Zoning › California › San Diego County › Solana Beach

Solana Beach, CA Zoning

Euclidean-zoning. 17 districts · 8 overlays · 5 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
letter-code

Solana Beach uses a letter-code naming convention with descriptive abbreviations: residential zones ER-1/ER-2 (Estate), LR (Low), LMR (Low-Medium), MR (Medium), MHR (Medium-High), HR (High); commercial zones C (General Commercial), LC (Light Commercial), OP (Office Professional), SC (Special Commercial); LI (Light Industrial); PI (Public Institutional); A (Agricultural); OSR (Open Space/Recreation); OSP (Open Space/Preserve); ROW (Right-of-Way). Entire city is within the California Coastal Zone, requiring Coastal Development Permits for qualifying development; has a certified Local Coastal Program (LCP).

Districts

res_sf 5spec 4res_mf 3com 3off 1ind 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
ER-1Estate Residential Zone (Large Lot)res_sf40,000 sf[4]25 ft[5]——[6]1[7]——[1] / —[2] / —[3]
ER-2Estate Residential Zone (Medium Lot)res_sf20,000 sf[11]25 ft[12]——[13]2[14]——[8] / —[9] / —[10]
LRLow Residential Zoneres_sf14,000 sf[18]25 ft[19]——[20]3[21]——[15] / —[16] / —[17]
LMRLow Medium Residential Zoneres_sf10,000 sf[25]25 ft[26]——[27]4[28]——[22] / —[23] / —[24]
MRMedium Residential Zoneres_mf6,000 sf[32]25 ft[33]——[34]7[35]——[29] / —[30] / —[31]
MHRMedium High Residential Zoneres_mf5,000 sf[39]30 ft[40]—0.75[41]12[42]——[36] / —[37] / —[38]
HRHigh Residential Zoneres_mf10,000 sf[46]30 ft[47]—0.75[48]20[49]——[43] / —[44] / —[45]
CGeneral Commercial Zonecom6,000 sf[53]35 ft[54]—1.2[55]20[56]—0[50] / 0[51] / 0[52]
LCLight Commercial Zonecom6,000 sf[60]25 ft[61]—1[62]12[63]—10[57] / 0[58] / 0[59]
OPOffice Professional Zoneoff6,000 sf[67]45 ft[68]—1[69]——15[64] / 0[65] / 0[66]
LILight Industrial Zoneind15,000 sf[73]45 ft[74]—2[75]——20[70] / 0[71] / 0[72]
SCSpecial Commercial Zonecom6,000 sf[79]35 ft[80]—1[81]20[82]—0[76] / 0[77] / 0[78]
PIPublic Institutional Zonespec6,000 sf[86]45 ft[87]—2[88]——20[83] / 0[84] / 0[85]
AAgricultural Zoneres_sf—[89]—[90]——1[91]—— / — / —
OSROpen Space/Recreation Zonespec—[92]30 ft[93]50[94]———— / — / —
OSPOpen Space/Preserve Zonespec—[95]—[96]————— / — / —
ROWRight-of-Way Zonespec—[97]—————— / — / —

Confidence: confirmed partial under review not found

Overlays

SAOZ
Scenic Area Overlay Zone
ENV
§17.48.010

All areas designated as SAOZ on the Solana Beach official zoning map, including state scenic highway corridors, critical/prime viewshed areas per the LCP land use plan, and areas within 100 feet of significant recreational, historic, or scenic resources including city/county/state parks.

drp_requiredDevelopment Review Permit required before any building or grading permit is issued §17.48.010(C).
exemptionsMinor additions ≤10% of existing floor area or ≤50 cy grading; detached accessory structures ≤10% of principal floor area; interior remodels; work to bring property into zoning conformity; development on Hwy 101/Lomas Santa Fe not visible from those roads §17.48.010(D).
design_criteriaDevelopment must not, to maximum extent feasible, interfere with or degrade visual features contributing to scenic attractiveness as viewed from scenic highway or adjacent scenic/historic/recreational resource. Evaluates building characteristics, placement, landscaping, roads/parking screening, aboveground utilities (must be underground), grading minimization, and off-site signs (prohibited) §17.48.010(F).
HOZ
Hillside Overlay Zone
ENV
§17.48.020

All areas designated as HOZ on the Solana Beach zoning map where site-specific analysis indicates the parcel contains slopes exceeding 25% grade. Two areas (Barbara Avenue hillside and Santa Helena/Lomas Santa Fe hillside) have modified supplemental criteria for previously disturbed slopes §17.48.020(A).

