6 II. ADOPTED POLICIES
Listed below are the LCP policies for the City of Coronado A. SHORELINE ACCESS
1. Preserve existing shoreline access over public lands.
2. Where appropriate, provide and encourage additional shoreline access over public lands.
3. Encourage the restriction of shoreline access in the City's "wetlands", "environmentally sensitive habitat areas" and the proposed "Wildlife Preserve Modifying Zone".
4. Ascertain and preserve public prescriptive rights.
5. Wherever appropriate and feasible, add public facilities, including parking areas or facilities, to mitigate against the impacts of overcrowding or overuse by the public of any single area.
6. Regulate on-site parking in a manner to safe-guard the residential character of neighborhoods, to assure that a public nuisance is not created, and to preserve the sensitive natural environment of beach and shoreline areas provided that such regulation does not result in any diminution of existing public parking available at present or future bayfront or ocean front access points and public recreation areas. (Decal Parking District Amendment).
B. RECREATION AND VISITOR SERVING FACILITIES
1. Preserve existing public recreational facilities for public use.
2. Maintain the quality and number of existing visitor accommodations at or above their present levels, and encourage the provision of new low-cost visitor accommodations and the expansion of existing low-cost visitor accommodations.
3. Increase access to and encourage the use of the extensive beach frontage along the Silver Strand.
4. Preserve and protect identified environmentally sensitive areas along the shoreline where feasible.
5. Encourage the protection of any available public waterfront land suitable for future recreational development.
6. Maintain high standards for visual aesthetics and preserve these scenic qualities as recreational resources.
Attachment 7
8 C. HOUSING (DELETED)
D. WATER AND MARINE RESOURCES/ENVIRONMENTALLY SENSITIVE
HABITAT AREAS
1. Define "Environmentally Sensitive Habitat Area" as any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments.
In Coronado, "environmentally sensitive habitat areas" are undisturbed coastal dunes, the known stand of Coastal Barrel Cactus, and the fresh water ponds found part of each year East and Southeast of the radio antenna on the U.S. Naval Communications Station as mapped in Figure 4.
2. Define “Wet1ands" as 1ands within the coastal zone which may be covered periodically or permanently with shallow water and include saltwater marshes, freshwater marshes, swamps, mudflats, and fens.
In Coronado, "wetlands" are those saltwater marshes and mudflats mapped in Figure 4. Coastal wetlands identified by the Department of Fish and Game are illustrated in Figure 5.
3. Define "Marine Resources" as Coronado's "wetlands" and the San Diego "Bay Community" (as defined. in detail in LCP Policy Group Report 103).
4. Define "aquaculture" as the culture and husbandry of aquatic organisms, including, but not limited to, fish, shellfish, mollusks, crustaceans, kelp and other algae.
5. Maintain, enhance and, where feasible, restore marine resources. Special protection shall be given to areas and species of special biological or economic significance.
Uses of the environment shall be carried out in a manner that will sustain the biological productivity of coastal waters and that will maintain healthy populations of all species of marine organisms adequate for long-term commercial, recreational, scientific, and educational purposes.
6. Maintain and, where feasible, restore the biological productivity and the quality of coastal waters and wetlands appropriate to maintain optimum populations of marine organisms and for the protection of human health through minimizing adverse effects of waste water discharges and entrainment, controlling runoff, preventing depletion of ground water supplies and encouraging waste water reclamation, and maintaining natural vegetation buffer areas that protect riparian habitats.
7. Protect against any significant disruption of habitat values in environmentally Attachment 7
11 sensitive habitat areas; only allow uses dependent on such resources within such areas, and encourage mitigation of adverse environmental impacts resultant within such areas from permitted development. Efforts improving the quality of such habitat shall be encouraged.
8. Encourage establishment of buffer areas near environmentally sensitive habitat areas. Such buffer areas could be used for activities that are deemed to not endanger the environmental value of the habitat areas that they buffer. Development in areas adjacent to environmentally sensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade such areas, and shall be compatible with the continuance of such habitat areas.
9. Permit the diking, filling, or dredging of open coastal waters and wetlands only where there is no feasible less environmentally damaging alternative, and where feasible mitigation measures have been provided to minimize adverse environmental effects, and when 1imited to the following:
a. New or expanded port, energy, and coastal-dependent industrial or visitor serving facilities, including commercial fishing facilities. b. Maintaining existing, or restoring previously dredged, depths in existing navigational channels, turning basins, vessel berthing and mooring areas, and boat launching ramps.
c. In open coastal waters, other than wetlands, new or expanded boating facilities. d. Incidental public service purposes, including but not limited to, burying cables and pipes or inspection of piers and maintenance of existing intake and outfall lines.
e. Mineral extraction, including sand for restoring beaches, except in environmentally sensitive areas.
f. Restoration purposes.
g. Nature study, aquaculture, or similar resource-dependent activities.
10. Require that dredging and spoils disposal be planned and carried out to avoid significant disruption to marine and wildlife habitats and water circulation. Dredge spoils suitable for beach replenishment should be transported for such purposes to appropriate beaches or into suitable longshore current systems.
11. Require that diking, filling, or dredging in existing estuaries and wetlands shall maintain or enhance the functional capacity of the wetland or estuary. Any alteration of coastal wetlands identified by the Department of Fish and Game in Figure 5 shall be limited to very minor incidental public facilities, restorative measures, nature study and development in already developed parts of the Bay, if otherwise in accordance with these policies.
12. Require, where feasible, that approved filling, dredging, and construction activities be timed to minimize their impact on the mating, nesting, or hatching of Attachment 7
12 endangered birds, or the spawning of grunion.
13. Require where any dike and fill development is permitted in wetlands inconformity with these policies mitigation measures shall include, at a minimum, either acquisition of equivalent areas of equal or greater biological productivity or opening up equivalent areas to tidal action; provided, however, that if no appropriate restoration site is available, an in-lieu fee sufficient to provide an area of equivalent productive value or surface areas shall be dedicated to an appropriate public agency, or such replacement site shall be purchased before the dike or fill development may proceed. Such mitigation measures shall not be required for temporary or short-term fill or diking; provided, that a bond or other evidence of financial responsibility is provided to assure that restoration will be accomplished in the shortest feasible time.
