C. The following accessory uses are allowed in conjunction with the single-family dwelling building or duplex:
1. Incidental home occupations subject to the provisions of Chapter 20.08 CMC.
2. Accessory buildings subject to the provisions of Chapter 86.56 CMC.
D. Small residential care facility, supportive housing, and transitional housing.
E. Two-unit residential developments subject to CMC 86.56.180. (Ord. 2021-06 § 5, 2021; Ord. 2062 § 2 (Exh. A), 2016)
City of Coronado Page 261
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.10.030 Daylight plane and height regulations.
A. No building shall have a finished first-story floor or a finished floor directly above an underground parking garage or basement greater than 30 inches above “grade.” B. Main Buildings. “Daylight plane” is intended to provide for light and air, and to limit the impacts of bulk and mass on adjacent properties. The daylight plane restriction, when combined with the maximum height limit, defines the “building envelope” within which all new structures or additions must be contained. The daylight plane is an inclined plane, beginning at 18 feet above grade at the side property line, and extending into the site at 45 degrees from the vertical up to the maximum height limit. Main buildings shall not contain more than two stories and shall comply with the height limits and daylight plane restrictions depicted in the following table and graphic illustration:
Lot Width Height limit for roof pitch less than 3:12 including the top of any wall surrounding a roof with a pitch of less than 3:12 Height limit for roof pitch 3:12 and
greater
< 27 feet 25 feet 26 feet
27 – 27.9 feet 25 feet 27 feet
28 – 28.9 feet 25 feet 28 feet
29 – 29.9 feet 25 feet 29 feet
30 feet & greater 25 feet 30 feet
Daylight Plane
The following are exempt from the daylight plane requirements:
1. The 45-degree offset shall not be required along a side property line which is adjoining and parallel to a public street, public alley or public open space.
2. The following features may extend beyond the daylight plane provided they are below the height limit:
a. Dormers, gables, cupolas, domes, skylights, parapet walls or similar architectural features; provided, that such features shall not exceed the height limit and the sum of the actual or implied volume of such features which project beyond the daylight plane shall not exceed a maximum of 100 cubic feet when both sides are combined. Furthermore, no one side shall exceed 50 cubic feet except when along a “southerly side lot line” which shall be allowed a maximum of 100 cubic feet. The area of parapet walls, roof decks City of Coronado Page 262
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. behind parapet walls and similar design features, shall include the volume bounded by the daylight plane, the vertical face of the parapet wall and a level plane at the top of the parapet; b. Cornices, eaves, and similar architectural features provided such features do not extend past the daylight plane more than two feet (flat roofs, flat eaves, continuous walls or enclosures of usable interior space are prohibited to extend past the daylight plane except as permitted above).
3. Chimneys and flues that do not exceed five feet in width; provided, that chimneys do not extend past the required daylight plane a distance exceeding the minimum required by building codes.
4. Architectural features permitted by CMC 86.56.050(C)(1)(a) through (d).
5. Antennas.
C. Accessory Buildings. Accessory buildings shall not contain more than one story (except for a “carriage house” in accordance with CMC 86.56.110) and shall comply with the following height restrictions:
Accessory Building Maximum Height Limit
< 3:12 Roof Pitch 3:12 – < 6:12 Roof Pitch ≥ 6:12 Roof Pitch 11 feet. 14 feet, 4 inches.
Parapet walls may extend to 14 feet.
14 feet, 4 inches.
15% of the roof plan area may extend to 15
feet, 7 inches.
Carriage House Maximum Height Limit
< 3:12 Roof Pitch ≥ 3:12 Roof Pitch
20 feet.
Parapet walls may extend to 21 feet.
22 feet.
That portion of a “carriage house” which does not contain a second-story “habitable room” shall be limited to the above height restrictions for one-story accessory buildings and no roof dormers or other roof projections (except eaves) shall be permitted. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.035 Floor area ratio.
Development shall not exceed a base and maximum “floor area ratio” (FAR) in accordance with the following chart and table:
City of Coronado Page 263
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Allowable Base “Floor Area Ratio” (FAR) and Maximum FAR vs. “Gross Lot Area” (GLA) GLA
(sq. ft.) Base FAR Max FAR GLA(sq. ft.)
Base
FAR
Max
FAR
GLA
(sq. ft.) Base FAR Max FAR GLA(sq. ft.) Base FAR Max FAR 600 0.641 0.740 3100 0.606 0.697 5600 0.525 0.633 8100 0.436 0.565 700 0.640 0.738 3200 0.604 0.695 5700 0.521 0.630 8200 0.432 0.562 800 0.639 0.736 3300 0.603 0.693 5800 0.518 0.628 8300 0.429 0.560 900 0.637 0.735 3400 0.601 0.692 5900 0.514 0.625 8400 0.425 0.557 1000 0.636 0.733 3500 0.600 0.690 6000 0.511 0.622 8500 0.421 0.554 1100 0.634 0.731 3600 0.596 0.687 6100 0.507 0.619 8600 0.418 0.552 1200 0.633 0.729 3700 0.593 0.685 6200 0.504 0.617 8700 0.414 0.549 1300 0.631 0.728 3800 0.589 0.682 6300 0.500 0.614 8800 0.411 0.546 1400 0.630 0.726 3900 0.586 0.679 6400 0.496 0.611 8900 0.407 0.543 1500 0.629 0.724 4000 0.582 0.676 6500 0.493 0.609 9000 0.404 0.541 1600 0.627 0.723 4100 0.579 0.674 6600 0.489 0.606 9100 0.400 0.538 1700 0.626 0.721 4200 0.575 0.671 6700 0.486 0.603 9200 0.396 0.535 1800 0.624 0.719 4300 0.571 0.668 6800 0.482 0.600 9300 0.393 0.533 1900 0.623 0.717 4400 0.568 0.666 6900 0.479 0.598 9400 0.389 0.530 2000 0.621 0.716 4500 0.564 0.663 7000 0.475 0.595 9500 0.386 0.527 City of Coronado Page 264
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
GLA
(sq. ft.) Base FAR Max FAR GLA(sq. ft.)
Base
FAR
Max
FAR
GLA
(sq. ft.) Base FAR Max FAR GLA(sq. ft.) Base FAR Max FAR 2100 0.620 0.714 4600 0.561 0.660 7100 0.471 0.592 9600 0.382 0.524 2200 0.619 0.712 4700 0.557 0.657 7200 0.468 0.590 9700 0.379 0.522 2300 0.617 0.711 4800 0.554 0.655 7300 0.464 0.587 9800 0.375 0.519 2400 0.616 0.709 4900 0.550 0.652 7400 0.461 0.584 9900 0.371 0.516 2500 0.614 0.707 5000 0.546 0.649 7500 0.457 0.581 10000 0.368 0.514 2600 0.613 0.705 5100 0.543 0.647 7600 0.454 0.579 10100 0.364 0.511 2700 0.611 0.704 5200 0.539 0.644 7700 0.450 0.576 10200 0.361 0.508 2800 0.610 0.702 5300 0.536 0.641 7800 0.446 0.573 10300 0.357 0.505 2900 0.609 0.700 5400 0.532 0.638 7900 0.443 0.571 10400 0.354 0.503 3000 0.607 0.699 5500 0.529 0.636 8000 0.439 0.568 ≥10500 0.350 0.500 The base FAR may be cumulatively increased to the maximum FAR shown in the above chart and table if the development is designed:
A. With a different front elevation compared to all other development on both the subject block face and the block face immediately across the street from the front of the subject property if new construction, replacement or 50 percent or more reconstructed or restored; and
B. With one or more of the following additional design features incorporated into the project. Each additional design feature has a corresponding FAR bonus, which is cumulatively added to the base FAR up to the maximum FAR permitted above. In addition, the following list is succeeded by a list of FAR deductions which cumulatively reduce the allowable FAR, but in no case shall the allowable FAR be reduced below the above base FAR:
ADDITIONAL DESIGN FEATURES FAR
BONUS
LANDSCAPE
(A maximum of 0.03 FAR bonus points permitted.)
1. Preserve an existing tree (with a minimum diameter of eight inches for a shade tree or 16 inches for a palm tree, measured four feet, six inches above the root crown, and a height of no less than 20 feet) and its root system in the required front yard, and install an automatic irrigation system for all landscaping in the front yard, including the adjoining public property. .02
2. Preserve an existing shade tree (with a minimum diameter of eight inches, measured four feet, six inches above the root crown, and a height of no less than 20 feet) and its root system on the subject property, other than within the required front yard, and install an automatic irrigation system for all landscaping in the rear yard. .01
FRONT PORCH
3. An unenclosed front porch with a minimum of 50 percent of the perimeter walls of said porch at least 65 percent or more permanently open to the passage of light and air (porches on corner lots may wrap a maximum of 60 percent of the required length around the corner of the dwelling from the front to the street side yard so long as required setbacks are satisfied):
A. Raised a minimum of 12 inches above the ground, has a length of at least 65 percent of the width of the dwelling, projects out a minimum of eight feet from the dwelling (eaves may project an additional 12 inches) and a minimum of 50 percent is covered with a permanent, solid, waterproof roof and the remaining portion covered by a minimum 10 percent solid trellis; or
.02
B. Has a length of at least 50 percent of the width of the dwelling, projects out a minimum of six feet from the dwelling (eaves may project an additional 12 inches) and is 100 percent covered with a permanent, solid, waterproof roof.
.01
ROOFS
City of Coronado Page 265
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
ADDITIONAL DESIGN FEATURES FAR
BONUS
(A maximum of 0.02 FAR bonus points permitted.)
4. A roof on the main building having a slope of at least 4:12 but less than 6:12 for at least 80 percent of the total building area with eaves projecting a minimum of 12 inches for the entire sloped roof perimeter. .01
5. A roof on the main building with a pitch of 6:12 or greater for at least 80 percent of the total building area with eaves projecting a minimum of 12 inches for the entire sloped roof perimeter and the 6:12 portion of the roof’s ridge axis perpendicular to the street. .02
6. On lots which are 40 feet or less in width: a main building with a variation of roof lines visible from all adjoining street rightsof-way..01
7. A roof on the main building having a slope of 4:12 or greater for at least 80 percent of the total building area with eaves equivalent to at least five percent of the width of the front facade for the entire sloped roof perimeter with a minimum of 24 inches. .01
WINDOWS
8. All windows along both side facades of the main building, at the second story, offset horizontally at least 12 inches (edge to edge) from windows of immediately adjoining main buildings. Windows with a sill height of 66 inches or more above the floor or separated by 20 feet or more horizontally are not required to be offset. .01
STRUCTURAL COVERAGE
9. A maximum total structural coverage of 40 percent with exceptions otherwise permitted:
A. For lots with a gross lot area of 5,650 square feet or less; or .02 B. For lots with a gross lot area greater than 5,650 square feet. .01
10. A main building where the second-story gross floor area and floor area equivalent is 50 percent or less of the gross floor area and floor area equivalent of the first story.
.02
GARAGES AND DRIVEWAYS
(A maximum of 0.02 FAR bonus points permitted.)
11. An on-grade detached garage adjacent to the rear property line with the following garage and site restrictions: (a) limited to a depth of 26 feet from the rear property line; (b) a maximum of 11 feet in height for flat roofs or 13 feet in height for sloped roofs of 4:12 or greater; and (c) a minimum rear yard setback of 66 feet to any main building (the separation between the garage and main building shall be open from the ground to the sky except for projections or landscape accessory structures otherwise permitted). .02
12. A garage with the following garage and site restrictions: (a) on a lot that does not abut an alley, or due to the location of the lot or physical attributes of the land, the garage may only be accessed by vehicles through the front yard; (b) the garage provides the required covered parking; and (c) the lot is not a corner lot:
A. All on-grade garages located in the rear 50 percent of the lot depth with a driveway maximum width of 10 feet in the first 30 percent of the lot depth.
.02
B. All on-grade attached garages with parking garage doors which are visible from the street with a maximum cumulative door width of 18 feet, set back four feet or more from the dominant adjoining building facade and which are wood and contain architectural details.
.01
C. All parking garages with vehicle access doors turned 90 degrees or more from the street or which are otherwise not visible from the street, provided the garage door(s) are facing the adjacent side yard setback and the garage wall facing toward the street does not extend beyond the adjacent front facade of the building. .01
SETBACKS AND HEIGHT
13. A main building limited to one story with a maximum height of 14 feet to top of a flat roof and 20 feet to the ridge or peak of sloped roofs (otherwise permitted exceptions allowed).
.03
14. A main building with a maximum flat or ridge roof height of 150 percent of the flat or sloped roof ridge height of the shortest of the immediately adjoining next door main building, provided at least one of the neighboring main buildings does not exceed one story or 14 feet in height (may not be combined with other height features). .02
15. A main building with a roof height limited to 90 percent of otherwise allowable height (may not be combined with other height features).
.01
16. A second-story front facade set back a minimum of eight feet from the dominant first-story facade for a minimum of 70 percent of the width of the first story.
.01
17. A courtyard on the side facade of the main building which is along a “northerly side lot line,” open to the side yard, of at least 15 feet in width (parallel to the side property line), and a minimum depth of 30 percent of the lot width from the side property line. .01
City of Coronado Page 266
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
ADDITIONAL DESIGN FEATURES FAR
BONUS
Said courtyard shall be open to the sky, except for architectural features which may project into the courtyard up to a maximum of 10 percent of the lot width. Said courtyard shall be an integral part of the main building and not open to the front or rear yards.
18. A main building with one increased side yard setback above 16 feet in height which slopes away from the vertical plane of the required side yard setback line by at least 45 degrees:
A. With the increased side yard provided along a “northerly side lot line”; or .02 B. With the increased side yard located other than along the northerly side property described above. .01 Dormers shall be permitted to encroach into the 45-degree setback; provided, that they comply with CMC
86.56.130, Roof dormers.
19. A main building with increased side yard setbacks on both sides above 16 feet in height which slope away from the vertical plane of the required side yard setback lines by at least 45 degrees. Dormers shall be permitted to encroach into the 45-degree setbacks; provided, that they comply with CMC 86.56.130, Roof dormers (may not be combined with number 18). .02
20. One side yard setback above the first story which is at least 33 percent greater than the minimum required side yard setback. .01
21. Both side yard setbacks above the first story which are at least 33 percent greater than the minimum required side yard setback (may not be combined with number 20).
.02
22. On lots which are 30 feet or less in width: two or more attached dwellings and covered parking constructed with a common zero side yard setback on two or more lots having contiguous interior lot lines. The remaining side yards shall not be less than 20 percent of the width of each respective lot. All side street lot lines and interior lot lines adjoining property not part of the development shall not be permitted to have such a reduced side yard. .02
ARCHITECT AND DESIGN REVIEW
23. Plans drawn, stamped and signed by a California licensed architect with the architect-of-record’s title block on all sheets of the plans and an affidavit signed by the architect stating that the plans were drawn by or under the direct supervision and approval of him or her.
.01
24. Approval from the Design Review Commission of the exterior design of all proposed structures on the property. .04
HISTORIC DESIGNATION
25. Approval of a historic alteration permit by the City of Coronado. .02
FAR DEDUCTIONS
26. FAR Deductions:
A. More than 18 lineal feet (cumulative) of garage door(s) or garage doors over 8 feet in height on the front facade of the main building;
-.01
B. For existing dwellings, a deck or balcony on any building adjoining a building facade or on or above the roof which is above the finished floor of the second story or 14 feet above grade, which does not have all of the following minimum setbacks:
-.01
1. A front and street side setback of five feet from the adjoining front or street side facade;
2. An interior side setback from the side facade of the structure as follows:
3. A rear setback of 50 percent of the lot depth;
C. A main building whose front and side elevations have architectural elements such as, but not limited to, windows, doors and columns that are higher than 14 feet; -.01
City of Coronado Page 267
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
ADDITIONAL DESIGN FEATURES FAR
BONUS
D. For existing dwellings, a finished first-story floor or a finished floor directly above an underground parking garage or basement greater than 30 inches above grade;
-.01
E. For existing dwellings, landscaping with plant material or water features between the front of the main building and the front property line which is less than 40 percent of said area for lots with a frontage less than 50 feet in width and less than 60 percent for lots with a frontage of 50 feet or greater; -.01
F. A main building with facades of the same color, style, and texture as the main building of either adjoining property;
-.01
G. Construction of a new main building with the same roof pitch as the main building of either adjoining property as viewed from the street (a minimum roof pitch of 1:12 difference is required). The following roofs are excluded:
-.01
1. Roofs with the main ridge line oriented 90 degrees to the ridge line of both adjoining roofs; and
2. Roofs with the main ridge line having an eight-foot or greater vertical height difference as compared to the ridge line of both adjoining roofs (e.g., one story vs. two story). (Ord. 2062 § 2 (Exh. A), 2016)
86.10.040 Front yard required.
There shall be a front yard of not less than 25 feet.
The following are exceptions to this requirement:
A. Lots having a depth of 60 feet or less shall have a front yard of no less than 15 percent of the depth of the lot.
B. Lots with a “front lot line” solely along an alley shall provide a first-story front yard of no less than five feet and a second-story front yard of no less than 10 feet. No portion of a structure within 10 feet of the alley front lot line shall exceed the height limit for accessory buildings.
C. Where the average front yard setback of a block face is less than 25 feet, the required setback may be computed based on said average in accordance with CMC 86.56.630. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.050 Rear yard required.
A. There shall be a first-story rear yard of not less than 10 percent of the depth of the lot; provided, however, such rear yard need not exceed 10 feet (the handle portion of a panhandle lot shall be excluded from lot depth calculations).
B. 1. There shall be a setback of five feet from any rear property line for accessory structures and for covered parking which is attached to the main building, except that for lots without vehicle access from an alley or that front solely on an alley, a maximum of three feet shall be required for rear yards of single-story detached garages limited to 24 feet in width and located in the rear 26 feet of the lot depth.
2. That portion of the covered parking which is in the required rear yard and is attached to the main building shall comply with the allowable height for accessory buildings.
C. For all lots except those with a rear property line adjoining a public park or bay, there shall be a second-story rear yard of not less than 40 percent of the depth of the lot, except for lots that are both 110 feet or less in depth, for which there shall be a second-story rear yard of not less than 30 percent of the lot depth. However, in no case would the lot area of the required second-story rear yard be required to exceed 40 percent, or 30 percent of the gross lot area, respectively (the handle portion of a panhandle lot shall be excluded from lot depth calculations).
1. The height of a single story within the required second-story rear yard shall comply with the allowable height for accessory buildings.
2. Roof decks and second-story balconies are prohibited in the second-story rear yard, except as otherwise permitted to project from said increased second-story setback line.
City of Coronado Page 268
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
D. Rear yards for a reversed corner lot shall be as provided in CMC 86.10.070.
E. Rear yards for a carriage house shall be as provided in CMC 86.56.110. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.060 Side yards required – Interior or corner lots.
A. There shall be a minimum side yard on each side of a building in accordance with the following table; provided, however, that such side yard shall not be less than three feet in width:
Lot Size (Square Feet) Side Yard (Percent of Lot
Width)
<8,000 10%
8,000 – 8,999 11%
9,000 – 9,999 12%
10,000 – 10,999 13%
11,000 – 11,999 14%
>11,999 15%
The following are exceptions to this requirement:
1. For side yards adjoining an alley, a maximum of five feet shall be required;
2. For single-story detached accessory structures located in the rear 26 feet of the lot depth, side yards of not less than 10 percent of the width of the lot shall be provided; however, such side yards shall not be less than three feet and need not exceed five feet;
3. For lots without vehicle access from an alley or that front solely on an alley, a single-story detached garage limited to 24 feet in width and located in the rear 26 feet of the lot depth shall be required to provide a maximum three-foot side yard; and
4. For lots 50 feet or less in width, regardless of lot size, side yards of not less than 10 percent of the width of the lot shall be provided; however, such side yards shall not be less than three feet and need not exceed five feet.
B. Where two single-family dwelling buildings, duplex development, or detached garages are proposed for two or more lots having contiguous interior lot lines, one side yard of each lot may be reduced to a zero setback upon site plan approval. The remaining side yard shall not be less than 20 percent of the width of the lot; provided, however, that such side yard shall not be less than six feet. All side street lot lines and interior lot lines adjoining property not part of the development shall not be permitted to have such a reduced side yard. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.070 Reversed corner lots – Side and rear yards.
A. There shall be a side yard on the side street lot line of a reversed corner lot of not less than 50 percent of the average of the front yards required on the first five building sites on the block face that are adjoining or adjacent to the rear lot line of the reversed corner lot or as required in CMC 86.10.060(A), whichever is greater. The remaining side yard and the first-story rear yard shall not be less than 10 percent of the width or depth of the lot respectively; provided, however, that such side yard width or first-story rear yard depth shall not be less than three feet and need not exceed five feet. The front yard shall be as provided in CMC 86.10.040.
B. There shall be a second-story rear yard for a reversed corner lot of not less than 20 percent of the depth of the lot.
