paths, and shall

not exceed a height of 12 feet.

(“Site and Building Design” added 11-20-2018 by O-21015 N.S.; effective

12-20-2018.)

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§ 1516.0128 Streetscape

All development within the Planned District shall conform to the following

streetscape requirements.

(a) Streetscape improvements shall be consistent with Old Town San Diego’s

pre-1872 character and shall support the community’s pedestrian

orientation. Appendix C provides a visual reference and examples of

appropriate streetscape elements.

(b) Driveways and Curb Cuts

(1) Driveways shall be perpendicular to the street and shall not exceed a

width of 14 feet for projects with less than six residential units or 20

feet for all other projects, to be measured at the property line. There

shall be no less than 75 feet of lot frontage, measured at the property

line, between driveways serving the same premises.

(2) One existing driveway and curb cut per lot may be maintained; the

remaining driveways shall be removed and the sidewalk and curbs

reconstructed to match the adjacent sidewalk and curb areas.

(3) Driveway entrances across the sidewalk shall continue the paving

pattern utilized in the adjacent sidewalk areas.

(4) No building encroachments into the public right-of-way shall be

permitted including underground parking garages.

(c) Sidewalks

(1) All existing and new sidewalks shall maintain or expand their

present width.

(2) All new or replaced sidewalks shall meet the following

requirements:

(A) The minimum sidewalk width along San Diego Avenue

shall be 8 feet.

(B) The minimum sidewalk width along all streets, except San

Diego Avenue, shall be 6 feet.

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(3) The minimum clear path of travel along all sidewalks shall be 4 feet

wide. A clear path, free of all obstructions to the flow of pedestrian

traffic, shall be provided in the public right-of-way and shall be

maintained at all times. Obstructions include traffic signals or signs,

light standards, parking meters, phone booths, newspaper stands, bus

stops, trash receptacles, benches, trees, and similar objects.

(4) Sombrero Buff-colored concrete with a broom finish shall be

utilized for sidewalks, curbs and gutters.

(5) Sidewalks shall be scored with a rectangular scoring pattern.

(d) Street Lighting

(1) Pedestrian-scale lighting in the French Quarter lantern style, as

shown in Appendix C, shall be required every 75 to 95 feet on

Congress Street, San Diego Avenue, and Taylor Street.

(2) Pedestrian-scale lighting shall be required on every diagonal corner

of an intersection.

(e) Street Furniture

Street furniture shall support the scale and design context of Old Town

San Diego’s pre-1872 character and allow for a clear pedestrian path of

travel.

(1) Planters and pots shall be made of cast stone, glazed or unglazed

clay, wood, or masonry.

(2) Benches shall be made of wrought iron, cast iron, wood, or a

combination of these materials.

(3) Newspaper and magazine corrals shall be made of wrought iron,

cast iron, wood, or a combination of these materials.

(4) Trash receptacles shall resemble wood barrels.

(“Streetscape” added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

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§ 1516.0129 Landscaping

(a) Landscaping and street trees shall incorporate elements typical of early

California natural landscapes and pre-1872 Spanish, Mexican, and early

American gardens as specified in Appendix D.

(b) Land Development Code Chapter 14, Article 2, Division 4 (Landscape

Regulations) shall apply with the following exceptions:

(1) Plant materials shall utilize the species included in Appendix D,

Tables 1 and 2. The use of native drought-tolerant species and

species that were introduced to California prior to 1872 is

preferred.

(2) Existing street trees shall be preserved, unless the tree poses a

potential danger to persons or property due to age, disease, storm,

fire, or other injury. New street trees shall be selected from the

corridor-specific street tree species listed in Appendix D, Table 3.

(3) The removal of any tree over 50 feet tall or over 50 years old

requires prior approval from the City Manager, unless the tree poses

a potential danger to persons or property due to age, disease, storm,

fire, or other injury.

(“Landscaping” added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0130 Parking

(a) Off-street parking spaces and facilities shall be provided before the use

requiring such parking spaces and facilities commences operation and shall

be maintained in good condition. Parking shall be provided in accordance

with Land Development Code Chapter 14, Article 2, Division 5 (Parking

Regulations).

(b) Parking Requirement Exemptions

(1) Property that has frontage on San Diego Avenue and does not have

secondary street access shall not be required to provide parking on-

site.

(2) Lots of 6,250 square feet or less in Old Town San Diego

commercial zones shall be exempt from all parking requirements.

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(c) Parking Orientation

(1) Surface parking shall be located behind buildings or at the interior

of the block, except when such an orientation is infeasible due to

unique topography or physical constraints.

(2) Below grade parking and partially below grade parking is

permitted within any of the sub-districts, and is exempt from the

floor area ratio calculation.

(3) Above grade parking structures are permitted only within the

Taylor District, and are exempt from the floor area ratio

calculation. Above grade parking structures must be enclosed on

all sides by facades that are consistent with one of the three

acceptable architectural periods described in Section 1516.0125.

(d) Parking Access

All required parking facilities shall have convenient access to a public street

or alley.