14. Oppose construction of a second entrance to San Diego Bay through the Silver Strand until sufficient proof can be provided to the City that such a project would not result in significant adverse environmental impact.
15. Permit, not withstanding any provision in these policies to the contrary, the following types of development as long as they are appropriate under all other City ordinances, codes or regulations:
a. Improvements to existing single-family residences.
b. Maintenance dredging of existing navigation channels or moving dredged material from such channels to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers. c. Repair or maintenance activities that do not result in an addition to, or enlargement or expansion of, the object of such repair or maintenance activities; provided, however, that if the City determines that certain extraordinary methods of repair and maintenance involve a risk of Substantial adverse environmental impact, it shall, by regulation, prohibit the use of such methods; and
d. Any category of development, or any category of deve1opment within a specifically defined geographic area, that the City, by regulation, after public hearing, has described or identified and with respect to which the City has found that there is no potential for any significant adverse effect, either individually or cumulatively, on coasta1 resources or on public access to, or along, the coast.
Attachment 7
13 E. DIKING, DREDGING, FILLING AND SHORELINE STRUCTURES
1. Require that new development shall assure coastal stability and structural integrity, and neither create nor contribute significantly to erosion or geologic instability.
2. Permit revetments, breakwaters, groins, harbor channels, seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion and when designed to eliminate or mitigate adverse impacts on local shoreline sand supply.
3. Encourage the phasing out or upgrading where feasible of marine structures causing water stagnation contributing to pollution problems and fish kills.
4. Require that any permanent building, or other structure proposed for construction be set back from an eroding beach coastline a distance sufficient to assure that the development will not be threatened by natural erosion processes during the lifetime of the structure without requiring shoreline protection structures. The builder, at the discretion of the City, shall provide a certification by a civil engineer that the proposed construction site meets this criteria.
5. Require that shoreline structures be planned and constructed so that they serve the purpose intended, and do not result in a substantial or potentially substantial, adverse change in any of the physical conditions within the area affected by the activity including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance.
6. Require that shoreline protection structures be designed to minimize their intrusion into pub1ic vistas by being unobtrusive and aesthetically pleasing when viewed from public streets, walk or bicycle ways, or waterways.
7. Require that shoreline protection structures be designed to minimize their own breakdown and disintegration to thereby minimize water pollution and the silting of coastal water ways.
8. Permit construction of shoreline structures only when they do not preclude the public's right of access to the Ocean, Bay or public beach where acquired through use, custom, legislative authorization, purchase, condemnation, judicial action, gift, bequeath or escheat.
9. Remove the upper portion of the rock wall west of Ocean Boulevard to allow ocean vistas along the northern section of Ocean Boulevard if the wall is determined by the City to no longer be needed for coastal protection and sufficient State, Federal or private grant funding for the project is provided.
10. Replenish or expand City beaches when sand of sufficient quality and quantity is provided at appropriate cost (given City budget constraints) to the City.
11. Pursue the eventual elimination of the beach erosion problem South of the Hotel Attachment 7
14 del Coronado jetty.
F. COMMERCIAL FISHING AND RECREATIONAL BOATING
1. Encourage preservation of facilities serving the sport fishing and recreational boating industries.
2. Encourage retention in existing use of sport fishing and recreational boating harbor space unless demand for those facilities no longer exists.
3. Give priority to coastal-dependent development, such as facilities for sport fishing and recreational boating, over other types of development on or near the shoreline.
4. Encourage that coastal areas suited for water-oriented recreational activities that cannot readily be provided at inland water areas be protected for such uses.
5. Encourage increased recreational boating use of coastal waters by:
a. Encouraging the development of dry storage facilities when economically, physically and environmentally feasible (and when justified by demand); b. Increasing public launching facilities only when economically, physically and environmentally feasible (and when justified by demand); c. Encouraging the provision of additional berthing space in Glorietta Bay, Coronado Cays and the Naval Recreational Boat Marina when economically, physically and environmentally feasible (and when justified by demand); d. Limiting non-water-dependent land uses that congest access corridors and preclude boating support facilities;
e. Encouraging the provision of new boating facilities in natural harbors, new protected water areas , and in areas dredged from· dry 1and when economically, physically and environmentally feasible (and when justified by demand); and f. Encouraging the development of boating support facilities when economically, physically, and environmentally feasible (and when justified by demand).
6. Designate the area bounded by the Glorietta Bay Marina, the municipal boat launching ramp, the U.S. Pierhead Line and the shoreline (see Figure 6) as “Developable Water Area”; developable only for recreational boating, recreational visitor serving or sport fishing facilities purposes; and only developable when both sufficient demand is documented and it is demonstrated that the present open bay character of Glorietta Bay will not be unduely altered.
7. Approve expansion of recreational boating facilities in Glorietta Bay only within the present boundaries of the Glorietta Bay Marina lease area, Coronado Yacht Club lease area, the municipal boat launching ramp, U.S. military property, and Attachment 7
16 “Developable Water Area” (as defined above in Policy “F6”).
G. HAZARD AREAS
1. Require that new development in areas of high geologic, flood or fire hazard be designed in such a way to minimize risks to life and property.
2. Require that new development be designed in such a way to assure stability and structural integrity, and neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or surrounding area or in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs.
3. Reaffirm the City’s environmental policies (as presented in the City’s LCP report for Policy Group 103) and shoreline structures policies (as presented in the City’s LCP report for Policy Group 104) as they relate to shoreline erosion.
H. VISUAL RESOURCES AND SPECIAL COMMUNITIES
1. Consider and protect as a resource of public importance the·scenic and visual qualities of the community.
2. Require that permitted development be sited and designed to safeguard existing public views to and along the ocean and bay shores of Coronado, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas.