However, in no case shall the lot area of the required second-story rear yard exceed 20 percent of the total lot size, respectively.
1. The height of a single story within the required second-story rear yard shall comply with the allowable height for accessory buildings.
City of Coronado Page 269
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
2. Roof decks and second-story balconies are prohibited in the second-story rear yard except as otherwise permitted to project from said increased second-story setback line.
C. Where a single-family dwelling building or duplex development is proposed for two or more lots having contiguous interior lot lines, the reduced side yard as provided under CMC 86.10.060(B) shall apply only to the interior lot line of a reversed corner lot. The side yard on the side street lot line shall be increased by the width of the setback required for the interior lot line prior to reduction.
D. Reversed corner lots having one side lot line on a street and the remaining side lot line on a street or alley shall maintain a setback on the side street lot line of not less than 10 percent of the width of the lot and no less than 25 feet. CMC 86.56.630 (Exceptions – Average front yard setback rule) may be applied to the setback on this side street lot line. The remaining side yard shall be no less than 10 percent of the width (for the front and rear yards) of the lot, respectively; provided, however, that such side yard width or front, or rear yard depth, shall be not less than three feet and need not exceed five feet. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.080 Dormers.
Dormers shall be in accordance with CMC 86.56.130. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.085 Roof decks and balconies above 14 feet.
Roof decks and balconies above 14 feet shall be in accordance with CMC 86.56.140. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.090 Lot area per dwelling.
Each single-family dwelling building hereafter erected or structurally altered shall have a minimum total gross lot area of 3,500 square feet. One single-family dwelling building shall be permitted on a lot or parcel of less area than required by this chapter, provided such lot or parcel was a legal lot or parcel of record and is a lot or parcel under one ownership on July 1, 1973, and provided the owner of such lot or parcel has not owned or purchased any adjoining property since July 1, 1973. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.100 Maximum structural coverage allowed.
The total structural coverage shall not exceed 50 percent of the gross lot or building site area and the gross floor area of the second story shall not exceed the gross floor area of the first story (attached enclosed garages shall be considered as part of the first-story gross floor area).
The following are exceptions to this requirement:
A. The total structural coverage may be increased to 60 percent of the gross lot or building site area so long as the main building is limited to one story with a maximum height of 14 feet to the top of a flat roof with a pitch less than 3:12 and 20 feet to the ridge of a sloped roof with a pitch of 3:12 or greater. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.110 Off-street parking required.
Off-street parking shall be provided in conformance with Chapter 86.58 CMC. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.120 Development landscaping required.
A. A minimum of 35 percent of the total site area of new residential developments and 15 percent of the total site area of new commercial developments (in both cases excluding waterways and required streets and sidewalks) shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping; B. A maximum of 50 percent of the landscaping required by this title may be provided by the use of either water features or by the use of water features and decorative rock, decorative paved surfaces, fixed seating, planter walls, open decks, barbecues, fire pits, arbors or gazebos limited to 50 square feet, and similar garden hard surface features;
C. For lots with a “frontage” less than 50 feet, a minimum of 40 percent of the area between the front of the main building and the front property line shall be landscaped with plant material or water features; D. For lots with a “frontage” of 50 feet or greater, a minimum of 60 percent of the area between the front of the main building and the front property line shall be landscaped with plant material or water features; City of Coronado Page 270
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
E. When new construction or additions over 500 square feet in size are constructed, the property owner shall plant street trees in all public rights-of-way adjacent to said property, if space is available. It shall be the responsibility of the adjoining property owner to provide an automatic irrigation system for said trees. All shade trees shall have a minimum two-inch diameter trunk (measured four feet, six inches above the root crown) and palm trees shall have a minimum six-foot brown trunk. The tree species, spacing, planting and/or removal of existing trees shall be at the direction of the City of Coronado in accordance with City specifications and the City’s approved street tree list. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.130 Facade treatment required.
A. The side facades of all stories of main buildings shall incorporate design components to provide relief and visual and architectural interest and variety. Such components may consist of facade plane offsets, vertical and/or horizontal articulation of the facade, architectural projections, recessed windows, varied texture and materials, and similar design features. Long uninterrupted exterior walls shall be avoided.
B. The side facade treatment shall not encroach into the required side yards except as permitted elsewhere in this title. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.140 Courtesy notice.
Courtesy notice shall be in accordance with CMC 86.56.632. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.150 Nonconforming uses and structural nonconformities.
Nonconforming uses and structural nonconformities shall be in accordance with Chapter 86.50 CMC. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.160 Special provisions.
Special provisions (additional regulations, exceptions and lot and building certification requirements) shall be in accordance with Chapter 86.56 CMC. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.170 Lot and building certification required.
Property corners, lot dimensions, gross lot area, grade, building height, front, side and rear yard setback certification shall be in accordance with CMC 86.56.635. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.180 Undergrounding of utilities.
Undergrounding of utilities shall be in accordance with CMC 86.56.840. (Ord. 2062 § 2 (Exh. A), 2016)
86.10.190 Mechanical equipment.
Mechanical equipment shall be in accordance with CMC 86.56.120. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 271
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. .
Chapter 86.18
R-5 – MULTIPLE-FAMILY RESIDENTIAL ZONE
Sections:
86.18.010 Purpose and intent.
86.18.020 Permitted and accessory uses.
86.18.030 Height regulations.
86.18.040 Front yard required.
86.18.050 Rear yard required.
86.18.060 Side yard required.
86.18.070 Building site area per family.
86.18.080 Maximum structural coverage allowed.
86.18.090 Off-street parking required.
86.18.100 Design review required.
86.18.110 Deviation from standards.
86.18.120 Development landscape required.
86.18.010 Purpose and intent.
The purpose and intent of this chapter is to provide regulations for residential land development at an overall maximum density of 47 dwelling units per acre consisting of high quality multiple-family dwelling structures and supporting facilities consisting of noncommercial recreation facilities and maintenance and operational facilities essential to the development. (Ord. 1559)
86.18.020 Permitted and accessory uses.
A. The following uses shall be allowed in the R-5 Zone:
1. Multiple-family dwelling structures.
B. The following accessory uses are allowed in conjunction with the uses specified in subsection A of this section:
1. Incidental home occupations subject to the provisions of Chapter 20.08 CMC.
2. Accessory buildings subject to the provisions of Chapter 86.56 CMC.
3. Appropriate condominium sales offices are authorized, subject to the requirement that one such office is permitted in each of several buildings of a development, and all such sales offices must cease upon initial sale of 90 percent of the units in that building; and provided further, that such office may be used only for the initial sale of new condominiums and not for rentals of 30 days or less and not for resales except as may be incident to an exchange for a new unit.
C. Small and large residential care facility, supportive housing, and transitional housing. (Ord. 2040 §§ 6, 11, 2014; Ord. 2022 §§ 5, 10, 2011; Ord. 2015 § 9, 2010; Ord. 1559)
86.18.030 Height regulations.
All multiple-family dwelling structures shall be no more and no less than 150 feet in height. No accessory building shall exceed two stories and 25 feet in height. (Ord. 1559)
86.18.040 Front yard required.
There shall be a front yard of 25 percent of the depth of the lot; provided, however, that no such front yard need exceed 25 feet.
City of Coronado Page 272
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.18.050 Rear yard required.
There shall be a rear yard of not less than 25 percent of the depth of the lot; provided, however, that no such rear yard need exceed 25 feet.
86.18.060 Side yard required.
There shall be a side yard of not less than 10 percent of the width of the lot or building site, however, such side yards shall be no less than five feet, and in cases where the building or structure is more than two stories in height, each such side yard shall be increased one foot in width for each additional story above the second story.
86.18.070 Building site area per family.
Subject to the provisions of this chapter, the overall density of the R-5 Zone as shown in the adopted General Plan shall not exceed 47 dwelling units per acre or an average of 725 square feet of building site area per dwelling unit.
86.18.080 Maximum structural coverage allowed.
The total structural coverage shall not exceed 33 percent of the total gross building site area.
86.18.090 Off-street parking required.
Off-street parking shall be provided in conformance with Chapter 86.58 CMC. (Ord. 1544)
86.18.100 Design review required.
Design review is required in conformance with this code.
86.18.110 Deviation from standards.
If any structure deviates from this chapter, it shall be subject to review and approval pursuant to Chapter 86.54 CMC, Administration and Enforcement.
86.18.120 Development landscape required.
A minimum of 35 percent of the total site area of new residential developments and 15 percent of the total site area of new commercial developments (in both cases excluding waterways, and required street and sidewalks) shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping. (Ord. 1586) City of Coronado Page 273
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.20
R-SCD – RESIDENTIAL-SPECIAL CARE DEVELOPMENT ZONE
Sections:
86.20.010 Purpose and intent.
86.20.020 Permitted and accessory uses.
86.20.030 Height regulation.
86.20.040 Front yard required.
86.20.050 Side yard required.
86.20.060 Rear yard required.
86.20.070 Off-street parking required.
86.20.080 Maximum structural coverage allowed.
86.20.090 Design review required.
86.20.100 Development landscaping required.
86.20.010 Purpose and intent.
The purpose and intent of this chapter is to provide regulations governing limited residential special care facilities located in close proximity to hospital services. Such facilities are intended to provide the ambulatory elderly a care and housing opportunity within the community that addresses their unique needs and facilitates their continued participation in community activities. This chapter is also intended to provide regulations governing skilled nursing facilities for either the ambulatory or nonambulatory in such a location. (Ord. 1684; Ord. 1507)
86.20.020 Permitted and accessory uses.
The following uses shall be allowed in the Residential-Special Care Development Zone:
A. A limited residential special care facility located in close proximity to hospital service on a lot not less than one acre in size. Such a facility shall be designed for, and operated at, a resident population density of not more than 64 habitable units per acre and two occupants per habitable unit.
B. Special care may include nursing (excluding on-site medical), centralized kitchen and dining facilities, recreational facilities, noise control features, special ingress and egress, internal communication systems, transportation services, and similar supportive services benefiting from close proximity to a medical complex.
C. A skilled nursing facility on a lot not less than 0.9 acres containing not more than 90 beds in a total of not more than 32 nursing units.
D. The following accessory uses are allowed in conjunction with the residential special care facility or skilled nursing facility:
1. Accessory buildings subject to the provisions of Chapter 86.56 CMC (with the exception of CMC
86.56.100(D) and (E));
2. Off-street parking in conformance with Chapter 86.58 CMC;
3. Supportive special services or facilities, solely for resident use or care, that would conform to the permitted use of the zone. Such uses may include:
a. Group dining facilities;
b. Barber and beauty salon facilities;
c. Office space for management, dietician, and visiting doctor use; d. Storage facilities for medicine;
City of Coronado Page 274
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. e. Group meeting, activity or recreation facilities;
f. Chapel;
g. Any other use determined by the Planning Commission to be of the same general character as the above accessory uses.
86.20.030 Height regulation.
No structure shall exceed 30 feet in height and shall not contain more than two stories.
86.20.040 Front yard required.
There shall be a front yard of not less than 25 feet for skilled nursing facilities and 20 feet for residential special care facilities.
86.20.050 Side yard required.
There shall be side yards of not less than seven and one-half feet.
86.20.060 Rear yard required.
There shall be a rear yard of not less than 20 feet.
86.20.070 Off-street parking required.
Off-street parking shall be provided in conformance with Chapter 86.58 CMC.
86.20.080 Maximum structural coverage allowed.
The total structural coverage shall not exceed 55 percent of the gross lot area. (Ord. 1821)
86.20.090 Design review required.
Design review is required in conformance with this code.
86.20.100 Development landscaping required.
A minimum of 35 percent of the total site area of new residential developments and 15 percent of the total site area of new commercial developments (in both cases excluding waterways, and required streets and sidewalks) shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping.
City of Coronado Page 275
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.22
C – COMMERCIAL ZONE
See CMC Title 88, Orange Avenue Corridor Specific Plan, for land use, development regulations and design criteria for this zone.
Prior legislation: Ords. 1544, 1586, 1773, 1870 and 1954.
City of Coronado Page 276
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.24
P – PARKING OVERLAY ZONE
Sections:
86.24.010 Parking Overlay Zone.
86.24.020 Permitted uses.
86.24.030 Development standards.
86.24.010 Parking Overlay Zone.
The regulations set forth in this chapter shall apply in the Parking Overlay Zone.
86.24.020 Permitted uses.
Open air, temporary parking of transient automobiles and similar passenger type trucks; provided, that the areas so classified and used shall conform to the provisions of Chapter 86.58 CMC. No such land in the Parking Overlay Zone shall be used for the purpose of sales of new or used motor vehicles.
86.24.030 Development standards.
Development occurring on any property designated Parking Overlay for the purpose of constructing a parking lot or structure will comply with the development provisions of the underlying zone. (Ord. 1675) City of Coronado Page 277
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.26
L-C – LIMITED COMMERCIAL ZONE
(Repealed by Ord. 1954)
City of Coronado Page 278
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.28
C-R – COMMERCIAL RECREATION ZONE
Sections:
86.28.010 Purpose and intent.
86.28.020 Permitted uses – Special use permit required.
86.28.025 Height regulations.
86.28.030 Design review required.
86.28.040 Off-street parking.
86.28.050 Development landscaping required.
86.28.010 Purpose and intent.
The purpose and intent of the regulations contained in this chapter are to accommodate and promote the location of privately owned commercial-recreational activities in the shoreline areas of Coronado as identified in the General Plan so that limited tourist and recreational activities can be controlled and encouraged without the possibility of opening up such areas to commercial activities allowed in other Commercial Zones.
86.28.020 Permitted uses – Special use permit required.
Uses as listed in CMC 86.55.160 are subject to the provisions as set forth in Chapters 86.54 and 86.55 CMC. (Ord. 1675)
86.28.025 Height regulations.
No building or structure hereafter erected or structurally altered shall exceed 40 feet. (Ord. 1482)
86.28.030 Design review required.
Design review is required in conformance with this code.
86.28.040 Off-street parking.
Off-street parking shall be provided in conformance with Chapter 86.58 CMC.
86.28.050 Development landscaping required.
A minimum of 15 percent of the total site area of new developments shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping. (Ord. 1870; Ord. 1586) City of Coronado Page 279
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.32
H-M – HOTEL-MOTEL ZONE
Sections:
86.32.010 Purpose and intent.
86.32.020 Principal uses permitted.
86.32.030 Accessory uses.
86.32.040 Height regulations.
86.32.050 Front yard.
86.32.060 Side yard – Interior lot.
86.32.070 Side yard – Corner lot.
86.32.080 Rear yard.
86.32.090 Other required conditions.
86.32.100 Development landscaping required.
86.32.110 Special use permit required.
86.32.010 Purpose and intent.
It is the purpose and intent of this chapter to provide for areas in appropriate locations where centers providing for the needs of tourists, travelers and transient occupants may be established, maintained and protected. The regulations contained herein are designed to encourage the provision of “transient rental” facilities (other than “timeshare complexes”), restaurants, and other activities providing for the convenience, welfare or entertainment of the transient. (Ord. 1856; Ord. 1809)
86.32.020 Principal uses permitted.
The following uses shall be allowed in the H-M Zone:
A. Hotels and motels which provide habitable or dwelling units of which not more than six units or 15 percent (whichever is greater) shall be occupied by a resident occupant; B. Restaurants with entertainment facilities subject to the provisions of CMC 86.56.030; C. Restaurants serving food and beverages only within buildings and/or adjoining patios; D. Assembly halls, theaters, or other public or semi-public buildings subject to the provisions of CMC 86.55.280; E. Private clubs and lodges except those the chief activities of which are a service customarily carried on as a business subject to the provisions of CMC 86.55.280;
F. Art galleries;
G. Gift shops;
H. Other uses that, in the opinion of the Planning Commission, are consistent with the intent and purpose of this chapter. (Ord. 1956 § 11, 2004; Ord. 1856; Ord. 1559; Ord. 1495)
86.32.030 Accessory uses.
An accessory use may be located in a main building containing a principal use or may be in one or more accessory buildings on the same lot. An accessory use may also occupy a lot without a principal use, provided the principal use is located on an adjoining lot. The following accessory uses are permitted:
A. Hairstyling;
B. Clothing sales (new);
C. Convenience stores (offering tobacco, magazines, books, liquor, etc.); City of Coronado Page 280
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
D. Health conditioning;
E. Commercial or public parking lots and parking garages, subject to the provisions of Chapter 86.58 CMC; F. Storage buildings or garages;
G. Facilities for the repairing, cleaning or maintenance of materials associated with the accessory or primary use subject to the provisions of CMC 86.56.020;
H. Offices;
I. Florist; and
J. Any other establishment determined by the commission to be of the same general character as the above accessory uses. (Ord. 1856)
86.32.040 Height regulations.
No building or structure shall exceed 40 feet in height and shall not contain more than three stories.
86.32.050 Front yard.
Each lot shall maintain a front yard setback of 25 feet unless stated otherwise by Resolution 1944 adopted February 7, 1950.
86.32.060 Side yard – Interior lot.
On interior lots, buildings shall maintain a five-foot setback.
86.32.070 Side yard – Corner lot.
On corner lots, buildings shall maintain a 10-foot setback unless stated otherwise by Resolution 1944 adopted February 7, 1950.
86.32.080 Rear yard.
There shall be a rear yard of not less than 10 feet.
86.32.090 Other required conditions.
A. Design review and approval is required for all uses as provided for this code.
B. Trash storage areas are subject to the conditions of CMC 86.56.040.
C. Off-street parking required for all uses as provided for in Chapter 86.58 CMC.
D. All uses shall be conducted with a completely enclosed building or courtyard, except for recreational facilities, patio restaurants, florists and off-street parking.
E. Outdoor storage of merchandise (other than plants and flowers), material or equipment shall be permitted only when incidental to a permitted or accessory use located on the same premises, and provided that:
1. Storage area shall be completely enclosed by walls, fences or buildings, and shall be part of an approved site plan;
2. No outdoor storage of materials or equipment shall be permitted to exceed a height greater than that of any enclosing wall, fence, or building.
F. Information shall be provided and/or posted in a location visible and accessible to the public concerning the availability of public transit and alternative modes of transportation. (Ord. 1856) City of Coronado Page 281
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.32.100 Development landscaping required.
A. A minimum of 25 percent of the total site area of new residential developments and five percent of the total site of new nonresidential developments shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping.
B. When new construction occurs resulting in the addition of over 500 square feet of floor area, or when property is improved or renovated with a building permit valuation for the improvement or renovation of $50,000 or more, the developer, property owner or tenant of said site shall plant one or more street trees in the public right-of-way adjacent to said property, if space is available. All shade trees shall have a minimum four-inch diameter trunk (measured four feet, six inches above the root crown) and palm trees shall have a minimum six-foot brown trunk.
The specific number of trees, species, location, irrigation system, and planting methods shall be at the direction of the City of Coronado in accordance with City specifications and the City’s approved street tree list. Irrigation of said tree(s) shall be the responsibility of the adjoining property owner. (Ord. 1870; Ord. 1586)
86.32.110 Special use permit required.
A special use permit is required in conformance with this code for development consisting of a floor area ratio of greater than 1.8. (Ord. 1856)
City of Coronado Page 282
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.34
HOUSING ELEMENT OPPORTUNITY SITE OVERLAY ZONE
Sections:
86.34.010 Purpose.
86.34.020 Permitted Uses
86.34.030 Development Standards
86.34.040 By-Right Approval Process
86.34.010 Purpose
The purpose of the Housing Element Opportunity Site (HE) Overlay Zone is to facilitate housing production on opportunity sites identified in the General Plan Housing Element. The HE Overlay Zone aims to encourage new housing that is affordable to lower-income households with alternative development standards for projects that meet affordability criteria. There are two HE Subzones (HE-1 and HE-2), each with unique land use regulations and development standards.
86.34.020 Permitted Uses
Allowed uses in the HE Overlay Zone are the same as the underlying basic zone except as provided below.
A. All HE Subzones. Multiple-family residential development is allowed in the HE Overlay Zone.
B. HE-1 Subzone. On 919 C Avenue (APN 5373423400) and 901 C Avenue (APN 5373420100), as shown in Figure 86.34-1, a church, church-related thrift store, and school programing may continue as an allowed use if the site is developed with new residential uses.
Figure 86.34-1: 919 and 901 C Avenue
86.34.030 Development Standards
Development standards in the HE Overlay Zone are the same as the underlying basic zone except as provided below.
A. Standards for Qualifying Affordable Projects.
1. The standards in Table 86.34-1 apply to residential development that provides on-site affordable units (number of units and affordability levels) specified in Chapter 82.21 CMC. The minimum number of affordable units is calculated as the percentage of newly constructed units.
City of Coronado Page 283
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
2. All standards in the underlying basic zone not modified by Table 86.34-1 continue to apply to qualifying affordable projects.
Table 86.34-1: Development Standards for Qualifying Affordable Projects HE-1 HE-2
Minimum lot area per unit 1,089 sq. ft. 1,089 sq. ft.
