San Diego’s Development Services Department (DSD) manages most development permitting, including building permits, plan review, inspections, zoning review, grading, and many land-use approvals. New permits and approvals are submitted online through the City’s permitting system. Before preparing plans, applicants can use the Zoning and Permit Portal (ZAPP) to check a property’s zoning, overlays, and other site-specific regulations.
Location plays an unusually important role in San Diego permitting. Properties within the Coastal Overlay Zone may require a Coastal Development Permit before construction permits can be issued, while sites containing environmentally sensitive lands can trigger additional Site Development or Neighborhood Development Permit review. Projects that deviate from zoning requirements or involve certain regulated uses may also require a discretionary permit rather than only a standard building permit.
Historic-resource review can affect both designated and older properties. Building projects involving a designated historic resource, a historic district, or a structure 45 years old or older may require historical review to determine compliance with the City’s Historical Resources Regulations. Depending on the resource and proposed work, additional development approvals may be required.
Work extending beyond private property follows a separate path. Construction, utilities, sidewalks, and other improvements within the public right-of-way generally require a Right-of-Way Permit, while street-tree work has its own permit requirements. Applicants can start with the City’s Permits and Approvals directory to identify the building, zoning, coastal, historic, grading, and right-of-way reviews that apply.