3. Require that signs preserve the character and quality of the community's visual environment, and that they not block significant coastal views, or detract from the natural beauty of the coast.
4. Reaffirm the Environmental Design Review Commission as an agency to assist in the achievement of "...a beautiful, pleasant, principally residential community by fostering and encouraging good design, harmonious colors and materials, good proportional relationships and generous landscaping, and to protect the health, safety, comfort and general welfare of the citizens of Coronado by providing for an environmental design review process." ([5], p. 298).
5. Reaffirm the Scenic Highway Element of the City's General Plan which designates the Silver Strand and San Diego Coronado Bay Bridge portions of State Highway 75 as Scenic Highway, and the Scenic Highway Modifying Chapter of the City's Zoning Ordinance which regulates land use adjoining Scenic Highways.
6. Officially encourage and recognize private efforts to designate, rehabilitate, preserve and make viable, historic and architecturally significant structures in the community.
7. Designate and encourage the rehabilitation, preservation and viability of the community's historic and architecturally significant structures.
Attachment 7
17 a. Maintain and enhance the scenic beauty and architectural interest of Glorietta Bay.
b. Require preservation, proper care, and planting of the Community's trees in order to maintain coastal views and the Community's character. c. Require that development in the entire community generally be compatible in height and bulk with existing development to preserve the scale and character of the community.
d. Reaffirm the City's environmental, shoreline structures, and hazard areas policies (as found respectively in Local Coastal Program reports 103, 104 and 106) as they relate to visual resources.
I. PUBLIC WORKS (No additional policies for this subject) J. LOCATING AND PLANNING NEW DEVELOPMENT
1. Preserve and protect private ownership, use and enjoyment of property in carrying out the policies of the Coastal Act.
2. Assure that new development permitted within the City be designed to maintain public access to the coast by:
a. Providing adequate parking facilities or providing substitute means of serving the development with public transportation.
b. Reasonably mitigating adverse archaeological or paleontological impacts resulting from the development;
c. Insuring that recreational facilities should be a matter of consideration for all new development; and by
d. Encouraging non automobile circulation within the development when feasible.
3. Give coastal-dependent developments priority over other developments on the coast.
4. Permit costal-dependent facilities to expand, and to have reasonable long-term growth within their existing sites.
5. Correlate new development with local park acquisition and/or the provision of onsite recreational facilities when, and if, applicable.
6. Reaffirm the City's adopted Local Coastal Program policies as they relate to locating and planning new development.
Attachment 7
18 III. ADOPTED ACTION PROGRAMS
The following actions are adopted goals of the City of Coronado:
A. SHORELINE ACCESS
1. That the City develop a capital improvement priority list specifically for projects that would preserve, regulate, provide or encourage shoreline access. That this list include at least the following projects (not necessarily ranked in this order):
a. Construction of decking on piers at the City park at the end of "I" Avenue to enlarge the park's usable space;
b. Development, in cooperation with the City of San Diego and the San Diego Unified Port District, of a new bay view park on City and Port District property located at the foot of Alameda Blvd;
c. Construction of a bulkhead/stairway for preservation and enhancement of the bay access path located between "E" and "F" Avenues;
d. Construction of additional restroom facilities on City controlled beaches; e. Preservation, in cooperation with the San Diego Unified Port District, of a bicycle path on the Glorietta Boulevard boundary and a walkway on the Glorietta Bay side around the perimeter of the municipal golf course; f. Stripe on First Street, Palm Avenue and Olive Avenue the bicycle path depicted in the City's General Plan;
g. Adoption and implementation of a Glorietta Bay Master Plan. Such a master plan would address land use, and detail the eventual configuration of the public facilities, pathways and open space on City controlled property. The City adopted a Glorietta Bay Master Plan in 2003 and is incorporated into the Local Coastal Program Land Use Plan as described in Figure 13. h. Conceptual support, in cooperation with the San Diego Unified Port District and Caltrans, of a one-log-high barrier (identical to the one existing at the South Bay Marine Biology Study Area) along State Highway 75 from the existing marine study area to the Coronado Cays Company property in order to prevent vehicle access to the salt marsh. Partially Implemented.
2. That the City, in cooperation with the San Diego Unified Port District and representatives of the property owner, develop detailed development performance Attachment 7
19 criteria for the R-PCD Zone in order to assure adequate public lateral, vertical and visual shoreline access at the old ferry landing site.
3. That the City request the San Diego Unified Port District to construct (as depicted in the City's General Plan and the Port District's Master Plan) a pedestrian and bicycle path around and through its Coronado property. That the City urge that this path circumscribe the Oakwood Apartment Complex, and that bayward of the Oakwood complex the path be placed on a deck supported by piers at a level slightly below the existing bluff in order to minimize any adverse environmental impacts.
Pedestrian and Bicycle Path Implemented, no deck with piers.
4. That the City continue to give full support to the construction of the San Diego Bayroute Bikeway.
5. That the City, in cooperation with the City of Imperial Beach, continue the evaluation of the bus route up the Silver Strand. That expansion of this service be undertaken when feasible in order to facilitate shoreline access (e.g. additional buses during recreational peak use periods, additional scheduled bus stops, etc.).
6. That the City continue to encourage the San Diego Unified Port District to develop the Coronado tidelands in a manner that would encourage and facilitate shoreline access.
7. That the City encourage preservation of the City's visitor accommodations.
8. That the City request the Navy to provide a boat launching ramp for public use on San Diego Bay. Eliminated with 911 and adoption of Glorietta Bay Master Plan in 2003.