Height
Stories 4 stories 4 stories
Feet 42 ft. 42 ft. [1]
FAR 1.6 No max.
Structural Coverage 75% No max.
Setbacks
Front 15 ft. No min.
Side As required by CMC
86.14.060
No min.
Rear
As required by Orange
Avenue Corridor
Specific Plan V.B.4.A
No min.
Notes:
[1] Additional 5 ft. height permitted for vertical mixed-use development. The additional 5 ft. is permitted only if the ground-floor height is 14 feet or more measured floor to ceiling.
B. All Other Projects. All projects that do not qualify for alternative development standards pursuant to CMC
86.34.040.A. must comply with the standards in the underlying basic zone.
C. Minimum Density. For a project that creates one or more new dwelling units on a development site, the minimum density is 16 dwelling units per acre, with the exception that no minimum density standard applies to 517 Orange Avenue (APN 5363810500).
86.34.040 By-Right Approval Process
A. Pursuant to Government Code Section 65583.2, a proposed multiple-family residential development project with 20 percent or more of units affordable to lower-income households on the following sites shall be reviewed by the City through a by-right approval process:
1. 919 C Avenue (APN 5373423400, 5373420100)
2. 517 Orange Avenue (APN 5363810500)
3. 1224 10th Street (APN 5374521300)
4. 1001 C Avenue (APN 5374521400)
5. 150 B Avenue (APN 5361022800, 5361022000, 5361023100, 5361023200, 5361023300)
6. 700 Orange Avenue (APN 5370822700, 5370822500, 5370821500)
7. 201 6th Street (APN 5364111100, 5364111000, 5364110900, 5364110800, 5364110700, 5364110600, 5364110500, 5364110400, 5364110300, 5364110200, 5364110100, 5360100500) B. As used in this section, “Lower income households” are defined in Health and Safety Code Section 50079.5. “By-right approval” means that the project does not require a special use permit, planned unit development permit, or other discretionary City review or approval. A by-right approval process may include ministerial design review as City of Coronado Page 284
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. required pursuant to Coronado Municipal Code Title 80. Any project that proposes or requires a subdivision map is required to comply with all State and local subdivision requirements.
City of Coronado Page 285
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.36
C-U – CIVIC USE ZONE
Sections:
86.36.010 Purpose and intent.
86.36.015 Height regulations.
86.36.020 Planning Commission review required.
86.36.030 Design review.
86.36.040 Development landscaping required.
86.36.050 City Hall and Community Center location.
86.36.060 Community Center gymnasium.
86.36.010 Purpose and intent.
The purpose and intent of this chapter is to provide for the identification of property owned, leased or otherwise controlled by any public agency including the City, any other city, County, City and County, school district, special district, State of California, United States government, or any quasi-public agency or institution whose property is used by the general public such as a hospital. Such property will most often be used for parks, recreation areas, beaches, civic centers, public schools and hospitals. It is the further purpose of this chapter to provide for review prior to the location of such uses as hereinafter provided.
86.36.015 Height regulations.
No building or structure hereafter erected or structurally altered shall exceed 40 feet, except as noted in CMC
86.36.060. (Ord. 1482)
86.36.020 Planning Commission review required.
Prior to the construction, exterior alteration or addition to any building in the C-U Zone, the Planning Commission shall review the construction, exterior alteration or addition for conformance with the General Plan or any adopted specific plan.
86.36.030 Design review.
Design review is required in conformance with this code.
86.36.040 Development landscaping required.
A minimum of 25 percent of the total site area of new residential developments and 15 percent of the total site of new nonresidential developments shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping. (Ord. 1870)
86.36.050 City Hall and Community Center location.
The Coronado City Hall and the Coronado Community Center shall be located within the area under study for the Glorietta Bay Master Plan, as presented to and accepted by the Coronado City Council on June 2, 1998, and cannot be relocated from that area without approval of a majority vote of the citizens of Coronado. (Ord. 1905)
86.36.060 Community Center gymnasium.
The Community Center gymnasium basketball courts shall be designed and constructed to allow for the playing of regulation league basketball mandating a basketball court of not less than 88 feet in length by 50 feet in width. The Glorietta Bay Master Plan shall have a height limitation not to exceed 35 feet. (Ballot measure passed November 5, 2002)
City of Coronado Page 286
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.37
CIVIC USE OVERLAY ZONE
Sections:
86.37.010 Civic Use Overlay Zone.
86.37.020 Permitted uses.
86.37.030 Development standards.
86.37.010 Civic Use Overlay Zone.
The regulations set forth in this chapter shall apply in the Civic Use Overlay Zone. (Ord. 1954 § 33, 2003)
86.37.020 Permitted uses.
Uses permitted in the Civic Use Zone or the underlying zoning designation. (Ord. 1954 § 33, 2003)
86.37.030 Development standards.
Development occurring on any property designated Civic Use Overlay for the purpose of constructing a civic facility shall comply with the development regulations contained in Chapter 86.36 CMC. (Ord. 1954 § 33, 2003) City of Coronado Page 287
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.38
OS – OPEN SPACE ZONE
Sections:
86.38.010 Purpose and intent.
86.38.020 Permitted uses.
86.38.030 Uses permitted – Special use permit required.
86.38.040 Height regulations.
86.38.050 Off-street parking.
86.38.060 Design review.
86.38.070 Development landscaping required.
86.38.010 Purpose and intent.
This chapter provides for the protection and preservation of open space areas within the City which are unique due to natural resources, visual amenities, public safety purposes, or recreational opportunities. (Ord. 1839)
86.38.020 Permitted uses.
The following uses shall be allowed in the Open Space Zone and shall be allowed for open space purposes only:
A. Public facilities (such as beaches, parks, recreational areas, open space and wildlife preserves) but limited to:
1. Steps, stairways or ramps that facilitate public access;
2. Restrooms;
3. Lifeguard towers, stations or other facilities for lifesaving or security purposes;
4. Fire rings and other picnic facilities;
5. Trash receptacles;
6. Landscaping;
7. Animal exercise area (dog run);
8. Beach cleaning equipment and structures appurtenant thereto;
9. Recreational, exercise, or sport equipment, facilities, or fields;
10. Nature interpretive facilities;
B. Pedestrian and bicycle trails or paths;
C. Tennis courts and tennis centers;
D. Golf courses and related facilities;
E. Parking facilities for any permitted use in the overlay zone; F. Utility and lighting facilities;
G. Boat launching ramps;
H. Uses expressly permitted by this title with a special use permit; and City of Coronado Page 288
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
I. Other uses, including limited military operations, that in the opinion of the Planning Commission are fully consistent with the intent and purpose of this chapter.
86.38.030 Uses permitted – Special use permit required.
Uses as listed in, and subject to the provisions as set forth in, Chapter 86.55 CMC.
86.38.040 Height regulations.
No building or structure hereafter erected or structurally altered shall exceed 40 feet. (Ord. 1482)
86.38.050 Off-street parking.
Off-street parking shall be provided in accordance with Chapter 86.58 CMC.
86.38.060 Design review.
Design review is required in conformance with this code.
86.38.070 Development landscaping required.
A minimum of 15 percent of the total site area of new developments shall be landscaped or habitat preserved for native ecosystems. Required parking spaces shall not be considered as a portion of the required landscaping or habitat. (Ord. 1870; Ord. 1586)
City of Coronado Page 289
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.39
TOZ – TIDELANDS OVERLAY ZONE
Sections:
86.39.010 Purpose.
86.39.020 Properties designated.
86.39.030 Development criteria.
86.39.040 Inclusion in local coastal program.
86.39.050 Exceptions.
86.39.060 Amendment.
86.39.070 Severability.
86.39.010 Purpose.
The purpose of the Tidelands Overlay Zone (TOZ) is to specify development criteria for certain unique tideland areas and other properties in the City. These criteria are in addition to the requirements of underlying zoning and are designed to permit and encourage development in the TOZ in a balanced manner that preserves their unique open space and recreational potential while permitting new economically viable coastally dependent commercial/recreation use. For the purpose of this chapter, “open space” shall be defined by CMC 86.04.550, except that “open space” shall not include areas not open for public access, roads, parking areas, or other similar facilities.
In the event of conflict between the provisions of this chapter and the Coronado Municipal Code and zoning ordinance, the provisions of this chapter shall prevail. If any of the numbered section headings of this chapter are unavailable for use, other appropriate designations shall be assigned by the City Council. (Ord. 1438)
86.39.020 Properties designated.
All those properties shown on the map attached to the measure codified in this chapter shall be subject to the provisions of the TOZ.
City of Coronado Page 290
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Tidelands Overlay Zone Map
86.39.030 Development criteria.
City of Coronado Page 291
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
All development in the TOZ shall comply with the following requirements in addition to the provisions of underlying zoning:
A. The total ratio for development of the entire TOZ shall not be less than 65 percent public parkland and public open space nor more than 35 percent commercial/recreation.
B. A minimum of 20 contiguous acres of the TOZ, exclusive of parking areas, roads, nonplaying facilities, and public shoreline accessways shall be improved and maintained for public park and playing facilities.
C. No more than one motel or hotel shall be permitted in the TOZ. Said motel or hotel shall be of the nonconvention type, shall be low rise, and shall contain a maximum of 300 rooms.
D. Public access to the existing shoreline shall be preserved throughout the TOZ by, at minimum, a 30-foot public accessway along the shoreline suitable for pedestrian and bicycle use.
E. No structure in the TOZ shall exceed 40 feet in height.
F. No development in the TOZ shall have a floor area ratio (the numerical value obtained by dividing the total floor area of a structure by the total lot area on which it sits) of greater than 100 percent, nor a structural coverage of greater than 60 percent. For purposes of computing floor area ratio and structural coverage, the acreage included in the 20 contiguous acre park and the acreage included in the 30-foot public accessway along the existing shoreline throughout the TOZ shall not be counted as part of any lot area.
G. Coastally dependent commercial/recreation development shall be preferred over other forms of new commercial/recreation development.
H. All new development in the TOZ shall be pursuant to a plan for development of the entire property owned or controlled by the applicant within the TOZ, and shall provide for the concurrent development of parks, public open space, and public facilities with any other permitted new development on property owned or controlled by the applicant.
I. Parking for new development in the TOZ shall conform to the standards of the Coronado Code, the San Diego Unified Port District, the Department of Navigation and Ocean Development, or the Coastal Commission, whichever is more restrictive.
J. Landscaping in the TOZ shall blend commercial/recreational areas with the public park and public open space areas, and all new development in the TOZ shall require a landscape plan approved by the Coronado Design Review Board or a City Council appointed community committee.
K. Pursuant to the authority of Section 87 of Appendix I of the Harbors and Navigation Code of California, direct vehicular access shall be provided, if feasible, from the Coronado Bridge toll station area to adjacent tideland area within the TOZ so that traffic impacts on City streets and services will be minimized. Such direct access shall be infeasible only if the City Council makes such finding supported by substantial evidence that specific economic, social or other factors make direct access infeasible.
L. Existing view corridors from City streets ends shall be preserved in all new development in the TOZ. (Ord. 1469)
86.39.040 Inclusion in local coastal program.
The provisions of this TOZ shall be included in Coronado’s local coastal program for approval by the Coastal Commission. (Ord. 1438)
86.39.050 Exceptions.
The provisions of this TOZ shall not apply to any development which has received all required discretionary approvals and building permits and on which substantial liabilities incurred in good faith as of the effective date of the initiative measure codified in this chapter.
City of Coronado Page 292
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.39.060 Amendment.
The TOZ may be amended, repealed, or modified only by majority vote of the voters of Coronado voting at an election thereon.
86.39.070 Severability.
If any provision of this chapter shall be found invalid by a court of law, said determination shall not affect the remaining portions of this chapter which shall remain in full force and effect. The initiative measure codified in this chapter shall, if passed by the voters, or enacted by the City Council, become effective according to law. For purposes of determining qualification for exception pursuant to CMC 86.39.050 only, the effective date of the initiative measure codified in this chapter shall be deemed to be the date upon which the measure codified in this chapter passed at the polls or was enacted by the City Council, whichever occurs first.
City of Coronado Page 293
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.42
R-PCD – RESIDENTIAL, PLANNED COMMUNITY DEVELOPMENT ZONE Sections:
86.42.010 Purpose and intent.
86.42.020 Precise development plan (PDP).
86.42.030 Nonresidential uses.
86.42.040 Planning Commission and City Council action.
86.42.050 Minimum standards.
86.42.055 Housing Element Opportunity Sites
86.42.060 Development landscaping required.
86.42.010 Purpose and intent.
The purpose and intent of the R-PCD Zone regulations contained in this chapter are to provide for orderly, comprehensively planned residential development, including related open space and accessory community services consisting of desirable recreational and commercial facilities, as well as maintenance and operational facilities essential to the development. Such residential land development normally requires deviation from the normal zoning regulations and standards regarding lot size, yard requirements, bulk and structural coverage in an effort to maximize the benefits accruing to the citizens of the City especially for the preservation of site, view and physical access. (Ord. 1482)
86.42.020 Precise development plan (PDP).
Prior to any development occurring on any property designated R-PCD on the zoning map, the property owner or his authorized representative shall submit to the Community Development Department a precise development plan (PDP) prepared by a licensed engineer or architect which shall include the following information:
A. Legal description and boundary survey map of the exterior boundaries of land to be developed; B. A topographic map indicating anticipated grading or fill areas and all groupings of existing trees and other natural features. A topographic map shall indicate two-foot contour intervals; C. A preliminary report describing provisions for storm drainage, sewage disposal, water supply and other utilities and their location;
D. The number of dwelling units proposed by type of dwelling. This may be stated as a range with maximum and minimum number of units of each type;
E. The approximate total population anticipated in the entire development; F. The proposed standards of height, number of stories, open space, structural coverage, pedestrian and traffic circulation and number of dwelling units per acre of residential development; G. Pertinent social or economic characteristics of the development such as school enrollment, residents, employment, etc.;
H. The location, area, and type of sites proposed for public and private open space, recreational facilities, and schools (if any). For purposes of this section, open space may include, but is not limited to, swimming pools, pedestrian walkways, bicycle paths, boardwalks, driveways, arbors or shade structures designed as an integral part of the site’s landscaping. Open space shall not include dedicated or private streets, structures used for residential, commercial, professional or operational maintenance purposes, covered or uncovered required parking area or garages, but these must be shown on the precise development plan; I. The anticipated time for each phase, if any, of the development, including approximate starting and completion dates;
City of Coronado Page 294
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
J. Offers to dedicate those areas shown on the precise development plan as “public access area” in a form acceptable to the City Attorney.
86.42.030 Nonresidential uses.
For the commercial, commercial recreational or other nonresidential development portion of any proposed R-PCD Zone development, the following information is required:
A. Types of uses proposed in the entire area;
B. Anticipated total number of persons employed; may be stated as a range; C. Methods proposed to control or limit dangerous or objectionable elements, if any, which may be caused or emitted by such proposed uses. Such dangerous or objectionable elements may include fire, explosion, noise or vibration, smoke, dust, odor, or other forms of air pollution, heat, cold, dampness, electrical or other disturbances, glare, or other substance or element which might adversely affect the surrounding area; D. The proposed standards of height, number of stories, open space, buffering, pedestrian and traffic circulation, offstreet parking and loading.
86.42.040 Planning Commission and City Council action.
The Planning Commission and City Council shall act upon the precise development plan in the manner prescribed by Chapter 86.55 CMC relating to special use permits. (Ord. 1956 § 18, 2004)
86.42.050 Minimum standards.
The following minimum development standards shall apply to any project in the R-PCD Zone:
A. All utility distribution facilities within the boundaries of the zone shall be located underground.
B. Off-street parking requirements shall be in accordance with the off-street parking performance standards of this title.
C. Design review shall be required in conformance with the provisions of this code.
D. In order to protect and preserve the scenic view of San Diego Bay and the metropolitan skyline beyond, and in order to provide for public access through the property identified in the General Plan as R-PCD, and in order to provide a buffer between more intense residential use and adjacent less intense residential use as identified in the General Plan, the precise development plan shall indicate the methods used to protect, provide or preserve such view and access.
E. No building or structure hereafter erected or structurally altered shall exceed 40 feet. (Ord. 1482) F. For a project that creates one or more new dwelling units on a development site, the minimum density is 16 dwelling units per acre. (Ord. 1482)
City of Coronado Page 295
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.42.055 Housing Element Opportunity Sites
The standards in this section apply to 1515 Second Street (APN 5361101700) and 149 A Avenue (APN 5361101900) as shown in Figure 86.42-1.
Figure 86.42-1: Housing Element Opportunity Sites
A. Development Standards. The following standards apply to residential development that provides on-site affordable units (number of units and affordability levels) specified in Chapter 82.21 CMC. The minimum number of affordable units is calculated as the percentage of newly constructed units.
1. Minimum Lot Area per Unit: 726 square feet, calculated with both new and existing units.
2. Maximum Height: 5 stories and 50 feet, except that a street-facing building wall shall not exceed three stories within 50 feet of 1st Street and 2nd Street west of Soledad Place. See Figure 86.42-2.
3. Minimum Property Line Setbacks: None, except for minimum 10-foot setback from property lines abutting A Avenue and 1st Street and 2nd Street west of Soledad Place. See Figure 86.42-2.
Figure 86.42-2: Height and Setback Standards
City of Coronado Page 296
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
H. Precise Development Plan Amendment. A proposed housing development project that includes at least 20 percent of its units as affordable to lower income households is required to apply for design review and an amendment to the adopted precise development plan for the project site. Design review shall be conducted by the Design Review Commission and shall be processed as provided in Coronado Municipal Code Section 80.00.040.
Following design review approval, the Director of the Community Development Department shall approve the precise development plan amendment provided that the project complies with all applicable, objective development standards unless a preponderance of the evidence supports making one of the findings specified in subdivision (d) of Government Code Section 65589.5.
86.42.060 Development landscaping required.
A minimum of 35 percent of the total site area of new residential developments and 15 percent of the total site area of new commercial developments (in both cases excluding waterways, and required streets and sidewalks) shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping. (Ord. 1586) City of Coronado Page 297
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.44
S-H – SCENIC HIGHWAY OVERLAY ZONE
Sections:
86.44.010 Purpose and intent.
86.44.020 Permitted uses.
86.44.030 Prohibited uses.
86.44.040 Prohibited signs.
86.44.050 Regulation of permitted uses.
86.44.060 Height regulations.
86.44.070 Site plan required.
86.44.080 Application for site plan approval.
86.44.090 Review of site plan approval applications.
86.44.100 Approval, disapproval of site plan.
86.44.110 Building permit pursuant to site plan.
86.44.120 Waiving requirements.
86.44.130 Modification of site plan.
86.44.140 Expiration of site plan – Extension.
86.44.150 Grading.
86.44.160 Boundaries.
86.44.010 Purpose and intent.
To assist in the implementation of the Scenic Highway Element of the General Plan, this chapter provides regulations that apply within the boundaries of a scenic highway corridor adjacent to a scenic highway designated by the State of California and the City. The regulations are designed to eliminate unsightly conditions which may distract or impair the safety of highway users, to protect views from scenic highways and to retain unusual and attractive natural and manmade features within the scenic corridor. The S-H Overlay Zone provisions will overlay the provisions of the underlying basic zone. The provisions of this chapter shall govern where there is a conflict or where there is no underlying City zone for the area.
86.44.020 Permitted uses.
The following shall be allowed in the S-H Overlay Zone:
A. Uses permitted in the underlying zone classification of the land except those that are expressly prohibited by this chapter;
B. Informational, directional or historical markers, shelters or kiosks regarding directions, points of interest of historical or environmental significance, noncommercial in nature, and combined with automobile turnout facilities; C. Emergency public telephones combined with automobile turnout facilities; and D. Within the Wildlife Preserve (Modifying) Zone, those uses permitted by that overlay zone.
86.44.030 Prohibited uses.
The following shall not be allowed in the S-H Overlay Zone:
A. Junkyards, dumps, or auto dismantling yards;
B. Shipyards, including boat building or repair; and
C. Any other use which is determined by the Planning Commission to be of the same general character of other prohibited uses and whose presence would similarly conflict with the intent of this zone.
86.44.040 Prohibited signs.
The following shall not be allowed in the S-H Overlay Zone:
City of Coronado Page 298
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
A. Off-premises outdoor advertising signs, structures or displays; B. Temporary signs such as banners, pennants, streamers or posters; C. Animated, revolving, or rotating signs; and
D. Freestanding signs.
86.44.050 Regulation of permitted uses.
A. Every business and commercial use of whatever nature shall be consistent with the intent of this title.
B. On-premises signs for business and commercial uses shall be limited to an aggregate area of 25 square feet per use or to the standard required by the underlying zone, whichever is more restrictive.
86.44.060 Height regulations.
No building or structure hereafter erected or structurally altered shall exceed 40 feet in height, or the standard required by the underlying zone, whichever is more restrictive. (Ord. 1482)
86.44.070 Site plan required.
Prior to the issuance of any building permit or commencement of any construction of any building or structure, except one- and two-family dwellings and structures appurtenant thereto which meet all requirements of this chapter, a site plan of the proposed development shall be reviewed and approved by the Planning and Design Review Commissions.