drp_requiredDevelopment Review Permit required before any building or grading permit §17.48.020(C).
slope_restrictionDevelopment and fill restricted on slopes ≥25% grade. Supplemental review for two named disturbed hillside areas. Grading may be severely restricted or prohibited in sensitive land areas §17.48.020.
density_adjustmentSlopes 25%–40% grade: density multiplier 0.50. Slopes >40% grade: multiplier 0.00. Coastal bluff slopes ≥25%: 0.00. Uplands adjoining San Elijo Lagoon ≥25%: 0.00 per §17.20.030(B)(4).
FPOZ
Floodplain Overlay Zone
FP
§17.48.030

All areas designated as FPOZ on the Solana Beach zoning map, which includes all areas within the 100-year floodplain of the San Dieguito River Valley as identified on FEMA FIRM maps §17.48.030(B).

drp_requiredDevelopment Review Permit required before any building or grading permit §17.48.030(C).
exemptionsSingle-family residence on single lot at least 1 foot above 100-year flood level and designed to withstand periodic flooding §17.48.030(D).
standardsPermanent structures and fill only allowed if: (1) capable of withstanding periodic flooding without off-site flood protection works; (2) existing ESHA not significantly adversely affected; (3) no net reduction of riparian habitat within floodplain §17.48.030(E).
freeboard_noteChapter 17.80 (Flood Damage Prevention Overlay) imposes additional FEMA-compliant construction standards concurrently.
FDPOZ
Flood Damage Prevention Overlay Zone
FP
§17.80.010

All areas of Special Flood Hazard (SFHA) as identified by FEMA on Flood Insurance Rate Maps (FIRMs) within Solana Beach. Adopted per Ord. 418 (2010) and Ord. 70 (1988) per §17.80.010(D)(6).

permit_requiredFlood Hazard Development Permit required prior to any construction or grading in flood-prone areas §17.80.090.
construction_standardsAll structures in SFHA must comply with elevation and floodproofing standards; lowest floor (residential) must be at or above BFE; non-residential may be dry-floodproofed per §17.80.120.
coastal_high_hazardCoastal high hazard areas (V zones) subject to additional restrictions per §17.80.195.
floodwayEncroachments prohibited in floodway unless engineering demonstration that no increase in flood levels results per §17.80.160.
SROZ
Scaled Residential Overlay Zone
SPEC
§17.48.040

Applies to LR, LMR, and MR zones in six geographic areas west of I-5 as mapped on the official Solana Beach zoning map. Does not change uses or densities — imposes stricter FAR standards §17.48.040(B).

far_tiersFour-tiered FAR: 0.500 for first 6,000 sf lot area; plus 0.175 for 6,001–15,000 sf; plus 0.100 for 15,001–20,000 sf; plus 0.050 above 20,000 sf. Garage exemption: 200 sf/space up to 400 sf for SFR §17.48.040(C)(1).
atriumsAtriums (outdoor areas substantially enclosed by structure walls) are included in FAR calculation §17.48.040(C)(1)(b).
bay_windowsBay windows may extend into setback; max 3ft×4ft×2ft depth; one per 20 linear feet of building frontage §17.48.040(C)(2).
LCP_CZ
Local Coastal Program / Coastal Zone Overlay
ENV
§17.62.010

Entire incorporated area of Solana Beach is within the California Coastal Zone. City has a certified Local Coastal Program (LCP). All qualifying development requires a Coastal Development Permit (CDP) from the City or California Coastal Commission per Coastal Act PRC §30600.

cdp_requiredCoastal Development Permit required for all qualifying development within the coastal zone. Non-appealable CDPs issued by city; certain approvals appealable to California Coastal Commission.
coastal_bluff_setbackMinimum 40-foot setback from top edge of coastal bluff; reduced to 25 feet with engineering geology report showing 70-year stability. Inland bluffs: 15-foot minimum setback per §17.20.030(E).
coastal_wetland_buffer100-foot buffer around coastal lagoon wetland areas; smaller buffer allowed with site-specific demonstration per §17.40.040(A)(2).
shoreline_protectionChapter 17.62 (Shoreline and Coastal Bluff Protection) governs development in coastal bluff areas; prohibits shoreline armoring except to protect existing structures.
san_elijo_lagoonCanyon rim above San Elijo Lagoon: 25-foot setback from canyon rim west of I-5 per §17.20.030(E)(2).
HWY101_SP
Highway 101 Corridor Specific Plan
COR
§17.95 (cross-reference); SBMC Chapter 17.100