9. Deleted.
10. That the City facilitate shoreline access by developing a program to provide additional and to maintain adequate public parking spaces in and near the Orange Avenue Corridor and coastal recreational areas of the City. This parking implementation program shall implement the following Land Use plan goals and be developed as Local Coastal Program implementation measures (OACSP LCP Amendment):
a. The City shall develop a survey of the amount and utilization of parking currently available for public recreational use, and the current and future demand for such parking for beach and shoreline access in the near shore areas at the northern and southern ends of the Orange Avenue Corridor.
b. The City shall evaluate the impact that development in parking impacted areas of the Orange Avenue Corridor has on public access to the shoreline, specifically, in the near shore areas southeast of F Street, northeast of 2nd Street and within the Glorietta Bay Master Plan area.
Attachment 7
20 c. The City shall develop and implement specific measures designed to address any parking shortfalls identified in coastal recreational or tourist commercial areas. d. New development in the Orange Avenue Corridor shall be encouraged to provide more off-street parking than the minimum required, and the City may require additional parking beyond the minimum necessary to meet the parking standards within the specific plan, if necessary to address any potential adverse impacts on public access to the coast.
e. Specific measures to promote the City's leasing or assuming liability for public parking in existing private facilities during those hours for which those facilities are closed shall be developed and implemented.
f. The plan shall evaluate the feasibility of constructing a central parking facility paid for in part or in whole through development in-lieu fees.
11. Deleted
12. Where public prescriptive rights exist in association with development, the review procedures in accordance with the Attorney General's Implied Dedication and Prescriptive Rights Manual shall be utilized to further investigate the possibility of prescriptive rights of access and to protect such rights as necessary. Developments shall not be approved if they interfere with public prescriptive rights, or developments located where there is public use shall be required to provide public access as a condition of permit approval. Proposed developments shall be sited and designed in a manner which does not interfere with the area of use, or developments shall provide for an equivalent area and use on site. In either situation, prior to issuance of a permit, applicants will be required to record offers of dedication or other suitable documents.
13. That offers of dedication of easements to local or state agencies or private associations for public access along the shoreline (lateral access) shall be required in association with new development fronting on the ocean or bay except for repair and maintenance activities or replacement of structures destroyed by natural disaster. In addition, improvements to any structure or demolition and reconstruction of single- family residences would be exempted from lateral access easement requirements unless such improvements interfere with currently existing public views, block a public access way, or causes further encroachment of the structure seaward or toward the edge of the bluff (PRC 30212). Specifically, easements would be required: 1) Seaward of the toe of the existing bluffs, or vegetation lines where new development is proposed on existing developed lots, and 2) Seaward of proposed new seawalls or other shoreline protective devices (consistent with Administrative Regulation Section 13252, California Coastal Commission Regulation, Title 14, Calif. Admin. Code)
Attachment 7
21 14. That in accordance with the City's Sign Ordinance, the City shall make provisions for signs as approved by the Environmental Design Review Commission and Traffic Safety Committee to:
a. Notify of shoreline access paths;
b. Notify of automobile routes to the beach;
c. Notify of automobile beach parking;
d. Notify of coastal recreational facilities (e.g. boat ramps, marinas, restrooms, etc.); e. Notify of the unique and sensitive nature of the City's proposed "Wildlife Preserve Modifying zone"
f. Notify of official bicycle paths.
15. That the City continue to assure that adequate public parking facilities are available in all areas of the City. Maintaining sufficient, free public parking for visitors shall be a priority in shoreline areas.
16. That the City encourage the utilization or reconfiguration of public right-of-way or public parking use.
B. RECREATION AND VISITOR SERVING FACILITIES
1. In 2003, the City adopted the Glorietta Bay Master Plan for the development of Glorietta Bay as a significant public recreational facility. The plan was adopted as part of the Local Coastal Program Land Use Plan and is described in detail in Figure 13.
2. That the City continue to support development of the proposed bay route bikeway along the Silver Strand.
3. That no new development shall be permitted on existing sandy beach areas. An exception would be allowed for new or expanded permanent lifeguard facilities, restroom facilities, or bike paths if it can be determined that adverse impacts to public beaches are negligible or when public safety or health requires it, and provided that no less environmentally damaging alternatives exist.
4. That the City improve vehicular circulation to coastal recreation and visitor-serving facilities and encourage use of alternative or mass transportation facilities as recommended in LCP-108.
5. That the City encourage the San Diego Unified Port District to develop their tidelands property in a manner that would increase public recreational use and visitor serving facilities.
6. That demolition of existing hotel/motel facilities shall not be permitted unless comparable replacement units will be provided on-site or elsewhere within designated commercial areas.
Attachment 7
22 7. Nonconforming Hotels and Motels
a. Existing structures and uses of nonconforming motels and hotels shall be allowed to be reconstructed and retain existing nonconformities so long as the replacement project does not expand the prior structural or use nonconformities. b. Existing structures and uses of nonconforming motels and hotels shall not be enlarged, extended, reconstructed, structurally altered, or increased in the intensity of use such as to require additional off-street parking without a Minor Special Use Permit allowing such enlargement, extension, reconstruction, alteration, or increase in the intensity of use. Subsequent enlargements or other structural changes shall comply with the requirements of the Hotel-Motel Zone, except that such construction shall comply with the zoning requirements of the underlying zone concerning height, setback, structural coverage, landscaping, floor area ratio, facade treatment, off-street parking and design review regulations.
8. That new hotel/motel facilities may be developed as permitted uses within designated commercial use areas provided that such development also maintains the scale, height, and bulk requirements of surrounding developments.
9. That as a Local Coastal Program implementation measure, the City of Coronado shall not allow the development of any new public school buildings or buildings for private use such as clubs, lodges or assembly halls within the Public Recreation and Open Space and Commercial Recreation designated area along Glorietta Bay.
Also, any such private uses currently existing on city-owned property shall not be continued beyond the expiration of the terms of their existing leases.
10. That prior to any re-leasing of oceanfront State Park Lands for the Department of the Navy, an agreement should be considered for a joint public use program to provide public beach access to the ocean from Highway 75.
11. That the intensities and kinds of additional recreational facilities at the Silver Strand State Park shall recognize recreational deficiencies in the San Diego area and shall not exceed the environmental carrying capacity of the area.