86.44.080 Application for site plan approval.
Applications for site plan approval shall be submitted to the Community Development Department and shall be accompanied by such maps, plans, drawings, and sketches as are necessary to show:
A. Boundaries and existing topography of the property and adjoining or nearby streets; B. Location and height of all existing buildings and the proposed disposition or use thereof; C. Location, height, proposed use of all proposed structures, including walls, fences and location and extent of individual building sites;
D. Location and dimensions of ingress and egress points, interior roads, and driveways, parking areas, and pedestrian walkways;
E. Location and proposed treatment of important drainage ways; F. Proposed grading and removal or placement of natural materials, including finished topography of the site; and G. Proposed landscaping plan.
86.44.090 Review of site plan approval applications.
The Planning and the Design Review Commissions shall review applications for site plan approval and in carrying out such review, the Planning Commission shall consider whether the proposed uses and development design would be consistent with the intent of the S-H Overlay Zone, and the Design Review Commission shall consider, but not be limited to, the following criteria:
A. All elements of the proposed development shall be consistent with the intent and all requirements of the S-H Overlay Zone;
B. Buildings and structures shall be so designed and located on-site as to create a harmonious relationship with surrounding development and the natural environment;
City of Coronado Page 299
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
C. Buildings, fences, walls or structures and plant materials shall be constructed, installed or planted so as not to unnecessarily obstruct scenic view visible from the scenic highway, but rather to enhance such scenic views. Fences and walls shall be constructed to allow see-through wherever possible; D. Potentially unsightly features shall be located so as to be inconspicuous from the scenic highway or effectively screened from view by planting and/or fences, walls or grading; E. Insofar as feasible, natural topography, vegetation and scenic features of the site shall be retained and incorporated into the proposed development;
F. Any grading or earth moving operation in connection with the proposed developments shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site, and vegetative cover shall be provided to hide scars on the land resulting from such operations.
86.44.100 Approval, disapproval of site plan.
The Planning and Design Review Commissions shall each approve, conditionally approve or disapprove the site plan. Such action may be appealed within 10 working days to the City Council.
86.44.110 Building permit pursuant to site plan.
No building permit shall be issued, except for a one- or two-family dwelling or structure appurtenant thereto, for the construction of any building or structure in the S-H Overlay Zone except pursuant to a site plan which has been approved by the Planning and Design Review Commissions or by the City Council on appeal as provided for in this chapter.
86.44.120 Waiving requirements.
The Planning Commission may waive the requirements of this chapter when it finds that provisions of this chapter have been or will be fulfilled by the conditions of a special use permit or by other means.
86.44.130 Modification of site plan.
Upon request of the applicant, modification of an approved site plan may be made by the Planning and Design Review Commissions if they find that the modification is consistent with the intent and requirements of the S-H Overlay Zone.
86.44.140 Expiration of site plan – Extension.
Any approval of a site plan shall expire one year from the date of the Planning Commission approval except where construction and/or use in reliance on such site plan has commenced prior to its expiration. If construction and/or use in reliance thereupon has not commenced within a one year period, that period may be extended by the Planning Commission at any time prior to the original expiration date for additional three-month periods.
86.44.150 Grading.
No grading, removal or deposit of natural materials shall take place on any lot or parcel in the S-H Overlay Zone except by a grading permit in connection with a building permit issued for construction which conforms to the provisions of this title; or by a grading permit not in connection with construction that is issued with the concurrence of the Design Review Commission. Minor excavation or placement of natural materials, incidental to the planting of trees, shrubs and other plant materials, and to the installation of minor structural features not requiring a grading permit such as fences, walls, walkways, patios and similar elements customarily accessory to a permitted use, are activities exempt from the requirements of this chapter, provided such excavation or placement of materials does not alter the general overall topographical configuration of the land.
86.44.160 Boundaries.
The boundaries of the Scenic Highway Overlay Zone shall extend from the edge of the scenic highway right-of-way for 200 feet or to the nearest ocean or bay shoreline, whichever is less.
City of Coronado Page 300
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.46
PCD – PLANNED COMMUNITY DEVELOPMENT OVERLAY ZONE
Sections:
86.46.010 Purpose and intent.
86.46.020 Application – Precise development plan (PDP).
86.46.030 Planning Commission and City Council action.
86.46.040 Minimum standards.
86.46.050 Repealed.
86.46.010 Purpose and intent.
The purpose and intent of the Planned Community Development Overlay Zone regulations contained in this chapter is to provide for residential land development consisting of a related group of residential housing types including but not limited to single-family dwelling buildings or duplexes, cluster housing, patio homes, townhouses, apartments, condominiums or cooperatives or any combination thereof and including related open spaces and community services consisting of recreational, commercial, professional and maintenance and operational facilities essential to the development, all comprehensively planned as a three-dimensional entity. Such residential land development normally requires deviation from the normal zoning regulations and standards regarding lot size, yard requirements, bulk and structural coverage in an effort to maximize the benefits accruing to the citizens of Coronado. (Ord. 1559)
86.46.020 Application – Precise development plan (PDP).
Once a property has been rezoned to place a PCD overlay on it, a PDP may be initiated in the manner prescribed by Chapter 86.55 CMC.
A. Legal description and boundary survey map of the exterior boundaries of land to be developed in the proposed Planned Community Development.
B. A topographic map indicating anticipated grading or fill areas and all groupings of existing trees and other natural features. The topographic map shall indicate two-foot contour intervals.
C. A preliminary report describing provisions for storm drainage, sewage disposal, water supply and other utilities.
D. For the residential development position of any proposed PCD development:
1. The number of dwelling units proposed by type of dwelling. This may be stated as a range with maximum and minimum number of units of each type but shall not exceed the previous residential density and height limit of the most recent zone designation prior to any proposed Planned Community Development;
2. The approximate total population anticipated in the entire development;
3. The proposed standards of number of stories, open space, structural coverage, pedestrian and traffic circulation and number of dwelling units per acre of residential development.
E. For commercial, professional, institutional or commercial recreational or other nonresidential development portion of any proposed PCD development:
1. Types of uses proposed in the entire area;
2. Anticipated total number of persons employed; may be stated as a range;
3. Methods proposed to control or limit dangerous or objectionable elements, if any, which may be caused or emitted by such proposed uses. Such dangerous or objectionable elements may include fire, explosion, noise or vibration, smoke, dust, odor, or other forms of air pollution; heat, cold, dampness, electrical or other disturbances; glare, or other substance or element which might adversely affect the surrounding area; City of Coronado Page 301
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
4. The proposed standards of number of stories, open space buffering, pedestrian and traffic circulation, offstreet parking and loading;
5. Pertinent social or economic characteristics of the development such as enrollment, residence, employment, etc.
F. The location, area, and type of sites proposed for public and private open space, recreational facilities, and schools. For purposes of this section, open space may include swimming pools, pedestrian walkways, driveways, arbors or shade structures designed as an integral part of the site’s landscaping. Open space shall not include dedicated or private streets, structures used for residential, commercial, professional or operational maintenance purposes, covered or uncovered required parking area or garage.
G. The anticipated timing for each phase, if any, of the development, including approximate starting and completion dates.
H. Offers to dedicate those areas shown on the precise development plan as public property in a form acceptable to the City Attorney. (Ord. 1869)
86.46.030 Planning Commission and City Council action.
The Planning Commission and City Council shall act upon the PCD application in the manner prescribed by Chapter
86.55 CMC for special use permits. (Ord. 1869)
86.46.040 Minimum standards.
The following minimum development standards shall apply to projects within a Planned Community Development:
A. All utility distribution facilities within the boundaries of the zone shall be located underground.
B. Off-street parking requirements shall be in accordance with the off-street parking performance standards of this title.
C. The number of units proposed within a Planned Community Development shall not exceed the maximum residential density allowed by the underlying zone.
D. The maximum height limit shall not exceed the height limits of the underlying zone.
E. The project shall comply with the landscaping requirement of the underlying zone. (Ord. 1869)
86.46.050 Repealed.
Repealed by Ord. 1869.
City of Coronado Page 302
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.48
MZ – MILITARY ZONE
Sections:
86.48.010 Purpose and intent.
86.48.010 Purpose and intent.
The purpose of the Military Zone classification shall be to identify on the zoning map those properties within the City under Federal control and available exclusively for military operations, housing, personnel, recreation, and similar ancillary military facilities or environmental habitat preservation. (Ord. 1666) City of Coronado Page 303
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.50
NONCONFORMING USES AND STRUCTURAL NONCONFORMITIES
Sections:
86.50.010 Purpose.
86.50.015 Establishment of nonconformity.
86.50.020 Nonconforming use defined.
86.50.030 Structural nonconformity.
86.50.032 Floor area ratio nonconformity.
86.50.035 Dwelling density nonconformity.
86.50.050 Nuisance.
86.50.070 Prohibition on increasing a nonconformity.
86.50.075 Lot area less than required.
86.50.080 Building permit.
86.50.090 Alteration of structures with nonconforming setbacks or height.
86.50.095 Reconstruction of damaged nonresidential buildings with structural nonconformities.
86.50.100 Involuntarily destroyed or damaged single-family and multifamily dwellings with structural nonconformities.
86.50.105 Voluntarily destroyed, damaged or altered buildings with structural or floor area ratio nonconformities.
86.50.120 Nonconforming rental dwelling or habitable unit use.
86.50.130 Nonconforming guest dwelling use.
86.50.140 Nonconforming commercial, office or manufacturing use.
86.50.150 Other nonconforming uses.
86.50.160 Termination upon enlargement of nonconforming use.
86.50.165 Alteration of structures nonconforming due to density.
86.50.170 Relief from strict application to nonconforming use.
86.50.180 Timing of required removal or alteration of structures containing nonconforming uses.
86.50.200 Two or more nonconforming main buildings on one lot having different abatement schedules – Abatement.
86.50.210 Value of $10,000 or less – Abatement.
86.50.220 Uses subject to special use permit.
86.50.230 Nonconforming hotels and motels.
86.50.240 Nonconforming professional offices and commercial uses.
86.50.250 Nonconforming residential condominiums.
86.50.260 Nonconforming historic resource.
86.50.010 Purpose.
This chapter is enacted to accomplish the regulation and possible elimination of nonconforming uses, structures, floor area ratios and dwelling densities. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.015 Establishment of nonconformity.
A “nonconformity” is a condition which was lawfully established prior to the enactment of current zoning restrictions, standards or procedures with which the condition does not comply. A use or design aspect inconsistent with current zoning restrictions may be legally continued within the provisions of this chapter; provided, that the person asserting a claim of nonconformity can establish that the use or design aspect was lawful and continuing at the time of the enactment of the applicable zoning restriction. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.020 Nonconforming use defined.
A “nonconforming use” is a use that:
A. Is not within the scope, either expressly or implicitly, of zoning restrictions set forth in current zoning ordinance provisions announcing the purpose, intent, permissible uses, and allowable accessory uses for the zone in which the particular use is located; and
City of Coronado Page 304
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. Has not been issued a special use permit, if applicable, under the provisions of this chapter. (Ord. 2062 § 2 (Exh.
A), 2016)
86.50.030 Structural nonconformity.
A “structural nonconformity” is an aspect of a building, fence or wall, structure or improvement that does not conform to the current zoning restrictions or design standards to include, without limitation, height, setbacks, parking, type of building, or coverage of lot by structures. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.032 Floor area ratio nonconformity.
A “floor area ratio nonconformity” is a building that does not conform to the current zoning restrictions or design standards establishing a floor area ratio for the property. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.035 Dwelling density nonconformity.
A “density nonconformity” is a residential property containing one or more dwelling units that does not meet the minimum lot area requirements per dwelling within the zone. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.050 Nuisance.
Nothing in this chapter shall preclude the City from declaring a building, structure, improvement or use to constitute nuisance and a danger to the safety, health or welfare of the public and to take lawful action to remedy the danger.
The following shall be defined as “nuisance”:
A. Whenever any building or structure is in such a condition as to constitute a public nuisance known to the common law or in equity jurisprudence.
B. Any attractive nuisance that may prove detrimental to children whether in a building or on an unoccupied lot.
This includes any abandoned well, shaft, basement or excavation; abandoned refrigerators and motor vehicles; any structurally unsound fences or structures; or any lumber, trash, fences, debris or vegetation that may prove a hazard for inquisitive minors.
C. Whatever is dangerous to human life or is detrimental to health, as determined by the Health Officer.
D. Overcrowding a room with occupants.
E. Insufficient ventilation or illumination.
F. Inadequate or unsanitary sewage or plumbing facilities.
G. Uncleanliness, as determined by the Health Officer.
H. Whatever renders air, food or drink unwholesome or detrimental to the health of human beings, as determined by the Health Officer. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.070 Prohibition on increasing a nonconformity.
Except as otherwise provided in this chapter, neither a nonconforming use nor a structural nonconformity shall be enlarged, extended, expanded or in any other manner changed to increase its inconsistency with the current zoning restrictions. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.075 Lot area less than required.
One single-family dwelling building shall be permitted on a lot of less area then required by this chapter, provided such lot was a legal lot of record and is a lot under one ownership on July 1, 1973, and provided the owner of such lot has not owned or purchased any adjoining property since July 1, 1973. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.080 Building permit.
Nothing in this chapter shall preclude the City from requiring an owner of a structure constructed, expanded or altered, either without required building permits or contrary to the specification of the building permits issued, to modify or remove said structure or to obtain the required inspections and final approval for it. (Ord. 2062 § 2 (Exh.
A), 2016)
City of Coronado Page 305
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.50.090 Alteration of structures with nonconforming setbacks or height.
A building or structure which does not conform to the yard or height regulations applicable to the land on which such building or structure is located may be structurally altered, added to, or enlarged, only when:
A. The alteration, addition or enlargement does not increase the nonconformity and the “proposed gross floor area” is less than 150 percent of the existing “gross floor area”; or B. The alteration, addition or enlargement causes the building or structure to conform with the general regulations of this title; or
C. A nonconforming accessory building may be attached to a main building, if said attachment does not increase the nonconformity; or
D. Any structure that is nonconforming due to setback or height requirements may be altered and/or enlarged by approval of the Zoning Administrator on the basis that such alteration and/or enlargement shall conform to the provisions of CMC 86.54.070 through 86.54.200. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.095 Reconstruction of damaged nonresidential buildings with structural nonconformities.
A. Any nonresidential building with one or more structural nonconformities that is damaged by 50 percent or more of its gross floor area, as established by the Building Official at the time of damage by fire, flood, explosion, wind, earthquake, war, riot, or other calamity or act of God, shall be required to conform to all City regulations, as contained herein, upon completion of any restoration or reconstruction project.
B. Any nonresidential building with one or more structural nonconformities that is damaged by less than 50 percent of its gross floor area, as established by the Building Official at the time of calamity or act of God, may be restored or reconstructed as before such happening. However, if the reconstruction is less than 25 percent completed within 12 consecutive months of the issuance of required permits, it shall not be restored or reconstructed as before such calamity or regulations as contained herein. Total reconstruction shall be accomplished within five years from the issuance of required permits. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.100 Involuntarily destroyed or damaged single-family and multifamily dwellings with structural nonconformities.
A. The reconstruction, restoration, or rebuilding of any single-family and multifamily dwelling with one or more structural nonconformities that, as the result of a catastrophic event(s) or public enemy, is involuntarily destroyed or suffers involuntary damage of 50 percent or more of its gross floor area shall conform with all City zoning ordinances and regulations.
B. Notwithstanding the requirements in subsection A of this section, any structurally nonconforming single-family and multifamily dwelling that, as the result of a catastrophic event(s) or public enemy, is involuntarily destroyed or suffers involuntary damage of 50 percent or more of its gross floor area may be reconstructed, restored, or rebuilt up to its predamaged size and number of dwelling units; provided, that the building permit is applied for within two years from the date of the damage or destruction. The reconstruction, restoration, or rebuilding of such a dwelling shall otherwise conform with all other City zoning ordinances and regulations.
C. Any single-family and multifamily dwelling that suffers involuntary damage of less than 50 percent of its gross floor area as a result of a catastrophic event(s) may be reconstructed, restored, or rebuilt with any structural nonconformities that existed prior to the damage, unless the building permit is obtained more than two years after the date of the damage, or the reconstruction, restoration, or rebuilding is completed more than three years after the date of the damage. The reconstruction, restoration, or rebuilding of such a dwelling shall otherwise conform with all other City zoning ordinances and regulations.
D. For purposes of this section, “catastrophic event” includes fire, flood, explosion, wind, earthquake, war, riot, or other calamity or act of God.
E. For purposes of this section, “multifamily dwelling” is defined as any structure designed for human habitation that is divided into two or more independent living quarters. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 306
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.50.105 Voluntarily destroyed, damaged or altered buildings with structural or floor area ratio nonconformities.
A. Any building with a “structural nonconformity” or “floor area ratio nonconformity” that is proposed to be structurally altered or demolished where more than 50 percent of the exterior walls are removed shall be required to conform to all City regulations as contained herein, upon completion of any restoration or reconstruction project.
B. Any building with one or more “structural nonconformity” or “floor area ratio nonconformity” that is proposed to be enlarged where the proposed “gross floor area” is 150 percent or greater than the existing building “gross floor area” shall be required to conform to all City regulations in effect at the time of building permit issuance.
The following are exceptions to this requirement:
1. Approval from the Design Review Commission or Historic Resource Commission (if a designated historic resource); provided, that:
a. The existing architectural style shall be preserved and applied to the enlarged building; and b. The existing front facade shall be preserved in place. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.120 Nonconforming rental dwelling or habitable unit use.
A. A nonconforming rental dwelling or habitable unit use is inactive if the dwelling or habitable unit is not occupied and is not subject to being occupied in accordance with an existing lease or rental agreement:
1. Entered into for a fair market rent; and
2. Entered into with the intention of the tenant to occupy the unit.
B. A nonconforming rental dwelling or habitable unit use is terminated if it is inactive for 120 consecutive days.
C. Exception. Dwelling or habitable units in motels, hotels, hospitals, in facilities governed by special use permits or in the Residential-Special Care Development Zone are exempted from regulation by this section. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.130 Nonconforming guest dwelling use.
A. A nonconforming guest dwelling use is inactive if the dwelling is not occupied by a guest.
B. A nonconforming guest dwelling use is terminated if it is inactive for more than 350 days during the preceding 365 days.
C. A nonconforming guest dwelling use is terminated if it is the subject of a rental or lease agreement. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.140 Nonconforming commercial, office or manufacturing use.
A. A nonconforming commercial, professional office, manufacturing or industrial use is inactive if business is not being conducted or City licenses and permits required for such business have not been obtained.
B. A nonconforming commercial, professional office, manufacturing or industrial use is terminated if it is inactive for 120 consecutive days or if it is inactive for more than 180 days during the preceding 365 days.
C. Any nonconforming commercial, professional office, manufacturing or industrial use of a residential building or residential accessory building in any Residential Zone shall be terminated two years from the date the property owner receives notification from the City to terminate such use. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.150 Other nonconforming uses.
Unless otherwise specified, a nonconforming use terminates if inactive for 180 consecutive days. (Ord. 2062 § 2 (Exh. A), 2016)
City of Coronado Page 307
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.50.160 Termination upon enlargement of nonconforming use.
If a nonconforming use is enlarged, extended, expanded or in any other manner changed to increase its inconsistency with the current zoning restrictions, the nonconforming use shall be terminated in its entirety in the event that:
A. The City notifies the property owner of the enlargement of the nonconforming use; and B. The property owner fails to restore the nonconforming use to its previous level within 60 days of such notice. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.165 Alteration of structures nonconforming due to density.
Properties nonconforming due to density may have a building, structure or improvement structurally altered, added to, or enlarged, only when:
A. The alteration, addition or enlargement does not increase the number of dwellings or other nonconforming aspects of the property; or
B. The alteration, addition or enlargement causes the building or structure to conform with the general regulations of this title. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.170 Relief from strict application to nonconforming use.
A. Upon timely application by a person with an interest in a nonconforming use, the Planning Commission may determine whether the operation of the provisions of this chapter conflict with such person’s rights under the Constitution and applicable statutes of the United States or of the State of California or in some manner produce an inequitable result.
B. In the event of an affirmative determination reached under the provisions of subsection A of this section, the Planning Commission may, by resolution, adjust the impact of this chapter on such person to alleviate the conflict or inequity.
C. The determination of the Planning Commission shall be final and shall thereafter control the operation of this chapter on such nonconformity unless within 15 days of such determination an appeal is filed with the City Council. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.180 Timing of required removal or alteration of structures containing nonconforming uses.