Properties along Highway 101 corridor as mapped in the Highway 101 Corridor Specific Plan. Establishes overriding standards that supersede base zone standards for C, LC, SC zones along Hwy 101 per §17.24.010 and §17.28.010.

overrides_base_zonesSpecific Plan establishes overriding standards for commercial and SC zones along the Hwy 101 corridor, referenced in §17.24.030 and §17.28.030.
setback_modificationOP zone along Hwy 101: 0-foot front setback (vs. 15-foot standard) per §17.24.030(B).
partial_noteFull dimensional standards of the Hwy 101 Specific Plan not extractable from Wayback captures of §17.100 — chapter text unavailable in captured snapshots. Parameters partially confirmed from cross-references in §17.24 and §17.28.
NORTH_RIOS_SP
North Rios Specific Plan
SPEC
§17.95

Properties within the North Rios Specific Plan area as mapped on the official zoning map.

plan_purposeSpecific plan for the North Rios Avenue area; establishes tailored development standards for the plan area per §17.95.
partial_noteFull dimensional standards not extractable from available Wayback captures of §17.95 — not captured in the CDX archive sweep.

State preemptions

ca-density-bonus-lawapplies
Qualifying condition
Statewide mandate (GC §65915) applies to all California cities. Solana Beach population 13,543 (2020 Census ACS), San Diego County. City has residential multifamily zones (MHR, HR, C, LC, SC) eligible for density bonus projects. No population threshold — applies universally.
Effect
Up to 80% base density bonus (AB 1287 allows stacking toward 80% cap); reduced parking ratios; 1–4 incentives/concessions based on affordability tier. Ministerial approval required.
ca-sb9-home-actapplies
Qualifying condition
Solana Beach contains single-family zones (ER-1, ER-2, LR, LMR) subject to SB 9 ministerial lot splits and duplex conversions. City is in the California Coastal Zone — Coastal Act §30212 et seq. exclusions apply on a per-parcel basis for properties in ESHA, floodways, or coastal bluff setbacks. Owner-occupancy for lot splits applies. Per §17.20.020(E) SBMC already expressly permits two-unit residential developments in ER-1, ER-2, LR, LMR zones consistent with SB 9.
Effect
Enables up to 4 units by-right on qualifying SF parcels; caps required setbacks at 4 feet; overrides local lot minimums. Coastal Zone parcels evaluated on parcel-by-parcel basis — CDP required.
ca-sb423-streamlinedapplies
Qualifying condition
Solana Beach's 6th Cycle Housing Element was adopted and HCD review status is 'In' (compliant) as of June 8, 2023 per HCD data (hcd-ca-lookup.json: planning_period=6I, review_status=In, compliance_status=In). SB 35/SB 423 tier per HCD: 10% threshold applies (lower-income permits only 9.2% complete, above-moderate 41.2% complete, tier=10%). 5th cycle RHNA total: 340 units; total permits: 83 units (24.4% overall). NOT subject at 50% threshold. SB 423 coastal zone carveout: sites in coastal zone require separate CDP; coastal site SB 423 eligibility evaluated parcel-by-parcel.
Effect
Streamlined ministerial approval for qualifying projects with ≥10% affordable units; bypasses discretionary review and CEQA for eligible multifamily/mixed-use projects. Prevailing wage required for ≥10-unit projects.
ca-ab2011-affordable-housing-high-roadapplies
Qualifying condition
Solana Beach has qualifying commercially-zoned parcels (C, LC, SC zones along commercial corridors including Lomas Santa Fe Dr and Hwy 101) that meet AB 2011 commercial corridor requirements. Coastal Zone parcels require CDP. AB 2011 eligible on non-coastal commercial corridors east of I-5 without coastal restriction.
Effect
Ministerial by-right approval for 100% affordable or mixed-income multifamily projects on qualifying commercially-zoned corridor parcels, overriding base density and setbacks.
ca-adu-jaduapplies
Qualifying condition
ADUs/JADUs are by-right in all Solana Beach residential zones (ER-1, ER-2, LR, LMR, MR, MHR, HR) per SBMC §17.20.040(D), confirmed by §17.20.020(B)(1)(d). Coastal Zone: ADUs in coastal zone require CDP. No minimum lot size or owner-occupancy restriction. SBMC already expressly permits ADUs per §17.20.040(D).
Effect
ADUs by-right on any residential or mixed-use parcel; JADUs ≤500 sf in existing structure. No parking required within ½ mile of transit or in historic districts. Max unit size 1,200 sf.
Non-applicable laws (3)
ca-ab2097-parking-transitdoes_not_apply
Qualifying condition
Solana Beach has no qualifying major transit stops (rail stations, BRT corridors, or high-frequency bus intersections at ½-mile threshold) within city boundaries. The city is served by NCTD Coaster commuter rail at Solana Beach Station. However, the Coaster is NOT classified as a 'major transit stop' under PRC §21064.3 (which requires passenger rail stations with qualifying service frequency or rapid transit per GC §65863.2). NCTD Coaster runs ~11 trains/day peak-direction, below the frequency threshold for AB 2097 qualifying major transit stop. Therefore parking minimums are NOT eliminated citywide under AB 2097.
Effect
Parking minimums remain in effect citywide; AB 2097 transit-proximity parking elimination does not activate.
ca-builders-remedydoes_not_apply
Qualifying condition
Solana Beach's 6th Cycle Housing Element is HCD-certified compliant ('In' compliance status per hcd-ca-lookup.json, reviewed 2023-06-08). City is not in non-certified status. Builder's Remedy trigger requires non-compliant housing element. Condition not met.
Effect
Builder's Remedy is inactive. City may apply full discretionary zoning standards.
ca-sb4-yigby-faith-ihedoes_not_apply
Qualifying condition
SB 4 requires project site NOT to be in the Coastal Zone. Solana Beach's entire jurisdiction is within the California Coastal Zone. SB 4 expressly excludes coastal zone sites (GC §65913.16(b)(4)(E)). Therefore SB 4/YIGBY ministerial override does not apply to any Solana Beach parcel.
Effect
SB 4 is inapplicable citywide due to Coastal Zone exclusion.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-01-14amendment effectiveSBMC Ordinance 540, noted by CodePublishing.com/CA/SolanaBeach header: 'current through Ordinance 540, passed January 14, 2026'