Attachment 7
23 C. HOUSING -deleted
D. WATER AND MARINE RESOURCES/ENVIRONMENTALLY SENSITIVE
HABITAT AREAS
1. That the City encourage the U.S. Navy, County of San Diego and the Unified Port District of the Port of San Diego to consolidate their land and water holdings in Coronado South of the residential development commonly known as the Coronado Cays and East of scenic highway 75 under the management of either the San Diego County Parks and Recreation Department or the California Department of Parks and Recreation in order to preserve the flora and fauna in the area.
2. That the City establish a Wildlife Preserve Modifying Zone in:
a. That area within the City of Coronado that is encompassed by the City of Imperial Beach, the Pacific Ocean; the Southern boundary of the Silver Strand State Beach; Highway 75; the boundary between the Coronado Cays residential development and the salt marsh established by the Coronado Cays 0 Company; the Southern shoreline of the Coronado Cays; latitude 32 37'; and the municipal -boundary line shared by the cities of Coronado and San Diego in San Diego Bay. (See Figure 7)
b. Any other area so designated by the City Council after a noticed public hearing is held on the matter at least ten (10) days prior to such designation. The purpose and intent of the WP Modifying Zone regulations would be to protect and preserve valuable and unique environmental resources for the enjoyment and benefit of present and future generations of Californians. This zone designation should be advisory for those areas within the corporate boundaries of the City but not under the zoning jurisdiction of the City of Coronado. This zone would be mandatory for those areas under direct jurisdiction of the City of Coronado.
This modifying zone would be superior to all other modifying zones.
3. That the City establish a Resource Protection Modifying Zone in:
a. Those areas within the residential development commonly known as the Coronado Cays that are denoted on the Coronado Cays Land Use Plan Map (Figure 8) as Area 16 and Area 19, unless exempted by the San Diego Regional Commission. (Area 16 being on the Southwestern portion of the property and Area 19 being the Southern portion of Grand Caribe Isle). b. Any other area so designated by the City Council after a noticed public hearing is held on the matter at least ten (10) days prior to such designation.
Attachment 7
26 Resource protection zones (RPZ), once established, are advisory in nature.
These zones are buffer areas surrounding public beaches, parks and natural areas and fish and wildlife preserves. The purpose of these areas is to ensure that the character and intensity of private development surrounding such sensitive areas not adversely impact those areas. An RPZ is intended to be advisory to public agencies, private developers, and the general public that development within such zones should only be undertaken when the cumulative adverse environmental impacts resultant from such development are sufficiently mitigated to preserve the environmenta1 value of the zone and adjacent native habitat to the threatened or endangered species that utilize it. An RPZ is advisory to the State Coastal Conservancy that fee title or right of easement in the zone should be purchased by the State for all or portions of the zone to insure that the present environmental value of the property is maintained or that previously existing environmental conditions are reinstituted on the site.
4. That the City continue active involvement in regional efforts to study and protect the environment in the San Diego Bay area.
5. That the City continue to coordinate its environmental preservation efforts with all other concerned governmental entities.
6. That the City encourage construction of a San Diego Bay Route Bikeway that is compatible with the Wildlife Preserve that it would traverse.
7. That the City oppose construction of a second entrance to San Diego Bay through the Silver Strand until sufficient proof can be provided to the City that such a project would not result in significant adverse environmental impact.
8. That the City require that a Special Use Permit be obtained from the City for any aquaculture project proposed for within the City's municipal boundaries.
E. DIKING, DREDGING, FILLING AND SHORELINE STRUCTURES
1. That the City seek funding to study and solve the beach erosion problem South of the Hotel del Coronado jetty.
2. That the City establish an on-going program of beach sand replenishment, including but not limited to developing criteria for sand quality, a list of sand sources (agencies and locations), a list of prospective locations to deposit sand, and a continuing system of coordinating efforts with all other concerned governmental entities.
3. That the City develop for implementation of its LCP Land Use Plan more detailed criteria to implement recommended Policy number “E4”.
F. COMMERCIAL FISHING AND RECREATIONAL BOATING
1. That the City designate the area bounded by the G1orietta Bay Marina, the Attachment 7
27 municipal boat launching ramp, the U.S. Pierhead line and the shoreline on Figure 6 as "Developable Water Area”, developable subject to the stipulations enumerated in Policy “F6”.
2. That the City continue to coordinate its recreational boating and sport fishing related policies and actions with all other concerned governmental entities.
3. That the City alter its Municipal Code to allow a designated swimming area off of the Glorietta Bay Park.
4. That the City add to its Zoning Ordinance the parking space standard of 3 car parking spaces for every 4 boat slips (.75:1), or 3 car parking spaces for every 7 boat storage spaces for marinas and yacht clubs, or for dry boat storage yards that contain boat launching facilities.
G. HAZARD AREAS
1. That the City, at the earliest possible convenient date, revise those Coronado General Plan Elements that are in some way deficient in accordance with existing State Guidelines
2. That the City implement the recommendations within the adopted Noise, and Public Safety and Seismic Safety Elements of the Coronado General Plan at the earliest date feasible.
3. That a study shall be conducted by a registered geologist and engineer of any development project that includes proposed structures greater than 45 feet in height to determine:
a. What geologic hazards are associated with the site; and b. How these geologic hazards can be mitigated (if they can be mitigated).
This study shall be paid for by the developer, and development shall only occur if mitigation measures deemed sufficient by the City are incorporated into the project.
H. VISUAL RESOURCES AND SPECIAL COMMUNITIES
1. That the City initiate procedures to adopt a Historical Building Code to be administered by the Building Official (Director of Community Development) for designated historic or architecturally significant structures in order to encourage their preservation.