Every building in any R Zone, except residential buildings, churches and schools; and hotels, motels and professional offices (existing prior to the adoption of the ordinance codified in this title) on Block 16 within the R-3 Zone, and in Blocks 68, 69, 108, 109, 121, 122, 142, 143, 152, and 153 within the R-4 Zone and commercial uses located in Block 139 within the R-1B Zone, which were designed or intended for a use not permitted in the R Zone in which it is located, shall be completely removed or altered to structurally conform to the uses permitted in the zone, and the use of such building shall be changed to conform with the uses permitted in the zone within the time period as fixed by the appropriate sections of this chapter. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.200 Two or more nonconforming main buildings on one lot having different abatement schedules – Abatement.
Where two or more nonconforming main buildings located on one lot have different abatement schedules, the abatement schedule for the nonconforming main building existing on the lot which provides the longest abatement period shall apply to all main buildings to be abated on the lot. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.210 Value of $10,000 or less – Abatement.
Nonconforming structures having a valuation made by the Building Official of $10,000 or less shall be abated within one year from the date of notification of the property owner. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.220 Uses subject to special use permit.
A. Property owners voluntarily applying for a special use permit for an existing use shall not be required to submit a fee for the SUP application.
City of Coronado Page 308
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. Any existing use that is subject to a special use permit shall not be expanded or increased in the intensity of use requiring additional off-street parking nor change the type of use to a category requiring a special use permit without first obtaining a special use permit under the provisions of this title. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.230 Nonconforming hotels and motels.
Any provisions of this title to the contrary notwithstanding:
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 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 under the provisions of this title without a minor special use permit allowing such enlargement, extension, reconstruction, alteration or increase in intensity of use. Subsequent enlargements or other structural changes shall comply with the requirements of Chapter 86.32 CMC, except that such construction shall comply with the underlying zoning requirements concerning height, setback, structural coverage, landscaping, floor area ratio, facade treatment, offstreet parking and design review regulations. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.240 Nonconforming professional offices and commercial uses.
A. Professional offices located on Block 16 within the R-3 Zone and on Blocks 68, 69, 108, 109, 122, 142, 152 and 153 within the R-4 Zone and commercial uses located in Block 139 within the R-1B Zone existing prior to the adoption of the ordinance codified in this title 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. In the case of professional offices described herein, the reconstruction shall be accomplished within the applicable provisions of R-3 Zone (CMC 86.14.030, 86.14.040, 86.14.050, 86.14.070, 86.14.080, 86.14.100, and 86.14.110) and R-4 Zone (sections found in the Specific Plan). In the case of the commercial uses described herein, the reconstruction shall be accomplished within the provisions of the Commercial Zone sections found in CMC Title 88, Orange Avenue Corridor Specific Plan.
B. Nonconforming professional offices and commercial uses described herein shall not be enlarged, extended, reconstructed, structurally altered or increased in intensity of use such as to require additional off-street parking, under the provisions of this title, without a major special use permit allowing such enlargement, extension, reconstruction, alteration, or increase in intensity of use. Subsequent enlargements or other structural changes shall comply with the underlying zoning requirements described in subsection A of this section. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.250 Nonconforming residential condominiums.
Nonconforming residential condominiums may be reconstructed or structurally altered so long as neither the number of dwelling units for each complex nor the number of bedrooms for each unit is increased, the height of a structure is not increased, existing building profiles are maintained, and the number and size of existing parking spaces are not reduced. (Ord. 2062 § 2 (Exh. A), 2016)
86.50.260 Nonconforming historic resource.
A structure designated as a National, State, or City historic resource or pending such designation shall not be subject to the abatement and regulatory provisions of this chapter. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 309
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.52
VARIANCES
Sections:
86.52.010 Purpose.
86.52.020 When granted.
86.52.030 Planning Commission – Powers, duties.
86.52.040 Application – Contents, fee.
86.52.050 Notice and hearing on variance application.
86.52.060 Planning Commission hearing – Findings and decisions by resolution.
86.52.070 Repealed.
86.52.080 Repealed.
86.52.090 Repealed.
86.52.100 Repealed.
86.52.110 Continuation of hearings.
86.52.120 Notice of decision of Council on appeal.
86.52.130 Revocations – Expiration of variance, appeal.
86.52.010 Purpose.
The sole purpose of any variance shall be to prevent discrimination, and no variance shall be granted which would have the effect of granting a special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated. No variance shall be granted for a parcel of property which authorizes a use or activity which is not otherwise expressly authorized by the zone regulation or regulations governing the parcel of property.
86.52.020 When granted.
Variances from regulations set forth in this title applicable to the particular zone in which the property is located shall be granted only when, because of special circumstances applicable to the property including size, shape, topography, location or surroundings, the strict application of the regulations deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
86.52.030 Planning Commission – Powers, duties.
The Planning Commission shall have the power and the responsibility to perform the duties relating to the hearing of and applications for variances from the requirements of this title pursuant to applicable provisions of the Government Code of the State of California and this code. Variances may be granted upon such conditions and limitations as the Planning Commission or City Council shall deem reasonable and necessary or advisable under the circumstances so that the objectives of this title shall be achieved. The Planning Commission shall have continuing jurisdiction over any variance which is or has been granted and may terminate it at any time in whole or in part for failure to comply with any condition or requirement imposed at the time of approval, but any such condition of limitation shall be subject to appeal as hereinafter provided.
86.52.040 Application – Contents, fee.
Applications for a variance shall be in writing on forms provided for that purpose by the Community Development Department and shall contain such information as may be required by the Community Development Department to adequately provide for the research, hearing and final disposition of the variance request. All applications shall be signed and dated by the property owner or his authorized representative. A filing fee as required by City Council resolution shall be paid and made payable to the City at the time a completely executed application form is submitted to the Community Development Department. Such fee is for the purpose of defraying the expenses of publication of legal notices of public hearing, postage and other costs incidental to the proper conduct of the proceedings herein provided. No application shall be accepted unless and until it complies with the requirements of this chapter. Variance applications filed pursuant to this chapter shall become a part of the permanent public record of the City and there shall be attached and filed therewith copies of all notices, affidavits, resolutions and minute actions pertaining thereto. (Ord. 1808; Ord. 1408)
City of Coronado Page 310
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.52.050 Notice and hearing on variance application.
Upon the filing of a verified application for a variance and payment of the required fee, the Community Development Department shall cause to be published a notice of public hearing entitled “notice of proposed variance.” The notice shall be published one time in a newspaper of general circulation in the City of Coronado not less that 10 days prior to the date of the public hearing and shall contain a description of the property under consideration and the nature of the variance requested. In addition, the Department shall mail the notice to each owner of property contiguous to the property that is the subject to the variance.
86.52.060 Planning Commission hearing – Findings and decisions by resolution.
Not later than 21 days following the close of a public hearing on any variance request, the Planning Commission shall render its decision by formal resolution stating therein the reasons and facts, which, in the Commission’s judgment, make the granting of the variance necessary to carry out the provisions of this title. If the variance is granted, the resolution shall also recite such conditions and limitations as the Commission may impose. The decision of the Commission shall become final 10 calendar days after the adoption of the resolution unless a notice of appeal to the City Council is filed with the City Clerk in accordance with Chapter 1.12 CMC. (Ord. 2025 § 32, 2011)
86.52.070 Appeals to Council – Time, filing of notice.
Repealed by Ord. 2025.
86.52.080 Appeals to Council – Hearing, notice.
Repealed by Ord. 2025. (Ord. 1570)
86.52.090 Decision of Council after hearing on appeal.
Repealed by Ord. 2025.
86.52.100 Council to announce findings and decision of appeal by resolution.
Repealed by Ord. 2025.
86.52.110 Continuation of hearings.
Any hearing provided for in this chapter may be continued from time to time; provided, that the presiding officer at the hearing shall, prior to adjournment, publicly announce the time and place of the continuance. No further notice shall be required.
86.52.120 Notice of decision of Council on appeal.
Immediately upon adoption of a resolution rendering a final decision on a variance, the City Clerk shall mail a copy of the resolution to the applicant for the variance and any other parties requesting such resolution. The City Clerk shall send one copy to the Community Development Department which shall be attached to the Commission’s file of the case, and the file shall be returned to the Commission for permanent filing.
86.52.130 Revocations – Expiration of variance, appeal.
The Planning Commission may, after a public hearing held pursuant to this chapter, revoke or modify any variance issued upon any one or more of the following grounds:
A. Failure to comply with any condition, requirement or limitations imposed at the time of approval of the variance; B. That no substantial construction has taken place under such variance; C. That there has been a lapse of work for six months under such variance; D. That the variance granted is being or has recently been exercised contrary to or in violation of any condition of approval, statute, law, ordinance or regulation;
E. That the variance granted when exercised is found to be detrimental to the public health, safety or welfare by the Commission or Council, and shall become null and void if not exercised within one year from the date of final approval of the variance. Any person aggrieved by a decision of the Commission on any revocation may appeal to the Council as provided for in this chapter;
City of Coronado Page 311
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
F. Upon final denial of any variance applied for pursuant to this chapter, no identical, subsequent application shall be accepted for filing for a period of six months commencing on the effective date of the final denial.
City of Coronado Page 312
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.53
DENSITY BONUS FOR AFFORDABLE HOUSING DEVELOPMENTS
Sections:
86.53.010 Purpose and intent.
86.53.020 Applicability.
86.53.030 Definitions.
86.53.040 Density bonus affordability and longevity.
86.53.050 Density bonus calculations, justifications, incentives, concessions and location.
86.53.060 Donation of land.
86.53.070 Child care facilities.
86.53.080 Development standards.
86.53.090 Parking standards.
86.53.100 Appeals.
86.53.010 Purpose and intent.
The purpose of these regulations is to: (A) comply with State density bonus law (California Government Code Section 65915); (B) implement the Housing Element of the Coronado General Plan; and (C) better provide a broad range of affordable housing opportunities for the City’s residents. The regulations are intended to materially assist the housing industry in providing adequate and affordable shelter for all economic segments of the community and to provide a balance of housing opportunities for low-income, very low-income, and senior households, as well as moderate-income owners of condominium or planned developments as defined in Civil Code Section 1351, Subdivisions (f) and (k), respectively, throughout the City. It is intended that the affordable housing density bonus and any additional development incentive be available for use in all types of residential developments. It is also intended that these regulations implement the provisions of California Government Code Sections 65915 through 65918. It is further intended that these regulations will require any increase in density of residential developments to be distributed and constructed within the same development site as the market rate housing. Any amendments to the provisions of California Government Code Section 65915 shall be deemed to supersede and govern any conflicting provisions contained herein. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.020 Applicability.
This chapter applies to any residential development of five or more dwelling units when the written request of an applicant proposes density beyond that permitted by the underlying zone in exchange for an agreement that a portion of the total dwelling units in the proposed development is reserved for low- or very low-income households, senior citizens or moderate-income families in a condominium or planned development. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.030 Definitions.
The following terms are hereby defined for the purposes of this chapter:
A. “Affordable housing agreement” means an agreement between the applicant and the City guaranteeing the affordability of rental or ownership units to applicable income households for a period specified by California Government Code Section 65915, and is in accordance with the provisions of this chapter.
B. “Affordable housing costs” are those amounts set forth in Section 50052.5 of the Health and Safety Code, as the same may be amended from time to time, or any State law replacing or modifying Health and Safety Code Section 50052.5.
C. “Appreciation” means the increase in value of a moderate-income unit in a condominium or planned development project approved as a density bonus unit as determined by the difference between the original market value of the unit minus the price of the unit as sold to the first moderate-income purchaser. If the value of the unit increases, the City and the initial purchaser shall divide the appreciation by respective percentage share with the City’s share equal to the percentage that the original sales price was less than fair market price at the time of original sale. So, if the City of Coronado Page 313
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. original sales price was $200,000 for a unit with a fair market price of $300,000, the original unit sold for two-thirds or 66.67 percent of its fair market price and the City’s share of appreciation would be 33.33 percent.
D. “Child care facility” means a day nursery as defined in CMC 86.04.250.
E. “Concession” or “incentive” means:
1. A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable, financially sufficient, and actual cost reductions;
2. Approval of mixed use development in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located; or
3. Other regulatory incentives or concessions proposed by the developer or the City that result in identifiable, financially sufficient and actual cost reductions.
F. “Condominium project” means a project as defined by Section 1351(f) of the Civil Code, as the same may be amended from time to time.
G. “Density bonus,” for housing projects that have the requisite percentage of housing reserved for lower-income households, very low-income households or senior citizen housing developments, means a density increase as specified by California Government Code Section 65915, unless a lesser percentage is elected by the applicant, over the otherwise maximum allowable residential density under the applicable zoning ordinance and Land Use Element of the General Plan as of the date of application by the applicant to the City. “Density bonus,” for housing projects that are condominium projects or planned developments in which at least 10 percent of the total dwelling units are reserved for persons and families of moderate income, means a density increase as specified by California Government Code Section 65915, unless a lesser percentage is elected by the applicant, over the otherwise maximum allowable residential density under the applicable zoning ordinance and Land Use Element of the General Plan as of the date of application.
H. “Development standard” includes site or construction conditions that apply to a residential development pursuant to any ordinance, General Plan element, specific plan, or other local condition, law, policy, resolution, or regulation.
I. “Families of low or moderate income” means persons or families whose income meets the requirements set forth in Health and Safety Code Section 50093, as the same may be amended from time to time, or any State law replacing Health and Safety Code Section 50093.
J. “Housing development” means one or more groups of projects for residential units with a minimum of five residential units, including a condominium project and a planned development. “Housing development” also includes either (1) a project to substantially rehabilitate and convert an existing commercial building to residential use, or (2) the substantial rehabilitation of an existing multifamily dwelling, as defined in Subdivision (d) of Government Code Section 65863.4, as the same may be amended from time to time, or any State law replacing Government Code Section 65863.4, where the result of the rehabilitation would be a net increase in available residential units.
K. “Lower-income households” means households defined in Section 50079.5 of the Health and Safety Code, as the same may be amended from time to time, or any State law replacing Health and Safety Code Section 50079.5. At the time of the adoption of this chapter, Health and Safety Code Section 50079.5 defines “lower-income households” as those whose income is equal to or less than 80 percent of the San Diego County area median income (“AMI”).
City of Coronado Page 314
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
L. “Maximum allowable residential density” means the density allowed under the zoning ordinance, or if a range of density is permitted, means the maximum allowable density for the specific zoning range applicable to the project.
M. “Persons and families of moderate income” means persons and families defined in Section 50093 of the Health and Safety Code, as the same may be amended from time to time, or any State law replacing Health and Safety Code Section 50093. At the time of the adoption of this chapter, Health and Safety Code Section 50093 defines “moderate-income households” as those whose income does not exceed 120 percent of the area median income.
N. “Planned development,” “planned unit development” or “planned residential development” means a project as defined by Section 1351(k) of the Civil Code, and as defined by a planned community development in this title.
O. “Senior citizen housing development” means a project as defined by Section 51.3 of the Civil Code as the same may be amended from time to time, or any State law replacing Civil Code Section 51.3.
P. “Very low-income households” means households defined in Section 50105 of the Health and Safety Code, as the same may be amended from time to time, or any State law replacing Health and Safety Code Section 50105. At the time of the adoption of this chapter, Health and Safety Code Section 50105 defines “very low-income households” as those whose income is equal to or less than 50 percent of the area median income. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.040 Density bonus affordability and longevity.
A. Affordability in General. The affordable dwelling units proposed or constructed as defined in this chapter shall be subject to an affordable housing agreement, and such deed restrictions and other applicable documents, approved by the City Attorney, ensuring continued affordability of the dwelling units for a period as required by California Government Code Section 65915 or longer (if required by the construction or mortgage financing assistance program, mortgage insurance program, first-time home buyer’s program, rental subsidy program or any local, State and Federal laws, regulations or statutes). Affordability limits are established as follows:
1. Rental units targeted for lower-income households shall be affordable at a rent that does not exceed 30 percent of 60 percent of AMI.
2. Rental units targeted for very low-income households shall be affordable at a rent that does not exceed 30 percent of 50 percent of AMI.
Ownership units shall be made available only to households whose income does not exceed the limits for the targeted households for the duration of the affordable housing agreement.
B. Affordability for Moderate-Income Condominium or Planned Community Development Units. The City shall ensure that the initial occupant of each moderate-income unit that is directly related to the receipt of the density bonus in a condominium project or planned community development is a person or family of moderate income as defined in CMC 86.53.020(M). Upon resale, the seller of the unit shall retain the value of any improvements, the down payment, and the seller’s proportionate share of appreciation. The City shall recapture its proportionate share of appreciation, which shall be used as required by Government Code Section 65915, as the same may be amended from time to time, or any applicable State law replacing Government Code Section 65915. The City’s share shall be equal to the percentage by which the initial sales price of the moderate-income household was less than the fair market value of the home at the time of initial sale. If there is any direct financial contribution from the City through participation in the cost of infrastructure, write-down of land costs, or subsidizing the cost of construction, the City may limit the amount of the appreciation upon resale for at least as required by California Government Code Section 65915 or more if required by the project funding source.
C. Affordability Covenants. Affordability shall be ensured by requiring that the applicant enter into an affordable housing agreement which shall be reviewed by the City Community Development Department and approved by the City Attorney and shall be recorded and run with the land. The affordability period shall commence from the date that the final certificate of occupancy is issued, or the date of the recording of the affordable housing agreement, whichever shall last occur. For for-sale units, the affordability period shall be 55 years. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
City of Coronado Page 315
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.53.050 Density bonus calculations, justifications, incentives, concessions and location.
A. Density Bonus Calculations. Upon written request of an applicant through the processing of density bonus request in the manner of a “determination of development standards” per CMC 86.02.124, the Planning Commission shall grant a density bonus as specified by California Government Code Section 65915, and incentives or concessions as provided in this section when the applicant for the housing development agrees or proposes to construct at least any one of the following (note: the applicant shall also simultaneously process each and every other development application required by this title for the proposed project):
1. Ten percent of the total units of a housing development for lower-income households;
2. Five percent of the total units of a housing development for very low-income households;
3. A senior citizen housing development or mobilehome park that limits residency based on age requirements for housing older persons; or
4. Ten percent of the total dwelling units in a condominium project or planned development for persons and families of moderate income; or
5. Ten percent of the total units of a housing development for transitional foster youth, disabled veterans, or homeless persons;
6. Twenty percent of the total units of a housing development dedicated to full-time students at an accredited college are for low-income students;
7. The project donates at least one acre of land to the City for very low-income units, and the land has the appropriate General Plan designation, zoning, permits and approvals, and access to public facilities needed for such housing;
8. One hundred percent of the housing units (other than manager’s units) are restricted to very low-, lower- and moderate-income residents (with a maximum of 20 percent moderate).
B. Additional Density Bonus.
1. If an applicant exceeds the percentages set forth in subsection A of this section, the applicant shall be entitled to an additional density bonus, the amount of which shall be as specified in Government Code Section 65915(f).
2. The density bonus units shall not be included when calculating the total number of housing units that qualify the housing development for a density bonus, except as otherwise required by Government Code Section 65915.
3. The amount of the density bonus shall not exceed the percentages established in Government Code Section 65915.
4. An applicant shall not receive a density bonus or any other incentive or concession if the housing development would be excluded under Government Code Section 65915, which includes projects that fail to “replace” existing housing units, as required by State law. “Replace” shall have the same meaning as defined in Government Code Section 65915(c)(3)(B).
C. Justification for Concessions and Incentives. In addition to all other requirements of the “determination of development standards” process per CMC 86.02.124, an applicant requesting a density bonus and/or development standard concession(s) or incentive(s) shall also show, using one of the following methods, that the waiver or modification is necessary to make the housing units economically feasible:
1. A development pro forma with the capital costs, operating expenses, return on investment, loan-to-value ratio and the debt coverage ratio, including the contribution(s) provided by any applicable subsidy program(s), and the economic effect created by the minimum-year use and income restrictions on the affordable housing units; or
City of Coronado Page 316
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
2. An appraisal report indicating the value of the density bonus and of the incentive(s)/concession(s); or
3. A use of funds statement identifying the projected financing gap for the project with the affordable housing units. The analysis shall show how much of the funding gap is covered by the density bonus and how much by the incentive(s)/concession(s).
D. Concessions and Incentives.
1. When the Planning Commission grants a density bonus in accordance with this section, the Planning Commission shall grant the additional concession or incentive requested by the applicant and make all of the following findings, based upon substantial evidence, that:
a. The concession or incentive is required in order to provide for affordable housing costs or rents for the targeted units to be set as specified in CMC 86.53.040; and b. The concession or incentive would not have a specific adverse impact (as defined in Government Code Section 65589.5(d)(2), as the same may be amended from time to time, or any applicable State law replacing Government Code Section 65589.5) upon the public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households; and
c. The concession or incentive would not have a specific adverse impact on any real property that is listed in the California Register of Historical Resources.
2. Number of Incentives/Concessions. The applicant shall be entitled to receive the number of incentives or concessions as specified in Government Code Section 65915(d)(2).
