This Information Bulletin addresses the City of San Diego’s land use regulations that are applicable to converting existing office buildings to residential uses.

I. Definitions

• Multiple Dwelling Unit – two or more dwelling units on a single lot. The term does not include Accessory Dwelling Units, Junior Accessory Dwelling Units, or employee housing.

II. Regulations that Apply to Office to Residential Conversions

Permitted Zones

The conversion of an existing office building to a residential use is permitted on a lot zoned for residential development. Specifically, it is allowed in zones where Multiple Dwelling Units are identified as a Permitted Use, including the following:

Development regulations vary based on zone. For additional information specific to your site, please submit for a Preliminary Review, as described in section III. B. below.

1. Base Zone Designations: Use Regulations Tables in SDMC Chapter 13, Article 1, Divisions 1 through 7.
2. Planned District Ordinance Zone Designations: Use Regulation Tables in SDMC Chapter 15, Articles 2 through 20.
3. Find your zone designation: Zoning and Parcel Information Portal (ZAPP)

Site Eligibility through Additional Programs

Conversion of an existing building to a residential use may also be allowed on sites where the Use Regulation Tables do not identify Multiple Dwelling Units as a permitted use, pursuant to the following programs:

1. City of San Diego Programs
   1. Affordable Housing in All Communities
      
      1. Allows multiple dwelling unit developments by right on sites owned by a qualified non-profit corporation under Section 501(c)(3) of the Internal Revenue Code or owned by a public agency.
         
         1. The project must restrict at least 25% of the total dwelling units as affordable to very low-, low-, or moderate-income households.
         2. The project must be located within Mobility Zone 1, 2 or 3.
      2. Allows multiple dwelling unit developments by right in High or Highest Resource CTCAC Areas.
         
         1. The project must restrict 100% of the total dwelling units as affordable to very low-, low-, or moderate-income households.
         2. The project must be within all of the following:
            
            1. A Sustainable Development Area.
            2. A community planning area in which less than 5 percent of the existing dwelling units are covenant-restricted to very low-, low-, or moderate-income households.
            3. Outside of an area identified as Industrial or Open Space.
2. State Programs
   1. SB 6
      
      1. Allows multi-family housing or mixed-use projects on commercial sites where office, retail, or parking are permitted uses.
         
         1. Residential units must occupy at least half of the total square footage of the development.
         2. Must include prevailing wages for construction workers.
      2. For additional information on the applicability of SB 6, please visit the Regulatory Updates webpage.
   2. AB 2011
      
      1. a. Allows multi-family housing or mixed-use projects on commercial sites where office, retail, or parking are permitted uses.
         
         1. Must include an affordability component.
         2. Residential units must occupy at least two-thirds of the total square footage of the development.
         3. Must include prevailing wages for construction workers.
      2. For additional information on the applicability of AB 2011, please visit the Regulatory Updates webpage.
   3. AB 1490
      
      1. Allows the retrofitting and repurposing of an existing hotel or motel into a 100% affordable housing development by right in any zone.
         
         1. Must be entirely within the envelope of the existing building.
         2. Cannot be on or adjacent to a site where more than 1/3 of the area is dedicated to industrial uses.
      2. For additional information on the applicability of AB 1490, please visit the Regulatory Updates webpage.
   4. SB 4
      
      1. Allows 100% affordable housing development by right on land owned by independent institutions of higher education or religious institutions.
      2. For additional information on the applicability of SB 4, please visit the Regulatory Updates webpage.

III. Additional Information for Office to Residential Conversions

1. Building Code Requirements
   1. For a road map of building code requirements for office to residential conversions, please reference Technical Bulletin EXST 5-1.
   2. Other types of uses may be converted to residential subject to compliance with the standards of the applicable parts of the California Building Standards Code.
2. Historical Resources
   1. “Potential Historical Resource Review” is required for projects involving a structure 45 years or older. For additional information, please review Information Bulletin 580.
   2. “Designated Historical Resource Review” is required for projects involving properties designated by the Historical Resources Board as individually significant, properties located within the boundaries of adopted historical districts, and properties determined eligible for or listed in the California or National Registers. For more information, please review Information Bulletin 581.
3. Preliminary Review
   1. To obtain project-specific information on the regulations that apply to your project, the permits you must obtain, the review process that applies to your development, and interpretations on how the City will apply code provisions to specific situations, please submit for a Preliminary Review.
4. Permit Application Process and Submittal Documents
   1. Building Permit Required: A building permit is required to convert an existing office building to a residential use (Process One).
   2. Submittal Document Requirements for conversion projects: Project Submittal Manual Section 2.
5. How to Apply
   1. Applications for multi-family dwellings are being accepted in paperless digital formats. The digital Application Portal can be navigated here: Development Services Application Portal
      
      1. For new Permit Applications, request “Building Permit.”
      2. For changes to an existing issued permit (under construction), request “Construction Change to a Building Permit.”
6. Active Project Management
   1. Active Project Management may be available to help usher the project through the permit process. To confirm eligibility and request this service, please email DSDMinisterialPM@sandiego.gov.
7. Fees
   1. For a complete list of fees that may apply, reference Information Bulletin 501.