2. That the City designate Orange Avenue from Third Street to the Bay as a view corridor. Implemented.
3. That the City maintain a Sign Ordinance that will provide protection to the City's visual resources.
Attachment 7
28 4. That the City adopt a Glorietta Bay Master Plan that will provide protection to the City's visual resources. The City adopted a Glorietta Bay Master Plan in 2003 and incorporated it into the Local Coastal Program Land Use Plan as detailed in Figure
13. 5. That the City commence negotiations with the U.S. Navy and the California Department of Parks and Recreation to obtain one or more view point turn-outs for public use for each direction of traffic on the Silver Strand portion of State Scenic Highway 75.
6. That the City encourage civic groups in the development of programs and proposals that would raise community awareness of the City's historic and architecturally significant structures. The City adopted a Historic Preservation Program in 2000.
7. That the City develop a program for preserving and protecting existing public landscaping with particular emphasis on the protection of street trees and the enhancement of public views.
8. That the City adopt a program of shoreline improvement to insure maximum aesthetic value with particular emphasis on the removal of rip-rap.
9. That the City encourage the appropriate utility companies to relocate their aboveground poles, lines and cables from the vicinity of the Glorietta Bay View Park in order to enhance the public vista from the park.
10. The following minimum amount of landscaping shall be provided for new development:
ZONE RESIDENTIAL NON-RESIDENTIAL ALL USE TYPES
R-1A 35% 15% N/A
R-1B 35% 15% N/A
R-3 25% 15% N/A
R-4 25% 15% N/A
R-5 35% 15% N/A
R-PCD 35% 15% N/A
R-SCD 35% 15% N/A
CC N/A N/A 5%
LC N/A N/A 5%
HM 25% 5% N/A
CR N/A N/A 15%
CU 25% 15% N/A
OS N/A N/A 15%
The percent of landscaping provided for development shall be calculated excluding land utilized to provide required streets, alleys, sidewalks, or navigable Attachment 7
29 waterways, but may be calculated including habitat preserved for native ecosystems. Total landscaping on the site of off-street parking areas shall amount to no less than fifteen percent of the parking site area. Required parking spaces shall not be considered as a portion of the required landscaping
11. That the City shall review proposed signing (that is not specifically exempt from such review) to assure that it conforms to the standards in the City's sign ordinance.
I. PUBLIC WORKS
1. That the City lengthen the existing right-turn lane from Orange Avenue to Dana place.
2. That the City direct beach-going motorists to use Churchill Place rather than Dana Place.
3. That the City direct beach-going traffic toward public parking areas along Glorietta Bay, Avenida de Las Arenas and Avenida Lunar.
4. That the City, in cooperation with the City of Imperial Beach, continues support of the new bus route up the Silver Strand.
5. That the City strive to have implemented a pedestrian and bicycle ferry service between the Coronado Peninsula and the City of San Diego. Implemented.
6. Development of the "Bay Route" bikeway in accordance with the recommendations in the "Bay Route" Bikeway Study. A Bicycle Master Plan was adopted in March 2011.
7. That the number of off-street parking spaces required shall be no less than hereinafter listed:
a. Non-specified land uses: Where the minimum number of parking spaces for a use are not specifically provided for herein, the minimum number of parking spaces for such use shall be established by the Planning Commission, and such determination shall be based upon the requirements for the most comparable uses herein described.
b. Orange Avenue Corridor Specific Plan: All development within the Commercial Zone shall provide the number of parking spaces required by Title 88 of the Orange Avenue Corridor Specific Plan.
c.b.Tidelands Overlay Zone: All development within the Tidelands Overlay Zone shall provide the number of parking spaces required by this Title, or the number of spaces required by California Department of Boating and Water Ways, or the San Diego Unified Port District, or the California Coastal Attachment 7
30 Commission, whichever parking standard requires the greater number of parking spaces.
d.c.Dwellings.
1. Single family dwelling buildings or duplexes (new construction) two spaces, one of which is to be covered, per dwelling unit;
2. Single family dwelling buildings or duplexes (existing construction) two spaces, one of which is to be covered per dwelling unit;
3. For multiple dwellings, there shall be provided no less than two parking spaces for each dwelling unit with two or more bedrooms, and one parking space for each studio and one-bedroom dwelling unit. (Ord 1650)
4. Multiple dwellings, R-5 zone, one and one-half spaces per dwelling unit; (Ord 1559)
5. For residential projects with senior housing, there shall be provided one parking space for each senior dwelling unit.
6. For residential projects with affordable housing, there shall be provided one and one-half spaces per for each affordable dwelling unit affordable to moderate, low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
7. Accessory dwelling units, no spaces required for units affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
8. Conversion of a carriage house to an accessory dwelling unit, no spaces required for units affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element. d. Covered and enclosed spaces are not required for units deed restricted to be affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
Required spaces serving these units may be provided as open and unenclosed.
e. Limited residential special care facilities in the Residential-Special Care Development Zone. One space per two habitable units; (Ord. 1559) f. Nursing homes Convalescent Homes or other than General Hospitals. One space for each three patient beds;
g. General Hospitals. One space per patient bed; one space per three hundred Attachment 7
31 square feet of gross floor area of medical or dental office space; plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty;
h. Trailer or Mobile Home Parks. (Repealed) (Ord. 1689)Emergency Shelters: One space per 500 feet of employee office space. .
i. Hotels or Motels. One space per two habitable or dwelling units; one space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; 20 percent of the parking spaces required by this Chapter for meeting halls; and 30 percent of the parking spaces required by this Chapter for all other uses on the site (e.g., restaurants, bars, nightclubs, general commercial or retail use, et cetera). (Ord 1861) j. Repealed. (Ord 1861)
k. Business Office, Service, Professional or Retail Use. One space per five hundred square feet of gross floor area, plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty, with a minimum of five spaces required for Banks and Savings and Loan Associations; (Ord. 1708)
l. Repealed. (Ords. 1708 and 1954 )
m. Repealed. (Ord. 1954)
n. Eating and Drinking Establishments, Fast-Food and Formula Fast Food
1. One space for each three seats and one space for each fifty-four inches of clear bench space, excluding dance floors and assembly areas without fixed seats which shall be calculated separately as one space for each fifty square feet of floor area; plus one parking space per two employees determined at the month, day and hour when the greatest number of employees are on duty.