E. The granting of a density bonus, incentive or concession shall not be interpreted, in and of itself, to require a General Plan amendment or zoning change. The request for such items shall be processed in the manner of a “determination of development standards” per CMC 86.02.124, in addition to every other applicable planning application as described in this title.
F. An applicant may submit a written request to the Community Development Department detailing the specific incentives or concessions that the applicant requests pursuant to this section.
G. This section does not limit or require the provision of direct financial incentives for the housing development, including the provision of publicly owned land, by the City, or the waiver of fees or dedication requirements.
H. All affordable units shall be of similar design and quality as the market rate units, including exteriors and floor plans.
I. All affordable units shall be dispersed throughout the housing development rather than clustered in a single area or building. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.060 Donation of land.
When an applicant for a tentative subdivision map, parcel map, or other residential development donates land to the City that meets the requirements of this section, the applicant shall be entitled to an increase above the otherwise maximum allowable residential density under the applicable zoning ordinance and Land Use Element of the General Plan for the entire development. The percent increase shall be as specified in California Government Code Section 65915.
A. The developable acreage and zoning classification of the land must be sufficient to permit construction of units in an amount not less than 10 percent of the number of residential units of the proposed development; B. The units shall be affordable to very low-income households; and City of Coronado Page 317
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
C. Any increase in the density required by this section shall be in addition to any increase in density provided to the applicant under CMC 86.53.050; provided, however, that the project shall not be allowed density bonuses under this section and under CMC 86.53.050 in excess of the maximum specified by California Government Code Section 65915. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.070 Child care facilities.
When an applicant proposes to construct a housing development that conforms to the requirements of this title and includes a child care facility that will be located on the premises of, as part of, or adjacent to the project, the following shall apply:
A. The Planning Commission shall grant either of the following, unless a finding is made in accordance with subsection C of this section:
1. An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility; or
2. An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility.
B. The Planning Commission shall require the following as conditions of approving the housing development; these requirements shall be included in the affordable housing agreement:
1. The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to CMC
86.53.040; and
2. Of the children who attend the child care facility, the children of very low-income households, lower-income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low-income households, lower-income households, or families of moderate income in the proposed housing development pursuant to CMC 86.53.050(A) and (B).
C. The Planning Commission shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence, that the City already has adequate child care facilities.
D. The density bonus allowed under this section shall be in addition to any density bonuses already given to the applicant pursuant to CMC 86.53.050 and 86.53.060. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.080 Development standards.
A. The City shall not apply any development standard that will have the effect of precluding the construction of a development meeting the criteria of this title while at the same time at the densities or with the concessions or incentives permitted by this chapter.
B. All development standards of the underlying zone shall apply to density bonus projects unless one or more concessions have been granted.
C. Any discretionary actions for modification or waiver shall be processed as a “determination of development standards” per CMC 86.02.124 and each and every other development application required by this title for the proposed housing project.
D. Nothing in this chapter shall be interpreted to require the City to waive or reduce development standards if the waiver or reduction would have a specific adverse impact, as defined in Government Code Section 65589.5(d)(2), as the same may be amended from time to time, or any applicable State law replacing Government Code Section 65589.5, upon the health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
E. Nothing in this section shall be interpreted to require the City to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
City of Coronado Page 318
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.53.090 Parking standards.
A. Upon request of the applicant for any housing development qualifying for a density bonus under this chapter, the maximum parking standards shall apply as specified by California Government Code Section 65915, inclusive of handicapped and guest parking, for the entire housing development.
B. All parking calculations for the development resulting in a fraction shall be rounded up to the next whole number.
C. Parking may be provided by tandem parking and need not be covered or garaged, but may not be on-street parking.
D. An applicant may request additional parking incentives or concessions beyond those provided in this section pursuant to CMC 86.53.050(D).
E. This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). Any density bonus, concessions, incentives, waivers or reductions of development standards, and parking ratios to which the applicant is entitled under this section shall be permitted in a manner that is consistent with this section and Division 20 (commencing with Section 30000) of the Public Resources Code. (Ord. 2023-01 § 3 (Exh. A), 2023; Ord 1973 § 1, 2005)
86.53.100 Appeals.
The decision of the Commission shall become final 10 calendar days after the adoption of a resolution unless a notice of appeal to the City Council is filed with the City Clerk in accordance with Chapter 1.12 CMC. (Ord. 2023- 01 § 3 (Exh. A), 2023; Ord. 2025 § 35, 2011)
City of Coronado Page 319
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.54
ADMINISTRATION AND ENFORCEMENT
Sections:
86.54.010 Purpose and intent.
86.54.020 Zone boundary amendments authorized.
86.54.030 Initiation of amendments.
86.54.040 Application for zone boundary change or reclassification by property owner.
86.54.050 Procedure – Hearing, notice.
86.54.060 Limitation on filing subsequent identical application.
86.54.070 Creation of Zoning Administrator – Purpose.
86.54.080 Authority and duties of Zoning Administrator.
86.54.090 Variances.
86.54.100 Application for variance.
86.54.110 Notice of variance application.
86.54.120 Findings and decisions by Zoning Administrator.
86.54.130 Variance – Appeal procedure.
86.54.140 Appeals to Planning Commission – Hearing.
86.54.150 Site plan approval.
86.54.160 Repealed.
86.54.170 Temporary structures.
86.54.180 Fences, hedges, walls.
86.54.190 Referral to Planning Commission.
86.54.200 Limitation on filing subsequent, identical application.
86.54.210 –
86.54.309 Reserved.
86.54.310 Enforcement.
86.54.320 Violations declared public nuisances.
86.54.330 Penalty for violation.
86.54.010 Purpose and intent.
The purpose and intent of this chapter is to refer to regulations that apply in addition to the regulations of this title.
These regulations are contained in Chapter 70.08 CMC and are incorporated hereby by reference.
86.54.020 Zone boundary amendments authorized.
Boundaries of any of the several zones established by this title or the classification or reclassification of property therein may be amended whenever public necessity, convenience and general welfare require.
86.54.030 Initiation of amendments.
A. Such zone boundary or reclassification amendments may be initiated by:
1. A verified application of one or more owners of property proposed to be so changed or reclassified;
2. Resolution of intention of the City Council;
3. Resolution of intention of the Planning Commission.
B. Such other amendments to this title may be initiated by:
1. Resolution of intention of the City Council;
2. Resolution of intention of the Planning Commission.
City of Coronado Page 320
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.54.040 Application for zone boundary change or reclassification by property owner.
Whenever the owner of any land desires a zone boundary change or reclassification of his property, he shall file with the Community Development Department an application on forms provided for by the Department and duly verified by him requesting such change or reclassification. Such application shall be accompanied by a fee as established by City Council resolution. (Ord. 1586; Ord. 1408)
86.54.050 Procedure – Hearing, notice.
Upon the filing of such verified application, or passage of such resolution of intention, the Commission shall hold such public hearings, duly noticed, as required by applicable provisions of the “Planning and Zoning Law” of the State of California for such zone boundary changes or reclassification. The Planning Commission and City Council shall take such action hereon as may be requested by the “Planning and Zoning Law” of the State of California and this title.
86.54.060 Limitation on filing subsequent identical application.
Upon final denial of any zone boundary amendment applied for pursuant to CMC 86.54.030(A), no identical, subsequent application shall be accepted for filing for a period of six months commencing on the effective date of the final denial.
86.54.070 Creation of Zoning Administrator – Purpose.
A Zoning Administrator is hereby created under Article 3, Section 65900 of the California Government Code so as to relieve the Planning Commission of certain routine functions and to properly administer the City zoning ordinances with such authority as granted to him by this chapter.
86.54.080 Authority and duties of Zoning Administrator.
The functions set forth in CMC 86.54.090 through 86.54.200 are considered either minor in nature or proper zoning enforcement duties and the Zoning Administrator is authorized to approve, deny, or conditionally approve such applications as may be required.
86.54.090 Variances.
The Zoning Administrator shall be authorized to grant variances for limited relief in the case of:
A. Modification of distance regulations not to exceed 10 percent of the requirements applicable in the appropriate zone;
B. Modification of area regulations not to exceed five percent of the requirements applicable in the appropriate zone; C. Walls or fences to exceed permitted heights due to special site conditions not to exceed 10 percent of the requirements set forth in the ordinance;
D. Any structure that is nonconforming due to setback or height requirements may be altered and/or enlarged by approval of the Zoning Administrator, pursuant to Chapter 86.50 CMC, and subject to the percentage limitations herein; provided, that such alteration or enlargement shall not exceed the maximum height limit of the zone in which the property is located.
86.54.100 Application for variance.
Applications for a variance shall be submitted on forms provided for that purpose to the Community Development Department, and shall be accompanied by plot plans, elevations, or other data as may reasonably be required by the director of the Community Development Department to show the detail of the proposed use or structure. The application shall be accompanied with a filing fee as established by City Council resolution. (Ord. 1586; Ord. 1408)
86.54.110 Notice of variance application.
Upon the filing of a verified application, the Zoning Administrator shall notify, by mail, all property owners within 300 feet of the property that is the subject of the variance. The notice shall describe the nature of the variance requested and the period of time the variance will be under consideration and appeal procedures available to the public concerning such variance.
City of Coronado Page 321
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.54.120 Findings and decisions by Zoning Administrator.
Not later than 10 calendar days following the mailing of the notices, any interested party may notify the Community Development Department, in writing, articulating any substantial objections to the variance requested. The Zoning Administrator shall, at the end of the 10-calendar-day period, render a decision by written statement explaining the reasons for and facts substantiating the decision. The Zoning Administrator shall mail a copy of the statement to the applicant, members of the Planning Commission, and any other interested party requesting a copy of the decision.
The statement shall be filed with the Community Development Department and will become effective 10 calendar days after the decision by the Zoning Administrator. (Ord. 2025 § 37, 2011)
86.54.130 Variance – Appeal procedure.
The applicant or other interested parties may appeal the decision of the Zoning Administrator to the Planning Commission within 10 calendar days after the decision is filed with the Community Development Department. The appeal shall be in writing and filed with the Community Development Department and shall specify the reason(s) for appealing the decision of the Zoning Administrator. The appeal fee shall be as set forth by resolution by the City Council. (Ord. 2025 § 38, 2011)
86.54.140 Appeals to Planning Commission – Hearing.
The Zoning Administrator shall provide public notice of the appeal hearing to consider the variance request as outlined in Government Code Section 65091. The Planning Commission will consider the variance application, Zoning Administrator determination, appeal letter, along with written or oral testimony provided at the hearing, and adopt a resolution to affirm, modify or overturn the Zoning Administrator. The decision of the Commission shall become final 10 calendar days after the adoption of a resolution unless a notice of appeal to the City Council is filed with the City Clerk in accordance with Chapter 1.12 CMC. (Ord. 2025 § 39, 2011)
86.54.150 Site plan approval.
The Zoning Administrator shall be authorized to grant site plan approval as provided herein.
86.54.160 Home occupations.
Repealed by Ord. 2022.
86.54.170 Temporary structures.
The Zoning Administrator shall be authorized to permit temporary structures for the housing of tools, equipment, building assembly operations and supervisory or engineering offices in connection with major construction projects; provided, however, that such temporary structures are located within or adjacent to the development or construction site to which they are incidental.
86.54.180 Fences, hedges, walls.
In any Commercial or Industrial Zone, fences, walls, or hedges may be allowed or required to a maximum of eight feet if it is determined by the Zoning Administrator that the increase in height is necessary to protect public health, safety or welfare and would have no detrimental effect upon the surrounding neighborhood.
86.54.190 Referral to Planning Commission.
The Zoning Administrator may, at his discretion, refer any of the matters on which he is authorized to rule to the Planning Commission for review and disposition pursuant to the procedures set forth in Chapter 86.52 CMC.
86.54.200 Limitation on filing subsequent, identical application.
Upon final denial of any variance applied for pursuant to this chapter, no identical, subsequent application shall be accepted for filing for a period of six months commencing on the effective date of the final denial.
86.54.210 – 86.54.309 Reserved.
86.54.310 Enforcement.
All department directors, officials or other employees of the City vested with the duty or authority to issue any permit, license or certificate shall conform to the provisions of this title and shall issue no permit, license or certificate for uses, buildings, structures or purposes in conflict with the provisions contained in this title, and any such permit, license or certificate so issued, intentionally or otherwise, shall be null and void. It shall be the duty of the director of the Community Development Department to enforce the provisions of this title.
City of Coronado Page 322
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.54.320 Violations declared public nuisances.
Any building or structure set up, erected, constructed, altered, enlarged, converted, moved or maintained contrary to the provisions of this title and any use of any land, building, or premises established, conducted, operated or maintained contrary to the provisions of this title shall be and the same are hereby declared to be unlawful and a public nuisance, and the City Attorney shall immediately take actions or proceedings for the abatement and removal and enjoinment therein in the manner provided by law, and shall take such steps and shall apply to such courts as may have jurisdiction to grant such relief as will abate and remove such building, structure or use, and restrain and enjoin any person, firm or corporation from setting up, erecting, constructing, altering, enlarging, converting, moving, maintaining or using such building, structure or property contrary to the provisions of this title. The remedies provided for herein shall be cumulative and not exclusive.
86.54.330 Penalty for violation.
Any person, firm or corporation, whether as principal, agent, employee, employer or otherwise, who violates or causes the violation of any provision of this title shall be guilty of an infraction. Each separate day or any portion thereof during which the above-referenced violation occurs shall constitute a separate offense. (Ord. 1400) City of Coronado Page 323
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.55
SPECIAL USE PERMITS
Sections:
86.55.010 Purpose.
86.55.020 Prohibitions.
86.55.030 Application.
86.55.040 Procedure for permit issuance.
86.55.050 Imposition of conditions.
86.55.060 Basis for denial.
86.55.070 Final determination – Appeal.
86.55.080 Expiration/extension/amendment of permit.
86.55.090 Revocation of permit.
86.55.100 Emergency suspension.
86.55.110 Special uses by permit – Any zone except Commercial.
86.55.120 Special uses by permit – Any zone except C-U, OS, Commercial, and R-4.
86.55.130 Special uses by permit – H-M Zone.
86.55.140 Special uses by permit – C Zone.
86.55.150 Repealed.
86.55.160 Special uses by permit – C-R Zone.
86.55.170 Special uses by permit – R-4 Zone.
86.55.175 Special uses by permit – R-4 Zone existing nonresidential facilities.
86.55.178 Special uses by permit – R-4 Zone clubs, lodges and churches.
86.55.180 Special uses by permit – R-3 Zone.
86.55.190 Special uses by permit – Open Space Zone.
86.55.193 Repealed.
86.55.195 Historic resources and special uses by permit – Residential Zones.
86.55.200 Veterinarian hospital.
86.55.210 Antenna tower and antenna mast.
86.55.215 Wireless communication facilities (WCFs).
86.55.220 Aquaculture.
86.55.230 Automobile car wash.
86.55.240 Repealed.
86.55.250 Automobile service station.
86.55.260 Auto repair.
86.55.270 Building materials retail sale.
86.55.280 Clubs, lodges, assembly halls, and public buildings.
86.55.290 Industrial/manufacturing.
86.55.300 Hospital or convalescent hospital.
86.55.310 Repealed.
86.55.320 Reserved.
86.55.330 Repealed.
86.55.340 Lodging houses.
86.55.350 Mixed use development.
86.55.360 Formula fast food restaurants.
86.55.370 Formula business.
86.55.380 Repealed.
86.55.010 Purpose.
It is the purpose of this chapter to provide procedures for the review and, where necessary, the imposition of special conditions on the creation and maintenance of designated uses which involve special site or design requirements, operating characteristics or potential adverse effects on the surrounding area. (Ord. 1745) City of Coronado Page 324
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.55.020 Prohibitions.
A. Without first having obtained a special use permit, it is unlawful for any person to create or maintain a use when the provisions of this code require that a special use permit be obtained before such use is created or obtained.
B. It is unlawful for any person to create or maintain a use contrary to the provisions of a special use permit issued for such use.
C. Until a special use permit is obtained, no building permit or other development permit shall be issued relating to a use for which a special use permit is required by this code.
86.55.030 Application.
A. An application shall be filed with the Community Development Department on forms provided by the City.
B. The applicant shall provide envelopes (affixed with sufficient first class postage) addressed to each applicant, to all persons who have requested to be on a mailing list for the specific project, and to all owners of property within 300 feet of the perimeter of the site proposed for a use requiring a special use permit.
C. The application shall not be complete until the applicant has provided all information deemed necessary by the Community Development Department to properly administer this title and the applicant has paid the processing fee established by the City Council.
D. Upon final denial of any application, no subsequent application for the same use at the same site shall be accepted for filing for a period of six months from the effective date of the final denial.
86.55.040 Procedure for permit issuance.
A. Special Use Permit (Minor). For uses identified in this title as requiring a special use permit (minor), the Planning Commission is the agency authorized to grant the special use permit, subject to an appeal to the City Council.
1. Upon the filing of an application, the Community Development Department shall cause the application to be set for public hearing before the Planning Commission no less than 14 days nor more than 60 days from the date of filing.
2. Notice shall be published one time in a newspaper of general circulation in the City of Coronado not less than 14 days prior to the date of consideration and shall contain a description of the property under consideration and the nature of the use proposed.
3. Notice shall be mailed to all owners of property within 300 feet of the site of the proposed use, as shown on the latest tax rolls.
4. Notice shall be accomplished in accordance with Government Code Section 65091.
B. Special Use Permit (Major). For uses identified in this title as requiring a special use permit (major), the City Council is the agency authorized to grant the special use permit.
1. Upon the filing of an application, the Community Development Department shall cause the application to be set for a public hearing before the Planning Commission no less than 14 days nor more than 60 days from the date of filing, noticed in accordance with subsection A of this section.
2. The Planning Commission’s recommendation shall be set for a public hearing before the City Council at the next available meeting, noticed in accordance with subsection A of this section.
86.55.050 Imposition of conditions.
A. The agency authorized to grant a special use permit may impose those conditions and exactions necessary to mitigate the impacts of the proposed use found by the agency to be reasonably likely to be contrary to the provisions of this title or to cause an adverse impact upon the environment or upon the health, safety, or welfare of the community without the imposition of those conditions or exactions.
City of Coronado Page 325
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. The granting of a special use permit shall be conditioned upon obtaining environmental design review in accordance with this code.
86.55.060 Basis for denial.
A special use permit shall be granted unless the authorized agency makes findings of fact based upon the information presented in the application or during the consideration of the application which support one or more of the following conclusions:
A. The use as proposed will be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity;
B. The use as proposed will be injurious to property or improvements in the vicinity; C. The use as proposed is inconsistent with the General Plan, any applicable specific plan, or a zoning regulation; or D. The location or operating characteristics of the proposed use will be incompatible with or will adversely affect or will be materially detrimental to impacted uses, residences, buildings, structures or natural resources, with consideration given to, but not limited to:
1. The inadequacy of public facilities, services and utilities to serve the proposed use;
2. The harmful effect, if any, upon a desirable neighborhood character;
3. The inability of the capacity and physical character of surrounding streets to safely deal with traffic that will be generated by the proposed use;
4. The unsuitability of the site for the type or intensity of use which is proposed; and
5. The harmful effect, if any, upon the environmental quality and natural resources of the City.
86.55.070 Final determination – Appeal.
The decision of the Commission shall become final 10 calendar days after the adoption of a resolution unless a notice of appeal to the City Council is filed with the City Clerk in accordance with Chapter 1.12 CMC. (Ord. 2025 § 41, 2011)
86.55.080 Expiration/extension/amendment of permit.
A. A special use permit shall expire upon the end of the term contained in the special use permit.
B. The date of expiration of any special use permit may be extended for one or more periods, the total of which is no greater than one year, upon application to the Planning Commission at least 30 days prior to the date of expiration.
The Planning Commission shall not extend the term of any permit unless it is demonstrated by the permittee to the satisfaction of the Planning Commission that extending the use poses no danger to the health, safety or welfare of the community. The determination of the Planning Commission must be by resolution which contains the reasons for making the determination. The Planning Commission determination is appealable to the City Council.
C. A special use permit may be amended at the request of the permittee. The amendment procedures shall be identical to the process then in effect for applying for a permit. A fee as required by Council resolution shall be paid at the time the application is submitted. (Ord. 1808)
86.55.090 Revocation of permit.
A. A special use permit may be revoked by the City Council upon no less than 30 working days’ notice to the permittee setting forth the basis of the intention to revoke and giving the permittee the opportunity to present information at an administrative hearing before the City Council.
B. In the event that the identified basis is not corrected forthwith by the permittee, the City Council may suspend, impose new conditions, modify existing conditions or revoke the permit if it makes findings of fact based upon the information presented during the administrative hearing which support one or more of the following conclusions:
City of Coronado Page 326
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
1. As a result of any principal or employee of the permittee being found guilty by a court of law of having criminally violated local, State or Federal law, it is reasonably likely that the continuing conduct of the permitted use by the permittee will threaten the public health or safety;
2. The permittee’s conduct of the use is contrary to local, State or Federal law;
3. The permittee’s conduct of the use constitutes a public nuisance;
4. The permittee’s conduct of the use is contrary to any condition or restriction previously established in the special use permit;
5. The permittee has not substantially initiated the use within one year from the date of the issuance of the special use permit or the time otherwise specified in the special use permit; or
6. After commencing the use, the permittee’s conduct of the use has been abandoned for a period of 180 consecutive days or more.