(“Parking” added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0131 Accessory Buildings for Old Town San Diego Residential Zones

(a) Accessory buildings shall be designed to be consistent with one of the

three acceptable architectural periods described in Section 1516.0125.

(b) Multiple accessory buildings are permitted on the premises. However, the

square footage of all non-habitable accessory buildings excluding garages

shall not exceed 25 percent of the allowable gross floor area of the

premises.

(c) Non-habitable accessory buildings or garages shall not be used for living

or sleeping purposes. A non-habitable accessory building or garage may

have electrical, gas, water, and sewer connections for the following

purposes:

(1) lighting, washing machines, dryers, laundry tubs, and hot water

heaters,

(2) a one-half bathroom, limited to a water closet and a lavatory sink,

and

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(3) a shower, provided the property owner signs an agreement

processed through the City Manager stating that the building will

not be used for living or sleeping purposes and recorded with the

County Recorder.

(d) Non-habitable accessory buildings or garages may encroach into a required

side or rear yard if the lot size does not exceed 10,000 square feet and the

accessory building or garage meets all the following conditions:

(1) does not share a common wall with the primary dwelling unit (but

may be attached via a non-structural design element),

(2) complies with setback requirements above the first story,

(3) does not exceed a maximum length of 30 feet within any given

setback, and

(4) does not exceed 525 square feet in gross floor area.

(e) Habitable accessory buildings may be permitted:

(1) to a single dwelling unit in accordance with Section 141.0307, or

(2) to a multiple dwelling unit to provide common area facilities for

the property owners, tenants, and their guests in accordance with

the underlying base zone.

(“Accessory Buildings for Old Town San Diego Residential Zones” added

11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

(Amended 3-11-2022 by O–21439 N.S.; effective 4-10-2022.)

[Editors Note: Amendments as adopted by O-21439 N.S. will not apply within the

Coastal Overlay Zone until the California Coastal Commission certifies it as a Local

Coastal Program Amendment.

Click the link to view the Strikeout Ordinance highlighting changes to prior language

http://docs.sandiego.gov/municode_strikeout_ord/O-21439-SO.pdf]

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§ 1516.0132 Lot Coverage for Sloping Lots

The maximum permitted lot coverage is 50 percent on any premises where more

than 50 percent of the premises contains steep hillsides.

(“Lot Coverage for Sloping Lots” added 11-20-2018 by O-21015 N.S.; effective

12-20-2018.)

§ 1516.0133 Building Spacing

Development involving multiple buildings on any premises shall have a minimum

separation of 6 feet between the exterior walls of the separate buildings and a

minimum separation of 9 feet where the buildings are greater than one story.

(“Building Spacing” added 11-20-2018 by O-21015 N.S.; effective 12-20-2018.)

§ 1516.0134 Ground-Floor Height

Structures with commercial uses on the ground floor shall have a minimum

ground-floor height of an average of 15 feet, but not be less than 13 feet, measured

from the average grade of the adjoining sidewalks, in increments of no more than

100 feet along a development frontage, to the finished elevation of the second

floor.

(“Ground-Floor Height” added 11-20-2018 by O-21015 N.S.; effective

12-20-2018.)

§ 1516.0135 Mixed Use Requirement

Residential development within the commercial zones indicated in Table 1516-01E

is permitted only when a commercial structure exists on the premises or is a part of

the proposed development.

(“Mixed Use Requirement” added 11-20-2018 by O-21015 N.S.; effective

12-20-2018.)

§ 1516.0136 Floor Area Ratio Bonus for Mixed Use

For residential uses that are developed as a part of a mixed-use development in

certain OTCC and OTMCR zones, a floor area ratio bonus is provided as shown in

Table 1516-01E, which also specifies the minimum floor area ratio that must be

applied to residential use.

(“Floor Area Ratio Bonus for Mixed Use” added 11-20-2018 by O-21015 N.S.;

effective 12-20-2018.)

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§ 1516.0137 Active Ground Floor Use Requirement

Within the commercial zones indicated in Table 1516-01E, uses that are

accessible to the general public and that generate a high level of pedestrian

activity shall meet the following ground floor requirements:

(a) Within the OTCC-2-1 zone, Retail Sales, Eating & Drinking

Establishments, Financial Institutions, Interpretive Centers, and Museums

uses shall be in the front 30 percent of the lot.

(b) Within the OTCC-1-1, OTCC-2-2, OTCC-2-3, OTCC-3-1, and OTCC-3-2

zones, Retail Sales, Commercial Services, Offices, Educational Facilities,

Interpretive Centers, and Museums uses shall be in the front 30 feet of the

lot.

(c) Within the OTMCR-1-2 zone, for lots with frontage on Congress Street,

Retail Sales, Commercial Services, Offices, Educational Facilities,

Interpretive Centers, and Museums uses shall be within 30 feet of the

property line along Congress Street.

(“Active Ground Floor Use Requirement” added 11-20-2018 by O-21015 N.S.;

effective 12-20-2018.)