2. Fast food and formula fast food restaurants shall have parking requirements calculated by the above standard, however, a minimum of ten (10) parking spaces hall be provided for these uses. The change of ownership shall not, by itself, require the provision of additional parking. a. For Fast Food Restaurants, required parking shall be provided on site, or by parking allocation credits, joint use, common facilities or facilities on private property on the same block within 200 feet of the site. b. For Formula Fast Food Restaurants, Parking Allocation Credits may be applied to satisfy the parking requirement in excess of ten parking spaces. However, the initial ten spaces shall be parking spaces provided by means other than utilizing parking allocation credits, and shall be Attachment 7
32 required when:
1. A new Formula Fast Food Restaurant is established;
2. An existing Formula Fast Food Restaurant is relocated; or
3. An existing Formula Fast Food Restaurant is physically expanded in a manner to increase the restaurant's seating capacity.
o. Churches, Mortuaries, Funeral Homes, Theaters, Assembly Halls, Auditoriums, Meeting Halls. One space for each five fixed seats, one space for each ninety inches of clear bench space, and one space for each fifty square feet of floor area used for assembly purposes;
p. Service Stations. There shall be a minimum of five off-street parking spaces or one off-street parking space for each pump island and two off-street parking spaces for each service bay whichever is greater; plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty;
q. Repealed (Ord. 1954)
r. Massage Establishments. One parking space per employee, determined at the month, day and hour when the greatest number of employees are on duty, and one space for each one hundred square feet of gross floor area; s. Marinas, Yacht Clubs and dry boat storage yards. Three car parking spaces for every four boat slips and three car parking surfaces for every seven dry boat storage spaces for marinas, yacht clubs and for dry boat storage yards that contain boat launching facilities.
t. Schools and Classrooms. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; plus, for high school or adult education classes, one parking space per five students, determined at the month, day and hour when the greatest number of students are enrolled. (Ord. 1544, 1571)
u. Repealed (Ord. 1954)
v. Parking Lots or Structures. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty. (Ord.1706)
w. Mixed Use Developments. The sum of the required parking for each use included in the development. Two Parking spaces per dwelling, and that parking that would otherwise be required for the other uses on the site. (Ords. 1954, 1906, 1881,1868,1861,1786,1708,1706,1689,1688,1571, 1559, 1544) x. Title 88 Orange Avenue Corridor Specific Plan, Chapter IV Commercial Zone section IV.
J. + Off Street Parking
Attachment 7
33 J.1 Purpose:
It is the purpose of this Section to provide for regulations governing the number of parking spaces required based on the type of use in the Commercial Zone. No other Chapter shall be used to determine or exempt the number of parking spaces required through this Section.
J.2 Regulations
a. No parking is required for first floor uses on small parcels less than or equal to 7,000 square feet, except for eating and drinking establishments and in conformance with Chapter IV, Section J.2.f
b. First floor uses on large parcels greater than 7,000 square feet or having more than 65 lineal feet of street frontage are required to provide one (1) parking space per each 500 square feet of floor area, except for eating and drinking establishments. c. Eating and drinking establishments on any floor are required to provide one (1) parking space per every 100 square feet of floor area. Formula Fast Food restaurants are required to provide a minimum of 10 parking spaces, regardless of floor area.
d. New construction of second floor non-residential uses on any size parcel are required to provide one (1) parking space per each 500 square feet of floor area. e. Any non-residential use (except for eating and drinking establishments) that provides underground parking is allowed to park that use at one (1) space per each 600 square feet.
f. Irrespective of any other requirements of this section, existing parking spaces must be maintained to a requirement of at least one space per each 500 square feet of existing building floor area. "Existing" refers to parking spaces and floor area present at the time this Section takes effect.
g. An existing eating and drinking establishment may be replaced with a new eating and drinking establishment in the same existing building and no new parking shall be required; existing on site parking must be maintained. h. An eating and drinking establishment with outdoor dining may be established or expanded in the commercial area and have a total of eighteen seats without provided required parking. (This exemption does not apply to Formula Fast food restaurants)
i. Tandem parking is permitted for business valet and employee parking only and may not be stacked deeper than two cars.
y. Decal Parking Permit Program. The City of Coronado adopted a Decal Parking Permit Ordinance and District that is part of the Local Land Use Plan to safeguard Attachment 7
34 the residential character of neighborhoods within Coronado. The ordinance was established in 1991 and the boundary of the district was amended by Resolution 7425 in 1996; Resolution 7769 in 2001; and Resolution 8094 in 2005. See Figure 9 for graphic illustration of the boundaries of the district.
All permit parking zones are subject to the following regulations:
Y.1 Purpose
It is the purpose of this chapter to set forth procedures and regulations for establishing permit parking zones to protect residential areas of the City. (Ord. 1765)
Y.2 Definition
“Residential parking” includes parking for:
A. Residents at their residence;
B. Guests of residents; and
C. Public and commercial services and deliveries being made to a residence.
Y.3 Designation of Zones
A. By a resolution adopted following a noticed public hearing, the City Council may designate permit parking zones when the City Council finds facts that support each of the following conclusions:
1. The proposed zone is designated for residential uses only;
2. The proposed zone is being used as an on-street parking site for commercial or commuter purposes;
3. The commercial or commuter parking within the proposed zone adversely impacts the residential character and quality of life in the proposed zone;
4. The institution of a permit parking zone will not adversely impact any shoreline access or recreation sites, including, but not limited to, existing shoreline access points along First Street, Coronado City Beach and Glorietta Bay;
5. The establishment or enlargement of any permit parking zone shall not be final until being reviewed and approved by the Coastal Commission as a local coastal program amendment;
B. The resolution shall designate the geographic boundaries of the zone; and C. The zone regulation shall be effective following the adoption of the resolution, the placement of signs and a 30-day period for persons to obtain required permits.