86.55.100 Emergency suspension.
A. At any time when the conduct of the use is in violation of the terms and conditions of the permit or in some other manner immediately threatens the public health or safety, any City official responsible for enforcing this code may immediately suspend the special use permit by so notifying the permittee or the permittee’s responsible employee or agent involved in the threatening conduct.
B. The City official suspending the permit shall reinstate the permit when the threat is removed. The actions of the suspending City official may be appealed orally to the City Manager during the suspension. The City Manager shall determine whether an existing threat requires the continuation of the suspension and thereafter advise the permittee of the determination.
86.55.110 Special uses by permit – Any zone except Commercial.
The following uses may be established and maintained in any zone except Commercial only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
Use Type of Permit
Antenna tower Minor
Antenna mast Minor
Publicly owned Major
Public utility/service
Uses and structures, including but not
limited to reservoirs, tanks, pumping
stations, telephone exchanges, power and
transformer stations or facilities, but not
including distribution lines
Major
Transmitters
Radio/television
Similar facilities
Major
(Ord. 1954 § 9, 2003; Ord. 1827; Ord. 1817)
86.55.120 Special uses by permit – Any zone except C-U, OS, Commercial, and R-4.
The following uses may be established and maintained in any zone, except the C-U, OS, Commercial, and R-4 Zones, unless specifically authorized in other sections of the Municipal Code, and only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
City of Coronado Page 327
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Use Type of Permit
Church Major
Philanthropic institution Major
Planned community development Major
School
College
Elementary
Nursery
Day nursery
Preschool
Private
Secondary
University
Major
(Ord. 1981 § 6, 2006; Ord. 1954 § 10, 2003; Ord. 1817)
86.55.130 Special uses by permit – H-M Zone.
The following uses may be established and maintained in the H-M Zone only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
Use Type of Permit
Aquaculture Major
Assemblages of many people/
automobiles, open-air theaters,
sport/recreational enterprises
Major
Automobile car wash, whether or not in
conjunction with any other use
Major
Boarding house Major
Clinic, medical Major
Dumps/landfills
Public
Private
Major
Formula fast food restaurants Minor
Formula retail Major
Hospitals
General
Convalescent
Major
Nursing home Major
Rest home Major
Sanitarium Major
(Ord. 1954 § 11, 2003; Ord. 1919; Ord. 1910; Ord. 1881)
86.55.140 Special uses by permit – C Zone.
See CMC Title 88, Orange Avenue Corridor Specific Plan, for uses allowed in the Commercial Zone with a special use permit. (Ord. 1954 § 12, 2003; Ord. 1868)
86.55.150 Special uses by permit – L-C Zone.
Repealed by Ord. 1954. (Ord. 1868)
City of Coronado Page 328
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.55.160 Special uses by permit – C-R Zone.
The following uses may be established and maintained in the Commercial Recreation Zone only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
Use Type of Permit
Art galleries Major
Cocktail lounge Major
Marine oriented activities
Boat/yacht sales
Not refueling facilities
Major
Meeting halls
Clubs
Lodges
Assembly halls
Major
Restaurant
Full service, fast food or formula fast food
Major
Theater for the performing arts Major
Tourist oriented specialty shops Major
Compatible uses determined by the
Planning Commission to be closely related
to uses in this section
Major
(Ord. 1910)
86.55.170 Special Uses by Permit – R-4 Zone.
A. The following uses may be established and maintained in the R-4 Zone only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
Stand Alone Uses Type of Permit
Hotel and motel Major
Professional Major
Boarding house Major
Single-room occupancy units Major
Combined Use Development Type of Permit
Boarding house with residential Major
Nursing home with residential Major
Professional with residential Major
B. A maximum of three professional sites are permitted in the R-4 Zone including new and existing facilities.
C. Professional office space as part of a combined use development is limited to the first floor of a building. (Ord. 2040 § 14, 2014; Ord. 1981 § 7, 2006; Ord. 1910)
86.55.175 Special uses by permit – R-4 Zone existing nonresidential facilities.
Existing nonresidential uses and facilities located in the R-4 Zone are permitted subject to one of the following:
City of Coronado Page 329
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
A. To be maintained as stand alone uses.
B. To be reconstructed as stand alone uses subject to the issuance of a major special use permit.
C. To be reconstructed as a combined use development with professional and residential uses, provided professional office space is limited to the first floor and the total number of professional sites in the R-4 Zone does not exceed three, and subject to the issuance of a major special use permit. (Ord. 1981 § 8, 2006)
86.55.178 Special uses by permit – R-4 Zone clubs, lodges and churches.
Existing clubs, lodges, and churches in nonresidential facilities located in the R-4 Zone can be changed to different clubs, lodges and churches within an existing facility subject to a major special use permit. (Ord. 1981 § 8, 2006)
86.55.180 Special uses by permit – R-3 Zone.
The following uses may be established and maintained in the R-3 Zone only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
Use Type of Permit
Boarding house Major
Lodging house (Note: Allowed only in “P”
Overlay Zone)
Major
(Ord. 1788)
86.55.190 Special uses by permit – Open Space Zone.
The following uses may be established and maintained in the Open Space Zone only if the designated type of special use permit is first obtained and thereafter the permittee complies with all of the provisions therein:
Use Type of Permit
Aquaculture Major
Campground, public and private Major
Commercial use incidental to the operation
of public or private recreational facilities
Sale of food and refreshments
Boat refueling services
Major
Permanent structure necessary for and
accessory to a permitted use
Major
Private recreational facility Major
Compatible uses determined by the Planning
Commission to be closely related to uses in
this section
Major
(Ord. 1839)
86.55.193 Special uses by permit – Civic Use (C-U) Zone.
Repealed by Ord. 2040. (Ord. 2015 § 17, 2010)
86.55.195 Historic resources and special uses by permit – Residential Zones.
In addition to the aforementioned sections contained within this chapter, in any Residential Zone a historic resource may be used as a residential use, a combined residential and commercial use, solely as a commercial use, or any other use permitted by the Planning Commission and City Council through a major special use permit. (Ord. 1918) City of Coronado Page 330
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.55.200 Veterinarian hospital.
An animal hospital or veterinarian facility shall be subject to the applicable zoning regulations of this title, subject to the following:
A. The use shall be located no closer than 100 feet to any Residential Zone, or existing restaurant, hotel, or motel.
B. The use must have measures and controls that prevent offensive noise and odor. (Ord. 1954 § 13, 2003)
86.55.210 Antenna tower and antenna mast.
A. An antenna tower or antenna mast shall be subject to the applicable zoning regulations of this title, subject to such conditions as may be necessary to accomplish the purposes of this title.
B. No special use permit is required for a tower or mast which complies with each of the following:
1. Does not exceed 66 feet in height measured from grade level;
2. The first eight feet above grade level shall be visually screened by appropriate fences, walls or hedges;
3. No portion of the tower or mast is located within a setback area; and
4. Required building permits have been approved.
C. This section does not apply to antenna tower or masts associated with a wireless communications facility. (Ord. 2083 § 3 (Exh. A), 2018)
86.55.215 Wireless communication facilities (WCFs).
A. “Wireless communications facility” is defined as a facility that sends and/or receives radio frequency signals, AM/FM, microwave, and/or electromagnetic waves for the purpose of providing voice, data, images or other information, including, but not limited to, cellular and/or digital telephone service, personal communications services, and paging services. Wireless communications facilities include antennas and all other types of equipment for the transmission or receipt of such signals; towers or similar structures built to support such equipment; equipment cabinets, base stations, and other accessory development; and screening and concealment elements.
B. All wireless communication facilities, and any modifications, collocations, expansions or other changes to existing WCFs, are subject to review and applicable permits as specified in City Council procedures and all WCFs shall comply with said procedures.
C. “Wireless communication facility (WCF)” means any component, including antennas and all related equipment, buildings and improvements for the provision of personal wireless services defined by the Federal Telecommunications Act of 1996 and as subsequently amended. Personal wireless services include, but are not limited to, cellular, personal communication services (PCS), enhanced specialized mobile radio (ESMR), paging, ground-based repeaters for satellite radio services, micro-cell antennas and similar systems which exhibit similar technological characteristics. (Ord. 2083 (Exh. A), 2018)
86.55.220 Aquaculture.
Aquaculture shall be subject to the applicable zoning regulations of this title subject to the following: Mitigation of all significant environmental impacts into insignificance.
86.55.230 Automobile car wash.
An automobile car wash shall be subject to the applicable zoning regulations of this title, subject to the following:
A. All equipment used for the facility shall be soundproofed so that any noise emanating therefrom, as measured from any point on adjacent property, shall be no more audible than the noise emanating from the normal street traffic at a comparable distance;
B. Hours of operation shall be as specified in the special use permit; City of Coronado Page 331
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
C. Vacuuming facilities shall be located to discourage the stacking of vehicles entering the car wash area and causing traffic congestion adjacent to any areas used for ingress or egress; and D. The minimum setback from the car wash structure to the front property line shall be determined by the Zoning Administrator, upon submission of plans for design review and architectural approval.
86.55.240 Automobile sales facilities, new and/or used.
Repealed by Ord. 1954.
86.55.250 Automobile service station.
A special use permit shall be required for an automobile service station under the following conditions:
1. Construction of a new service station;
2. Reopening of a service station that has been vacant for a period of at least six months; or
3. Renovation, alteration or addition to an existing service station when such change, within a 12-month period, exceeds 50 percent of the value of the existing building or structure as officially established by the latest records of the County Assessor of San Diego County.
When an automobile service station is proposed, then, in addition to the applicable zoning regulations and the regulations of this chapter, the proposed use shall be subject to the following:
A. Application Procedure. The applicant shall submit the following information:
1. A full dimensioned plot plan of the property drawn to scale, showing location of all buildings, canopies, points of vehicular access, pump islands, storage facilities, landscape planters, exterior lighting standards, signs, walls, parking spaces, trash enclosures, curb cuts and driveway approaches;
2. An engineered on-site grading plan, which shows compliance with all requirements of the City governing grading and drainage;
3. A landscape and irrigation plan showing the size, location, number and variety of plant materials to be used, including the botanical or common plant names and the location, type and design of all irrigation facilities;
4. Architectural elevations of all buildings, walls, signs and trash enclosures including a description of the materials, textures and colors to be used; and
5. A list of services and operations intended to be provided.
B. Activities and Services. In addition to the sale of motor fuel, activities and services shall be permitted, limited or precluded as follows:
1. Rental of trucks, trailers and similar vehicles may be permitted; provided, that the site contain adequate space for display and/or parking and that such rentals be displayed and/or parked only in an area so designated as part of the special use permit. Unless expressly stated otherwise as part of the special use permit, displaying and/or parking of rentals shall not be within 20 feet of any street frontage property line.
2. All new and used merchandise shall be stored and displayed within the service station building, except new and reconditioned tires, batteries, accessories and lubrication items which are maintained in enclosable cabinets or racks designed for the display and sale of said merchandise. The location of enclosable cabinets and racks shall be designated on the special use permit.
3. No used or discarded automotive parts or equipment or permanently disabled, junk or wrecked vehicles shall be located outside the service station building except within an enclosed trash storage area screened from public view.
City of Coronado Page 332
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
4. All major auto repair, as defined herein, including but not limited to painting, welding, body and fender repair, tire recapping and the rental of heavy equipment and the sale and rental of other merchandises other than that specified in this section and in the special use permit, is expressly prohibited.
5. Public telephones are permitted, provided they shall observe the same front and side yard setbacks as any adjoining property and are located so as to be visible from the public right-of-way and accessible on a 24-hour basis.
6. Products which render an express convenience of service to the customer, such as pump island racks containing oil cans and additives, may be displayed under the pump island canopy when maintained in a cabinet or display rack. Such cabinets or racks shall not obstruct vehicular access to pump islands.
7. The sales and rental of any type of merchandise not related to the motoring public is prohibited except vending machines shall be permitted only within an enclosed building and shall not be visible from off the premises, and such proprietary items as road maps, highway flares, insecticides or other small items incidental and related to the convenience of the motoring public.
8. Tow trucks and similar service vehicles may be allowed if approved as part of the special use permit and shall be parked only in an area expressly provided and approved as part of the special use permit.
9. The use of a service station as a commercial parking lot is prohibited unless expressly approved as part of the special use permit.
10. Storage and trash shall be kept only in areas approved as part of the special use permits and shall not be placed higher than the walls enclosing such areas. Trash may be collected in containers at the pump islands or inside buildings and service bays. Any such containers visible from off the premises shall be designed as an integral part of the building architecture.
11. Hours of operation may be designated as part of the special use permit if exceptional circumstances exist such as close proximity to Residential Zones.
12. The removal, overhaul, and replacement of motors, differentials and transmissions is permitted, provided these activities occur within a completely enclosed building, and on vehicles with a rated capacity not to exceed one and one-half tons. These activities shall constitute only an accessory and incidental use of the service station operation and shall not create obnoxious odors, smoke, noise, vibration or otherwise create a nuisance.
C. Combination Uses. Service stations combined with another use may be approved as part of the special use permit providing the other use is permitted within the zone district, parking and access is provided for the customers in an area additional to the area required for the service station and access to the other use is safe and not in conflict with the service station.
D. Development Standards. The architectural design of service station development shall be compatible with the character of development of the area in which it is to be located. However, innovative architectural design and site layout which would contribute to the efficiency and appearance of the station and minimize adverse effects on adjacent property is encouraged.
E. Access.
1. Two driveways on each street frontage may be permitted with the approval of the City Engineer. Access driveways shall be no closer than 35 feet from the point of intersection of the ultimate right-of-way lines of the adjoining street, but in no case closer than five feet to the point of curb return. Such driveways shall be at least 25 feet apart and they may be no closer than five feet to the side property line.
2. Whenever possible, a combined driveway for both the service station and adjacent shopping center or commercial property shall be designated and provided.
3. Access to lube bays shall be from the side or rear of the station except in cases where the Planning Commission finds that front access will best preserve the interests of adjacent land users, will serve the City of Coronado Page 333
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. interests of the public and the station operation from the standpoint of safety and convenience, and will foster the development of desirable circulation patterns. Stations where front access to lube bays is permitted shall have landscaping and/or related screening devices to reduce the view into the lube room work areas.
F. Lot Grading and Drainage. Grading of service station sites shall provide a minimum rise, in order to ensure required fall for drainage, and shall be engineered in a compatible manner with the surrounding properties. All drainage to the street shall be by underground structures to avoid drainage across City sidewalks or drive aprons, and shall be subject to the approval of the Director of Public Services.
G. Utilities. All on-site utilities (electrical and communication) shall be installed underground. Existing off-site abutting utility lines shall be converted to underground if street widening necessitates relocation of such utility facilities.
H. Setbacks. All buildings shall be set back from interior and street frontage property lines a minimum of 30 feet, pump islands parallel to the adjacent street shall be situated a minimum of 20 feet from all property lines, pump islands perpendicular to the adjacent street shall be a minimum of 24 feet from all property lines, and canopies shall be a minimum of 10 feet from any street frontage property line.
I. Canopy Structure. Every pump shall be covered by a canopy structure designed and constructed of material to blend with the main building. Where design permits, the pump island canopy structure shall be attached to and made an integral part of the main building structure.
J. Storage Area. Each service station shall have a storage area. The required storage area may be constructed outside of the main building providing that it be enclosed by an eight-foot high solid masonry wall, containing an opening enclosed with a view obscuring gate made of a durable material, and be roofed and contiguous to the main building unless approved otherwise as part of the special use permit.
K. Trash Enclosure. Each service station shall have at least one trash enclosure. All outside trash areas shall have a minimum area of 100 square feet with a minimum dimension of five feet by eight feet, have a concrete floor, be constructed to accommodate a refuse container, and except for one entrance, are to be surrounded by an eight-foot high solid wall constructed of masonry or steel and shall be constructed in a manner so that the materials used will blend architecturally with the design of the main structure. The entrance shall be enclosed with a view obscuring gate made of a durable metal material.
L. Restrooms. All restroom entrances shall be situated either to the side, to the rear or within the main building. The restroom area may be situated in a location other than above if approved by the Planning Commission as part of the special use permit. All outside restroom entrances shall be screened by not less than a five-foot high decorative structure and screen landscaping conforming to the design of tile station.
M. Lighting. All exterior lighting, including canopy lighting and perimeter lighting, shall be located, arranged and shielded so as to prevent substantial glare or reflection onto adjacent properties or public right-of-way.
N. Perimeter Walls. Whenever a service station abuts property in a Residential Zone, there shall be constructed along the property line abutting the Residential Zone a solid decorative masonry wall not less than six feet nor more than eight feet in height, measured from finished grade elevation of abutting residential property. Walls need not be installed when building walls or other acceptable walls already exist on such property lines, or the service station is part of a shopping center development. The wall requirement may be modified as part of the special use permit.
O. Walls as Landscaped Separation. A wall constructed on the interior property lines shall make provisions for three wells or landscaped planting areas not less than 16 square feet in area. When included as part of the wall design, the wells or plantings shall be spaced not less than eight feet nor more than 16 feet apart. Continuous planters or planters of uneven length may satisfy this requirement if they are at least four feet deep, extending at least one-third of the length of the wall, and include trees planted not more than 16 feet apart.
P. Landscaping. At least 10 percent of the site shall be landscaped with plant materials designed to provide beautification and screening. Planting areas shall include but are not limited to the following:
City of Coronado Page 334
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
1. All landscaped planters shall be enclosed with a brick or concrete curb not less than six inches high above the finished grade of the site.
2. A minimum five-foot wide (inside dimension) raised planter, with six-inch curb face made of concrete or brick, for purposes of separating pump islands from the sidewalk. Landscaped planters may be rounded at driveway entrances utilizing a minimum 10-foot radius.
3. A minimum of 150 square feet of raised planter with curb, minimum six inches in height, shall be provided at the street frontage of the intersecting corner of the site, from curb cut to curb cut.
4. All planting other than trees shall be so maintained so as not to exceed a height greater than 30 inches, shall not be thorny or spiked and shall not extend over the sidewalk or public right-of-way.
5. Fifteen-gallon trees shall be placed in the parkway area (between curb face and back of sidewalk) with spacing and variety of trees to be approved by the Director of Public Services and the Design Review Commission.
6. The main structure of each service station shall be provided with masonry enclosed planters adjacent to all building areas not occupied by doorways, trash areas, by opening, or other such reasonable areas of deletion, or possess a 42-inch high masonry veneer wall. This provision shall apply in such cases where metal buildings are constructed.
7. Except for common traffic movement drives, service stations within shopping centers or tourist centers shall be delineated from the remainder of the property by a landscaped buffer with minimum inside dimensions of four feet and enclosed by a six-inch concrete or brick curb. Common and integrated traffic movement drives between the service station and the remainder of the property shall be encouraged.
8. All planting areas shall be provided with a permanent irrigation system of a design suitable for the type and arrangement of the plant materials selected.
9. All planted areas shall be maintained so as not to constitute a health or fire hazard.
86.55.260 Auto repair.
An auto repair facility shall be subject to the applicable zoning regulations of this title, subject to the following:
A. The repair activity shall be enclosed in a building.
86.55.270 Building materials retail sale.
A building materials retail sales use shall be subject to the applicable zoning regulations of this title, subject to the following:
A. Outdoor storage yard activity shall be completely screened from public view.
86.55.280 Clubs, lodges, assembly halls, and public buildings.
A club, lodge, assembly hall or public building shall be subject to the applicable zoning regulations of this title, subject to the following:
A. Any such use shall provide access without causing heavy traffic congestion on adjacent residential streets; B. They will not be a nuisance to residences or other adjacent uses; and C. Incidental commercial activity shall be confined completely within the building.
86.55.290 Industrial/manufacturing.
An industrial or manufacturing use involving the manufacture, repair or processing of materials or goods shall be subject to the applicable zoning of this title, subject to the following:
A. The use shall be conducted within an enclosed building; and City of Coronado Page 335
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. Where materials or goods are to be stored outside, such materials or goods shall be completely screened from public view.
86.55.300 Hospital or convalescent hospital.
A hospital or convalescent hospital shall be subject to the applicable zoning regulations of this title, subject to the following. In any R Zone, other than the R-SCD Zone, the use:
A. Shall be located on a collector street or thoroughfare; B. Shall be located on a parcel of one acre or more;
C. Shall maintain a 10-foot wide minimum landscaped strip or solid eight-foot fence or masonry zoning wall on all property lines abutting any R Zone (except that the fence or wall may be reduced to three and one-half feet in a landscaped front setback area not containing parking facilities); and D. Shall have side yard and rear yard setbacks of at least 20 feet.