§ 1516.0138 Floor Area Ratio Bonus for Parking Structure

For sites in the OTCC-1-1 and OTMCR-1-3 zones where at least 80 percent of the

number of the proposed on-site parking spaces is provided in a parking structure

that is below grade, above grade, or a combination thereof, and the parking

structure is shielded from view from the public right-of-way by other structures or

by facades that are consistent with the architectural periods described in

Section 1516.0125, a floor area ratio bonus is provided as indicated in Table

1516-01E.

(“Floor Area Ratio Bonus for Parking Structure” added 11-20-2018 by

O-21015 N.S.; effective 12-20-2018.)

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§ 1516.0139 Sign Requirements

(a) Purpose and Intent

It is the purpose and intent of the sign requirements of Sections 1516.0139

and 1516.0140 (hereafter Old Town San Diego Sign Requirements) to

establish a coherent, unifying design theme reflective of Old Town San

Diego’s pre-1872 historical character and to limit visual clutter by regulating

the type, location, size, design, and operation of signs. Signs located on

buildings or sites and visible from the public right-of-way shall complement

existing signs and shall be consistent with the architectural style of the

buildings or sites where they are placed.

(b) Applicability and Boundaries

(1) The Old Town San Diego Sign Requirements apply to the Planned

District, except Presidio Regional Park and Old Town San Diego

State Historic Park.

(2) Officially adopted and recognized national, state and local flags,

flags of international organizations, official military flags and

historically significant flags are exempt from the Old Town San

Diego Sign Requirements.

(c) Supplemental Regulations

The following sign regulations from Land Development Code Chapter 14,

Article 2, Division 12 shall also apply:

(1) Locational Regulations, Sections 142.1210(b)(1) through

142.1210(b)(3), and 142.1210(b)(5);

(2) Structural Regulations, Section 142.1210(c); and

(3) Sign Maintenance Regulations, Section 142.1210(d).

(d) Permit Application Requirements

(1) All proposed signs, except temporary signs and business

operations signs, require a Sign Permit (Process One).

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(2) Plans required as part of the sign permit application shall include

the following, in addition to the application requirements of Land

Development Code Chapter 11, Article 2, Division 1:

(A) street front elevational drawing or photo-simulation at 1/4”

or 1/8” = 1’-0” scale, showing the sign in its context and

showing all dimensions, and for projecting signs,

dimensioned side views at 1/4” or 1/8” = 1’-0” scale,

(B) detailed drawings of the sign to adequately describe its

construction and method of attachment to the building,

(C) color and material information, either shown on the

drawings specified above or on a color board keyed to the

drawings, and

(D) color photomontage “mock-up” (minimum 8-1/2” x 11”

sheet) showing the proposed sign in context with the

building.

(e) Types of Permitted Signs

The types of signs permitted are identification signs, historical identification

signs, business operations signs, directional signs, sidewalk directional signs,

wayfinding signs, community entry signs and neighborhood identification

signs, temporary signs, and miscellaneous signs.

(f) Maximum Size, Number, and Placement Requirements for Signs

Signs shall comply with the maximum size, number, and placement

requirements in Table 1516-01H.

(g) General Sign Placement Requirements

Signs shall not obstruct or adversely affect the architectural or historical

features of buildings or sites.

(1) Signs affixed to building facades shall not project above the

nearest parapet or eave of the building.

(2) Signs affixed parallel to building facades shall not project more

than 12 inches from the building facade.

(3) Signs affixed to a building shall not project into the public right-of-

way.

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(4) Signs affixed to the underside of covered walkways or verandas shall

be affixed to the framework of the walkway or veranda in a way that

does not allow movement by wind or passerby and shall remain out

of the public right-of-way.

Table 1516-01H

Sign Maximum Size, Maximum Number, and Placement Requirements

Sign Type

Maximum Size

Maximum

Number

Allowed

(1)

Placement

Primary identification sign

16 square feet

1

Front or primary facade of a

building

Secondary identification sign

12 square feet

3

Side or rear wall of

establishment

Historical identification sign

Proposed size must be

supported with

documentation of

identification sign of

same size that existed

prior to 1872

2

Proposed placement must be

supported with

documentation of

identification sign of same

placement that existed prior

to 1872

Hanging projecting sign

6 square feet

1

Front or primary facade of a

building

Freestanding identification

sign

(2)

1 1/2 square feet for

each individual

business, up to a total

of 12 square feet

1

No higher than 5 feet above

the average adjacent grade

and securely attached to

ground; individual signs on

the freestanding

identification sign must be

securely attached to the

sign’s framework

Business operations sign

1 square foot

4

Within building against

exterior window or on door

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Sign Type

Maximum Size

Maximum

Number

Allowed

(1)

Placement

Directional sign

6 square feet

2 per

building;

1 per

business

On the building facade no

more than 8 feet above

adjacent grade

Wayfinding sign

12 square feet

2 per parcel

Shall not obstruct public

right-of-way; not to exceed

10 feet in height when

located on a separate

freestanding ground

structure; no greater than 8

feet above the finished grade

when located on buildings or

structures; may be permitted

in public right-of-way with

appropriate City permits

Sidewalk directional sign

6 square feet

1

Along the primary frontage

of a building where the

primary facade of the

building is set back 2 feet or