Y.4 Parking Regulation in Designated Zones Within a designated permit parking zone, it shall be unlawful for any person to park a vehicle on a public street, or alley between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, and Saturday 8:00 a.m. to 11:00 a.m. holidays excepted, unless a valid parking permit is properly displayed on such vehicle.
Attachment 7
35 Y.5 General Prohibitions
A. It shall be unlawful for any permittee to loan, assign, sell or otherwise transfer a permit for use by a vehicle whose parking is within the zone and is unrelated to the permittee’s residence.
B. It shall be unlawful for any person to make false representations in obtaining a permit.
C. It shall be unlawful for any person to use a permit without the express authority of the permittee.
D. It shall be unlawful for any person to counterfeit or otherwise alter any permit.
Y.6 Permit Issuance: The Department of Police Services shall issue parking permits as follows:
A. Annual Permit Formula For Maximum Allowance: The number of vehicles customarily parked at the residence by persons who reside at the residence within the zone.
B. Temporary Permits: A maximum of three permits (temporary) for each residence in the zone for use only by public, commercial, or private guests temporarily at the residence.
C. As a condition to the issuance of a permit, the Department of Police Services shall collect a fee from the permittee in an amount established in accordance with this code.
Y.7 Displaying permits.
A. An annual permit shall be issued in the form of a decal which shall be affixed to the left rear bumper of the registered vehicle. If the vehicle is not equipped with a bumper, the decal shall be visibly attached to the left rear portion of the vehicle.
B. A temporary permit shall be issued in the form of a card which shall be issued in the form of a card which shall be placed on the dashboard of the authorized vehicle, on the driver’s side, clearly visible from the outside.
J. LOCATING AND PLANNING NEW DEVELOPMENT
That the Residential-Planning Community Development designation for the former Ferry Landing site shall include an open space/parkland public area within the Orange Avenue rightof-way extension area. This area shall be at a minimum 105’ in width extending northward from 1st Street to the Port Tidelands jurisdictional area.
IV. DESCRIPTIVE TEXT FOR LAND USE PLAN MAPS
Attachment 7
36 a. Overview
Three maps are within this document. Together these maps and the Figures contained in this report comprise the City’s LCP Land Use Plan maps.
The “City of Coronado” map depicts the City’s existing General Plan (as amended through the years). The map also reflects the Orange Avenue Corridor Specific Plan (as amended through the years) that was first adopted in 2004. A more detailed map is also included of the Orange Avenue Corridor Specific Plan. The “Development Plan for Coronado Cays” map performs a similar function for the Coronado Cays development that the above “City” map performs for the “Village” and “Coronado Shores” portions of Coronado. The “Cays” map represents the Coronado Cays Specific Plan designations, previously referred to as the Coronado Cays Special Use Permit. b. Proposed Changes to the Coronado Cays Special Use Permit - See Figure 8 The Coronado Cays Company has been prevented by the U.S. Army Corps of Engineers for environmental reasons from dredging open the canal numbered “8” approved in the Cays Special use Permit (SUP). The Cays Company has expressed a desire to develop areas “5”, “6”, “7”, and “8” as a “Village with attached and detached homes and townhouses area. If such a revision of the SUP is permitted by the City, provision within this “Village” development of sufficient park area to replace the open space lost to the Cays residents by the elimination of the approved canal will be considered.
Moreover, the proposed wetlands project discussed in Section IIC of this report (if established by the Coronado Cay Company) will be depicted in the Cays Land Use Map on site number “7”, as will the fact that under State law residential uses are not permitted on Crown Isle and Grand Caribe Isle (since these areas are owned by the San Diego Unified Port District, and residential uses are prohibited on Port District property).
V. LAND USE PLAN MAPS
a. City of Coronado “Village” map
b. Orange Avenue Corridor Specific Plan map
c. Coronado Cays Specific Plan map as adopted in November 2001 when the Coronado Cays Special Use Permit was replaced with the adoption of a Coronado Cays Specific Plan. The zoning map designations and densities remained the same and simply reflected a more current mapping of the Coronado Cays Development area.
Attachment 7
Figurre 10
Attachment 7
38 Figure 11
Attachment 7
Figure 12
Attachment 7
41 VI. IMPLEMENTATION
The activities which will be required to implement this Land Use Plan, fall into three categories:
1. Affirmative Action: This category includes recommendations which will require specific rezonings, specific physical improvements, the generation of funds, or the redefinition of zoning ordinances, etc.
2. Responsive Action: This category includes the kind of things which must be done to defend or protect the community against actions proposed by others which appear to be inconsistent with the Land Use Plan and its objectives. (e.g., a development inconsistent with zoning recommendations; buildings inconsistent with plan recommendations; traffic pattern changes; etc.). This should not be characterized as "negativism", but rather the positive response of people concerned with their environment.
3. Interpretive Action: It is contemplated that questions will arise with respect to the manner in which the Land Use Plan should be construed. These questions might be raised by City staff, the Coastal Commission, other governmental agencies, by developers and property owners, and by members of the citizenry at large.
As suggested in this report's "Flow Chart of the LCP Process (Figure 2) all threeof the above types of actions will be addressed through the City's present Environmental Design Review Commission, Planning Commission and City Council review processes.
The City's proposed "Affirmative Actions" and the "Responsive Actions" for presently anticipated projects are outlined in detail by topic in the "Adopted Action Program" chapter of this document. Coronado will soon apply for a California Coasta1 Commission Implementation Grant to cover the cost of implementing the city's LCP "Action Program". This Implementation Grant request will include a detailed LCP implementation time line and further details on the City's LCP implementation program.
Coronado's "Responsive Action" to anticipated projects and issues, and its "Interpretive Actions" will be formulated utilizing the City's adopted LCP policies as outlined in Chapter III of this document.
Future public hearings or changing circumstances may necessitate modification of the City's LCP. Such LCP changes will be governed by State law, in particular, the requirements of the California Coastal Act of 1976.
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