Formulas

Definitions

height
Vertical distance measured from the average elevation of the finished ground surface of the lot to the highest point of the structure §17.08.030.
density
Dwelling units per net acre. Net area excludes public ROW, utility easements for high-voltage transmission lines, and undevelopable slopes/bluffs/sensitive lands per §17.20.030(B)(3).
setback
Minimum horizontal distance required between a structure and the property line. Residential setback designators (A–D) are map-designated per §17.20.030(D).
lot_coverage
Not explicitly defined as a citywide standard in residential zones; setback designators govern buildable envelope. OSR zone caps at 50% per §17.40.030(B).
far
Total gross building floor area divided by net parcel area. For ER-1/ER-2/LR/LMR/MR zones, tiered sliding-scale FAR: 0.60 for first 5,000 sf + 0.30 for 5,001–20,000 sf + 0.15 above 20,000 sf per §17.20.030(F). SROZ overlay imposes stricter tiered FAR for LR/LMR/MR west of I-5 per §17.48.040.

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://www.codepublishing.com/CA/SolanaBeach/
retrieved 2026-06-01
Citations
  1. [1] §17.20.030(D) Table 17.20.030-D
  2. [2] §17.20.030(D) Table 17.20.030-D
  3. [3] §17.20.030(D) Table 17.20.030-D
  4. [4] §17.20.030(A) Table 17.20.030-A
  5. [5] §17.20.030(G)
  6. [6] §17.20.030(F)
  7. [7] §17.20.030(B) Table 17.20.030-B
  8. [8] §17.20.030(D) Table 17.20.030-D
  9. [9] §17.20.030(D)
  10. [10] §17.20.030(D)
  11. [11] §17.20.030(A) Table 17.20.030-A
  12. [12] §17.20.030(G)
  13. [13] §17.20.030(F)
  14. [14] §17.20.030(B) Table 17.20.030-B
  15. [15] §17.20.030(D) Table 17.20.030-D
  16. [16] §17.20.030(D)
  17. [17] §17.20.030(D)
  18. [18] §17.20.030(A) Table 17.20.030-A
  19. [19] §17.20.030(G)
  20. [20] §17.20.030(F)
  21. [21] §17.20.030(B) Table 17.20.030-B
  22. [22] §17.20.030(D)
  23. [23] §17.20.030(D)
  24. [24] §17.20.030(D)
  25. [25] §17.20.030(A) Table 17.20.030-A
  26. [26] §17.20.030(G)
  27. [27] §17.20.030(F)
  28. [28] §17.20.030(B) Table 17.20.030-B
  29. [29] §17.20.030(D)
  30. [30] §17.20.030(D)
  31. [31] §17.20.030(D)
  32. [32] §17.20.030(A) Table 17.20.030-A
  33. [33] §17.20.030(G)
  34. [34] §17.20.030(F)
  35. [35] §17.20.030(B) Table 17.20.030-B
  36. [36] §17.20.030(D)
  37. [37] §17.20.030(D)
  38. [38] §17.20.030(D)
  39. [39] §17.20.030(A) Table 17.20.030-A
  40. [40] §17.20.030(G)
  41. [41] §17.20.030(F)(3)
  42. [42] §17.20.030(B) Table 17.20.030-B
  43. [43] §17.20.030(D)
  44. [44] §17.20.030(D)
  45. [45] §17.20.030(D)
  46. [46] §17.20.030(A) Table 17.20.030-A
  47. [47] §17.20.030(G)
  48. [48] §17.20.030(F)(3)
  49. [49] §17.20.030(B) Table 17.20.030-B
  50. [50] §17.24.030(B) Table 17.24.030-B
