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1234 Main Street, San Diego, CA 92101

Example
APN
123-456-78-00
Zone
RM-2-5
Lot
7,000 SF
Density
5 units
FAR
1.35

Overall

Stories

3

Lot coverage?Typical ranges: urban infill with minimal setbacks 70–85%, standard multifamily with landscaping 50–70%, podium with open courtyard 60–75%. On Base Zoning, the calculator caps coverage at 90% of the setback-permitted envelope to reflect typical articulation and site features; variance-eligible pathways (Density Bonus, CCHS, SB 79) honor your input and surface a disclosure when waivers are assumed. Higher coverage maximizes unit count but reduces open space and light.

75%

Residential

Average unit size?Interior conditioned area per unit. Excludes balconies, patios, and other unenclosed exterior spaces — those don't count toward FAR per SDMC §113.0234, and BOMA excludes them from rentable area as well. Both sides of the calculator's unit-count math (rentable GFA on the numerator, average unit size on the denominator) treat balconies the same way, so entering the interior-only number keeps the math consistent.

600 SF

Building efficiency?Typical ranges: garden-style walkup 85–90%, podium/mid-rise 82–87%, high-rise (10+ stories) 75–82%. The default 85% suits most San Diego mid-rise projects. Lower efficiency reflects more area lost to corridors, stairs, elevators, and mechanical rooms.

85%

Existing units preserved?California SB 1211 (Wahab, 2024) — on multifamily lots, preserving 2+ existing dwelling units unlocks the SB-1211 ADU pathway (up to 8 additional rent-restricted ADUs alongside replacements) and contributes preserved-unit credit toward density-bonus calculations.

0

Parking

Parking type

None

Overlays

  • Sustainable Development Area (SDA)This parcel is within walking distance of a major transit stop, measured along sidewalks rather than as the crow flies. Important: the route must have continuous, existing sidewalks the entire way — if even a short segment is missing sidewalk, the parcel does NOT qualify for SDA programs. Being inside an SDA is the gateway to San Diego's most permissive density programs — notably the top tiers of Complete Communities Housing Solutions. The cutoff distance depends on the area's Mobility Zone: typically about 1 mile, tightening to 0.75 mile in the newest zone and stretching back to 1 mile in state-designated high-opportunity neighborhoods.
  • Transit Priority Area (TPA)Transit Priority Area (TPA) — California designation for land within 1/2 mile of a major transit stop. Enables CEQA exemptions and reduced parking requirements under SB 743.
  • Airport Influence Area (AIA) — San Diego International AirportAirport Influence Area (AIA) — within the Airport Land Use Compatibility Plan (ALUCP) boundary for the named airport. Requires avigation easement recordation, noise disclosure to buyers/tenants, and height-limit review at permit. Confirm specific compatibility requirements against the governing ALUCP.
  • Federal Aviation Administration (FAA) Notice Threshold: 155 ft AGLFAA Part 77.9 notification threshold at this location is 155 ft above ground level. Structures taller than 155 ft require filing Form 7460-1 with the FAA, which reviews for aeronautical hazards. Not a hard cap — FAA issues either a 'No Hazard' (build, sometimes with lighting/marking conditions) or 'Hazard' (cannot build) determination.
  • FEMA Flood Zone XFEMA flood zone designation. Lower-risk zones (X, shaded X) are informational — flood insurance is optional and standard construction applies.

Designations

  • Community Plan: GREATER GOLDEN HILLCity community plan area governing this parcel. Community plans modify base zoning through policy guidance and (where adopted) a Community Plan Implementation Overlay Zone (CPIOZ) — supplemental development standards may apply on top of the base zone, including height caps, design standards, and additional review.
  • Utility Undergrounding Program (UUP): Residential Project Block 8C — Phase Undergrounding ConstructionUtility Undergrounding Program (UUP) — the block is scheduled for SDG&E overhead-line undergrounding. New construction must coordinate service drops with the program; phase indicates approximate timing. Active UUP areas can affect schedule and connection costs for new development.
  • Alley AdjacentParcel abuts a public alley. SDMC sets alley setback and access standards. Note: in San Diego, alleys do NOT count as fire-apparatus access — CFC D105's 30-ft height cap applies whenever the street frontage is obstructed, regardless of alley availability.
  • Nearest Trolley Stop: 25th & Commercial St Station (4,553 ft / 0.86 mi)Distance in a straight line from the parcel centroid to the nearest San Diego Trolley station (MTS Blue/Green/Orange Line). 25th & Commercial St Station is 4,553 ft (0.86 mi) away. Only Trolley-branded stops are counted — MTS bus-only stops are excluded.
⚠Alley detected adjacent to parcel — verify overhead utility location with SDG&E before finalizing site plan. Power lines on the parcel-side of the alley may affect setbacks or require relocation. Note: this parcel is within an active utility undergrounding district, so overhead lines may be buried before the project breaks ground — confirm timing with SDG&E.
⚠Parcel is within the San Diego International Airport Airport Influence Area. ALUCP compliance required: avigation easement recordation, noise disclosure to buyers/tenants, and height-limit review at permit. Confirm specific height ceilings and noise-insulation requirements before finalizing design.
⚠Parcel is within an active utility undergrounding district (Residential Project Block 8C) — undergrounding construction phase. Confirm construction timeline with City Public Works before committing to a development schedule.
Base Zoning MDUs + ADUs
7units
7 market rate / 0 affordable
Affordable Density Bonus
22units
18 market rate / 4 affordable
Micro-Unit Density Bonus
12units
11 market rate / 1 affordable
ADU Home Density Bonus
11units
9 market rate / 2 affordable
SB-1211 Multifamily ADU
0units
0 market rate / 0 affordable

Ask about this analysis

Answers below are AI-generated, grounded in this analysis and the SDMC source material loaded into the platform. Every answer carries a verification reminder. Not legal, architectural, engineering, or planning advice.

Informational only. AI-generated answers grounded in this example analysis. Not legal, architectural, engineering, or planning advice. Verify with the City of San Diego DSD or a licensed professional before relying on any answer for project decisions.

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Preliminary feasibility analysis for screening only. Does not constitute professional architectural, legal, or financial advice. Individual site conditions and regulatory interpretations may affect actual development yield. This product is independent and is not affiliated with, endorsed by, or sponsored by the City of San Diego or its Development Services Department. See full methodology & scope

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RM-2-5