  51. [51] §17.24.030(B) Table 17.24.030-B
  52. [52] §17.24.030(B) Table 17.24.030-B
  53. [53] §17.24.030(A) Table 17.24.030-A
  54. [54] §17.24.030(D) Table 17.24.030-D
  55. [55] §17.24.030(C) Table 17.24.030-C
  56. [56] §17.24.020(B)(3)
  57. [57] §17.24.030(B) Table 17.24.030-B
  58. [58] §17.24.030(B) Table 17.24.030-B
  59. [59] §17.24.030(B) Table 17.24.030-B
  60. [60] §17.24.030(A) Table 17.24.030-A
  61. [61] §17.24.030(D) Table 17.24.030-D
  62. [62] §17.24.030(C) Table 17.24.030-C
  63. [63] §17.24.020(B)(3)
  64. [64] §17.24.030(B) Table 17.24.030-B
  65. [65] §17.24.030(B) Table 17.24.030-B
  66. [66] §17.24.030(B) Table 17.24.030-B
  67. [67] §17.24.030(A) Table 17.24.030-A
  68. [68] §17.24.030(D) Table 17.24.030-D
  69. [69] §17.24.030(C) Table 17.24.030-C
  70. [70] §17.24.030(B) Table 17.24.030-B
  71. [71] §17.24.030(B) Table 17.24.030-B
  72. [72] §17.24.030(B) Table 17.24.030-B
  73. [73] §17.24.030(A) Table 17.24.030-A
  74. [74] §17.24.030(D) Table 17.24.030-D
  75. [75] §17.24.030(C) Table 17.24.030-C
  76. [76] §17.28.030(B)
  77. [77] §17.28.030(B)
  78. [78] §17.28.030(B)
  79. [79] §17.28.030(A)
  80. [80] §17.28.030(D)
  81. [81] §17.28.030(C)
  82. [82] §17.28.020(B)(2)
  83. [83] §17.32.030(B)
  84. [84] §17.32.030(B)
  85. [85] §17.32.030(B)
  86. [86] §17.32.030(A)
  87. [87] §17.32.030(D)
  88. [88] §17.32.030(C)
  89. [89] z
  90. [90] z
  91. [91] §17.36.010
  92. [92] §17.40.030(A)
  93. [93] §17.40.030(C)
  94. [94] §17.40.030(B)
  95. [95] z
  96. [96] n
  97. [97] n

Research status

Publication gates

primary url presentpassedsource.primary_url = https://www.codepublishing.com/CA/SolanaBeach/ — https, city-hosted codepublishing, not an aggregator
no aggregator citedpassedscan clean — no references to Zoneomics, Steadily, SitePlanGuide, SiteDesignGuide, SitePlanCreator, Propwire, Zonara, or Unzoned
confidence tags full formpassedAll confirmed fields carry §-citations (e.g. c§17.20.030(A), c§17.24.030(C), c§17.28.030(D), c§17.80.010). Partial fields carry p§-citations with paired what_is_confirmed/what_is_missing.
overlays have parameters trigger confidencepassedAll 8 overlays have non-empty params, trigger, and confidence. Two partial overlays (HWY101_SP, NORTH_RIOS_SP) carry explicit partial status with what_is_confirmed/what_is_missing.
preempt section city specificpassed8 CA preemption laws evaluated with Solana Beach-specific qualifying_condition_checked for each: includes HCD data (tier=10%, reviewed 2023-06-08), coastal zone exclusions (SB4, SB9 partial), population 13,543, transit frequency analysis for AB 2097, and per-zone applicability.

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