86.55.310 Kennels for dogs/cats.
Repealed by Ord. 1954. (Ord. 1885)
86.55.320 Reserved.
86.55.330 Repealed.
Repealed by Ord. 1827.
86.55.340 Lodging houses.
A lodging house shall be subject to the applicable zoning regulations of this title, subject to the following:
A. The use shall occur in a structure constructed prior to 1900 for which City of Coronado historic resource designation must be obtained and maintained per CMC Title 84.
B. The historic dwelling unit shall be maintained on its original site in a manner to reflect the dwelling’s original architecture, massing and bulk. (Ord. 2018 §§ 6, 7, 2010; Ord. 1788)
86.55.350 Mixed use development.
A. Mixed use development incorporating residential uses may be allowed in the Central Commercial or Limited Commercial Zones as a “Planned Community Development” per the standards and procedures of Chapter 86.46 CMC and the residential density permitted in the R-4 Zone.
B. Repealed by Ord. 1954. (Ord. 1954 § 16, 2003; Ord. 1868)
86.55.360 Formula fast food restaurants.
A. Purpose. The purpose of the standards in this section is to regulate the number, location and operation of formula fast food restaurants in order to maintain the City’s unique village character, the vitality of our commercial districts, and the quality of life of Coronado residents.
B. Regulations.
1. The formula fast food restaurant shall fully comply with all applicable regulations in this code.
2. The regulations in this section shall be used by the Planning Commission in reviewing an application or amendment for a minor special use permit concerning a formula fast food restaurant, and by staff when reviewing a building permit application, an application for occupancy or a Design Review or Planning Commission application.
3. A formula fast food restaurant may only be established on a site after obtaining a minor special use permit from the City for the operation of that use on said site. Similarly, a formula fast food restaurant may only relocate or physically expand in a manner to increase its seating capacity after obtaining a minor special use permit or minor SUP amendment as applicable.
City of Coronado Page 336
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
4. Change of ownership shall not, by itself, require obtaining a minor special use permit or minor SUP amendment as applicable.
C. Establishment or Relocation. A formula fast food restaurant may only be established or relocated:
1. On a site that is not located on a street corner; except such a restaurant may be located on a street corner where the immediate prior use was a formula fast food restaurant;
2. Where it would not result in two or more formula fast food restaurants operating on that site (i.e., two or more formula fast food restaurant business entities requiring separate business licenses, or displaying in a manner visible from public property separate business trademarks, logos, service marks or other mutually identifying names or symbols, for the daily or weekly conducting of business on the same site);
3. When it would not result in formula fast food restaurants operating at more than 10 sites under the jurisdiction of this title; and
4. So long as the Planning Commission finds that establishing or relocating the formula fast food restaurant will not increase the intensity of use on the site to a level that will adversely impact:
a. Land uses in the area;
b. Pedestrian or motor vehicle traffic; or
c. The public welfare.
D. Physical Expansion. An existing formula fast food restaurant may only be physically expanded in a manner to increase seating capacity:
1. Onto a site other than a corner;
2. Where it would not result in two or more formula fast food restaurants operating on that site (i.e., two or more formula fast food restaurant business entities requiring separate business licenses, or displaying in a manner visible from public property separate business trademarks, logos, service marks or other mutually identifying names or symbols, for the daily or weekly conducting of business on the same site); and
3. So long as the Planning Commission finds that physically expanding the formula fast food restaurant will not increase the intensity of use on the site to a level that will adversely impact:
a. Land uses in the area;
b. Pedestrian or motor vehicle traffic; or
c. The public welfare.
E. Trash. The formula fast food restaurant will operate in accordance with a “trash disposal plan,” approved by the Planning Commission. The plan shall address litter control, trash collection, on-site storage, and pick up on a regular basis. The plan shall include proof of a contract with the City disposal contractor, and specify that such a contract shall be maintained as a requirement for the issuance and retention of the minor use permit.
F. Design Review. Establishment or external alteration of a formula fast food restaurant is subject to Design Review Commission review. (Ord. 1901; Ord. 1881)
86.55.370 Formula business.
A. Purpose. The purpose of the standards in this section is to regulate the location and operation of formula business establishments in order to maintain the City’s unique village character, the diversity and vitality of the community’s commercial districts, and the quality of life of Coronado residents. It is presumed that establishing or preserving an appropriate and balanced mix of local, regional, and national-based businesses and small, medium or large-sized City of Coronado Page 337
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. businesses will more effectively serve to achieve this purpose as a strategy to maintain the economic health of the community’s business districts and the small-scale eclectic ambiance.
B. Regulations.
1. A formula business establishment may be allowed in the Hotel-Motel Zone with a major special use permit;
2. The cumulative expansion of a formula business establishment by 500 or more square feet of floor area shall require a minor special use permit amendment or a minor SUP if the establishment does not already have a major special use permit;
3. A formula business establishment (except for grocery stores, banks, savings and loans, full service restaurants and theaters) shall not have a street level frontage of greater than 50 linear feet on any street or have its retail space occupy more than two stories;
4. A formula business establishment shall fully comply with all applicable regulations of this code including environmental design review; and
5. Change of ownership of an existing formula business establishment shall not, by itself, require obtaining a major special use permit or major SUP amendment as applicable.
C. Required Findings for Approval.
1. The formula business establishment will be compatible with existing surrounding uses, and has been designed and will be operated in a nonobtrusive manner to preserve the community’s character and ambiance;
2. Approval of the formula business establishment will be consistent with the policies and standards of the General Plan and the local coastal program, and that the proposed intensity of uses on the sites is appropriate given the uses permitted on the site and on adjoining sites by these documents;
3. Approval of the formula business establishment will contribute to an appropriate balance of local, regional or national-based businesses in the community; and
4. Approval of the formula business establishment will contribute to an appropriate balance of small, medium and large-sized businesses in the community. (Ord. 1954 § 14, 2003; Ord. 1919)
86.55.380 Emergency shelters.1
Repealed by Ord. 2040. (Ord. 2015 § 17, 2010)
1 Code reviser’s note: Ordinance No. 2015 adds these provisions as CMC 86.55.370. This section has been editorially renumbered to prevent duplication of numbering.
City of Coronado Page 338
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.56
SPECIAL PROVISIONS
Sections:
86.56.005 Family day care home.
86.56.010 Low Barrier Navigation Centers.
86.56.020 Repairing, cleaning, maintenance associated with permitted use.
86.56.030 Restaurants with entertainment facilities, night clubs and similar recreation facilities.
86.56.035 Drive-thru restaurants.
86.56.040 Trash storage.
86.56.045 Exception – Building height limits for development located in all zones except R-1A, R-1A(BF), R-1B, R-3 and R-4 Zones.
86.56.048 Exception – Building height limits for multiple-family and nonresidential development in the R-4 Multiple-Family Residential Zone.
86.56.050 Exceptions – Height limits.
86.56.070 Trailers, mobile homes, travel trailers, camp cars, campers.
86.56.080 Boats, ships or other watercraft.
86.56.090 Main buildings.
86.56.100 Accessory buildings.
86.56.105 Accessory dwelling unit and junior accessory dwelling units.
86.56.110 Carriage house.
86.56.120 Mechanical equipment.
86.56.130 Roof dormers.
86.56.140 Roof decks and balconies above 14 feet.
86.56.159 Fences, walls or hedges – Measurement of height.
86.56.160 Fences, walls or hedges – Height limit, side or rear yard.
86.56.165 Fences, walls or hedges – Height limit, front yard.
86.56.170 Fences, walls or hedges – Height limit, street side yard.
86.56.175 Vertical barriers – Fences, walls or hedges – Height limit, sight triangle for residential corner lot.
86.56.180 Two-unit residential developments in single-family zones.
86.56.190 . Supportive Housing.
86.56.200 Reserved.
86.56.210 Repair of vehicles in Residential Zones.
86.56.220 – 86.56.559 Reserved.
86.56.560 Zoning wall or fence.
86.56.570 Exceptions – Pools.
86.56.575 Exceptions – Basements.
86.56.580 Setback exceptions – Architectural projections.
86.56.590 Exceptions – Fire escapes.
86.56.595 Setback exceptions – Landscape accessory structures in front and rear yards.
86.56.600 Setback exceptions – Stairways, balconies, and decks except for multiple-family residential development in the R-4 Zone.
86.56.602 Setback exceptions – Stairways, balconies, decks, and bay windows for multiple-family development in the R-4 Zone.
86.56.604 Setback exceptions – Encroachment of main building into required front and rear yards except for multiple-family residential development in the R-4 Zone.
86.56.606 Setback exceptions – Encroachment of main building into required front yard for multiple-family residential development in the R-4 Zone.
86.56.608 Exceptions – Porte-cochere except for multiple-family residential development in the R-4 Zone.
86.56.610 Exceptions – Porches and landing places except for multiple-family residential development in the R-4 Zone.
86.56.615 Exceptions – Porches and landing places for multiple-family residential development in the R-4 Zone.
86.56.620 Exceptions – Encroachments into building separation areas.
86.56.630 Exceptions – Average front yard setback rule.
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The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.632 Courtesy notice for residential zones.
86.56.635 Lot and building certification required.
86.56.640 Exceptions – Alley splits.
86.56.650 Illegal alley subdivisions.
86.56.660 Reserved.
86.56.670 Massage establishment.
86.56.700 Reserved.
86.56.730 Amusement device center – Location.
86.56.740 Adult video cassette activity.
86.56.750 Prediction of worldly events.
86.56.760 Exceptions – Structural coverage.
86.56.770 Private storage space for residential condominium complexes.
86.56.780 Reserved.
86.56.790 Satellite antennas.
86.56.800 Development landscaping required.
86.56.810 Historic resources.
86.56.820 Vacant premises.
86.56.830 Manufactured housing requirements.
86.56.840 Undergrounding of utilities for residential zones.
86.56.005 Family day care home.
A. “Family day care home” means a home which regularly provides care, protection, and supervision of 12 or fewer children in the provider’s own home, for periods of less than 24 hours per day, while the parents or guardians are away, of which there are two types:
1. “Large family day care home” means a home which provides family day care to seven to 12 children, inclusive, including children who reside at the home; and
2. “Small family day care home” means a home which provides family day care to six or fewer children, including children who reside at the home.
B. A large family day care home shall be subject to the applicable zoning regulations of this title including the general regulations of residential uses, subject to the following:
1. An application for a large family day care home shall be processed by the Director of Community Development in accordance with the standards presented in Section 1597.46(a)(3) of the State of California Health and Safety Code;
2. Large family day care homes shall have available for use one parking space per two employees and/or resident adults, calculated for that month, day and hour of operation when the greatest number of such employees and/or adults could be on site, but shall not be required to provide parking in excess of that required by this code for the underlying residential land use;
3. Large family day care homes shall provide a zoning wall acceptable to the Director of Community Development around rear or side yards utilized for play areas. In nonresidential zones, a zoning wall may also be required by the Director of Community Development for the front yard if it is to be utilized as a play area.
Such a front yard zoning wall shall also be subject to Director review;
4. Large family day care homes shall not be permitted in the following locations in Residential Zones unless a finding is made by the Director of Community Development that closer proximity of such facilities to each other will not negatively effect the character of the specific neighborhood surrounding the proposed site for such a facility:
a. On the same block face as any other large family day care home; or b. Within 300 feet of any other large family day care home. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 340
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.010 Low Barrier Navigation Centers.
A low barrier navigation center, as defined in Government Code Section 65660, is allowed by right in areas zoned for mixed use and in nonresidential zones permitting multifamily uses, provided that the use meets the requirements specified in Government Code Section 65662.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.020 Repairing, cleaning, maintenance associated with permitted use.
Facilities for the repairing, cleaning or maintenance of materials associated with the primary or accessory use shall be subject to the following minimum requirements:
A. All buildings and equipment shall observe the same yard requirements applicable to all buildings within the zone.
B. Such facilities shall be surrounded by a solid masonry wall or chain link fence subject to Community Development Department approval, not less than six feet in height, with lockable gates at all access points.
C. The wall or fence shall be set back not less than 15 feet from the principal street frontage and the space between the wall and street lot line provided with permanent landscaping and adequate sprinklers or appropriate automatic irrigation devices.
D. The wall or fence may be waived by the Planning Commission if they find there would be no detrimental effect on the adjacent areas by elimination of this requirement. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.030 Restaurants with entertainment facilities, night clubs and similar recreation facilities.
Restaurants with entertainment facilities, nightclubs, and similar recreation facilities shall comply with the following provisions:
A. Any such use shall show that adequate controls or measures will be taken to prevent offensive noise or vibration in conformance with the noise ordinance of the City.
B. They will not be a nuisance to residences or other adjacent uses. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.035 Drive-thru restaurants.
Drive-thru restaurants are prohibited. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.040 Trash storage.
Any change of land use or buildings constructed, reconstructed, enlarged, added to or structurally altered in all Multiple-Family, Commercial and Industrial Zones shall provide for adequate trash storage as follows:
A. All trash areas shall be enclosed within a minimum five-foot-high masonry wall or fence.
B. At no time shall the trash exceed the height of the fence or wall.
C. The precise location of any trash area shall be approved by the Community Development Department upon review of the site plan.
D. The trash enclosure shall be permanently and continuously maintained. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.045 Exception – Building height limits for development located in all zones except R-1A, R-1A(BF), R-1B, R-3 and R-4 Zones.
For all zones except R-1A, R-1A(BF), R-1B, R-3 and R-4 Zones, in no case shall the average height of a roof’s highest ridge or the average height of a parapet exceed by more than 10 percent the maximum building height permitted in the zone. (Ord. 2062 § 2 (Exh. A), 2016)
City of Coronado Page 341
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.048 Exception – Building height limits for multiple-family and nonresidential development in the R-4 Multiple-Family Residential Zone.
A. For multiple-family and nonresidential development in the R-4 Multiple-Family Residential Zone with a flat roof and parapet, mansard, or sloped roof less than 2:12, cable railing systems that are 90 percent transparent may extend two feet beyond the allowable building height.
B. For multiple-family and nonresidential development in the R-4 Multiple-Family Residential Zone, a maximum of 20 percent of allowable lot coverage (building footprint) can be increased to 40 feet in building height if the following criteria are met:
1. The roof increased beyond 35 feet has a pitch equal to or greater than 2:12.
2. The building volume of the main building adjoining or adjacent to the building bulk of the structure increased beyond 35 feet is reduced in a proportionate fashion so that the net result is that the total building volume of all structures is not increased.
3. The increased building height shall be compatible with adjoining properties as determined by the Design Review Commission. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.050 Exceptions – Height limits.
Height limitations imposed in this title shall not apply to:
A. Church spires, flagpoles and monuments erected on public property, and similar architectural features when approved by the Design Review Commission;
B. Vents and chimneys. In no case shall the height or bulk of said items exceed the minimum height or bulk required by the Uniform Building Code;
C. Cupolas, domes, towers, sky lights, spires, flagpoles or masts, and similar architectural features (excluding enclosed or covered structures providing access to roofs or roof decks, which are not allowed to exceed height limits, e.g., enclosed or covered stairwells or elevators) in accordance with the following limits:
1. Single-family dwelling or duplex main buildings in all zones except for the R-1A(BF) Subzone:
a. The total of said features shall not exceed 100 square feet and 10 feet in width or diameter on any one side up to a maximum of 25 feet in height;
b. The total of said features shall not exceed 36 square feet and six feet in width or diameter on any one side up to a maximum of 28 feet in height;
c. The total of said features shall not exceed 16 square feet and four feet in width or diameter on any one side up to a maximum of 33 feet in height;
d. The total of said features shall not exceed one square foot and one foot in width or diameter on any one side up to a maximum of 35 feet in height.
2. Multiple-family dwellings or nonresidential main buildings in the R-3 Zone:
a. The total of said features shall not exceed 100 square feet and 10 feet in width or diameter on any one side up to a maximum of 30 feet in height;
b. The total of said features shall not exceed 36 square feet and six feet in width or diameter on any one side up to a maximum of 33 feet in height;
c. The total of said features shall not exceed 16 square feet and four feet in width or diameter on any one side up to a maximum of 38 feet in height;
City of Coronado Page 342
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. d. The total of said features shall not exceed one square foot and one foot in width or diameter on any one side up to a maximum of 40 feet in height.
3. Multiple-family dwellings or nonresidential main buildings in nonresidential zones:
a. The total of said features shall not exceed 100 square feet and 10 feet in width or diameter on any one side up to a maximum of 40 feet in height;
b. The total of said features shall not exceed 36 square feet and six feet in width or diameter on any one side up to a maximum of 43 feet in height;
c. The total of said features shall not exceed 16 square feet and four feet in width or diameter on any one side up to a maximum of 48 feet in height;
d. The total of said features shall not exceed one square foot and one foot in width or diameter on any one side up to a maximum of 50 feet in height;
D. Elevator shafts and mechanical equipment associated with multiple-family residential development in the R-4 Zone cannot exceed 35 feet in height subject to the following conditions:
1. Mechanical equipment shall not exceed an area of 25 square feet per dwelling unit.
2. Mechanical equipment shall be architecturally compatible with the building and be approved by the Design Review Commission. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.070 Trailers, mobile homes, travel trailers, camp cars, campers.
A. It is unlawful to use a trailer, travel trailer, mobile home, camp car, camper, or similar vehicle for living or sleeping purposes on private property, except for temporary period(s) not to exceed 10 days during any 90-day period by guests or visitors of residents and/or homeowners of the City, subject to the locational restrictions specified for unoccupied vehicles of this type in subsection B of this section.
B. A trailer, travel trailer, mobile home, camp car, camper or similar vehicle may be stored only upon the rear of the property owned or rented by the owner of said motor vehicle or trailer.
C. It is unlawful to park or store a trailer, travel trailer, mobile home, camp car, camper or similar vehicle greater than 18 feet in length, 95 inches in width, or six feet in height (including its cargo) on any portion of the lot between the main building and the front property line including a driveway in said area, except for temporary period(s) not to exceed 10 days during any 90-day period.
D. It is unlawful to use a trailer, travel trailer, mobile home, camper or similar vehicle for office purposes in any zone, except that a general contractor and/or property owner or lessee may obtain a temporary permit for the parking of one or more such vehicles described above for watchmen, supervisory or other personnel, or for use as a temporary office at or immediately adjoining a major construction site upon commencement of such construction.
Any such permit shall be issued by the Director of Community Development, after an application, in writing, is submitted by the general contractor specifying the following:
1. The number of such vehicles and number of personnel to occupy such vehicles;
2. The hours during which such personnel will occupy such vehicles;
3. The total period for which such permit is sought; and
4. All trailers for which a permit is issued shall be removed from the premises within 10 days from notification of expiration of the temporary permit or an extension thereof. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.080 Boats, ships or other watercraft.
A. It is unlawful to use a boat, ship or any other watercraft for living or sleeping purposes except when moored at an authorized water berth designed for such purpose.
City of Coronado Page 343
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. Boats or boat trailers shall be placed, kept or maintained only upon the rear of the property of the resident if accessible for such use, and if not accessible, the side yard (except one of the required side yards shall remain unobstructed) area may be utilized for such purpose and screening from public view is encouraged.
C. It is unlawful to park or store a boat, boat trailer, or a boat on a trailer greater than 18 feet in length, 95 inches in width, or six feet in height on any portion of the lot between the main building and the front property line, including a driveway in said area, except for temporary period(s) not to exceed 10 days during any 90-day period. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.090 Main buildings.
There shall be a minimum 10-foot separation between all main buildings on a lot except for main buildings in the R1A Zone and R-1A Subzones which shall maintain a minimum 20-foot separation. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.100 Accessory buildings.
A. An accessory building may be erected detached from the main building on a lot.
B. Any accessory building attached to the main building shall be made structurally a part of the main building and shall comply in all respects with the requirements of this title applicable to the main building prior to said attachment. A structural attachment shall consist of the following minimum standards:
1. It shall be made an integral part of the structure of the main building by providing an adjoining foundation as well as vertical and horizontal building elements.
2. It shall constitute an enclosed or enclosable space for the purpose of providing a functional use for the attachment, such as, but not limited to, a habitable room, storage or laundry facility. Roof connections, fences, walls, patio covers, and aboveground utilities shall not be considered as structural attachments.
C. Accessory buildings shall be separated from all other accessory buildings, patios, covered parking and similar structures by a distance of at least six feet or may be attached.
D. Accessory buildings may occupy not more than 25 percent of a required rear yard, provided such buildings are located at least 10 feet from the nearest part of a main building, are not more than one story (except for a “carriage house”) and comply with the zone height limit for accessory buildings.
E. Detached garages and/or covered parking required to comply with Chapter 86.58 CMC (Off-Street Parking) shall not be limited by the foregoing 25 percent structural coverage requirement and may be located at least six feet from the nearest part of a main building or may be attached to the main building. That portion extending into the required rear yard shall not exceed one story and shall comply with the zone height limit for accessory buildings.
F. Metal storage buildings not exceeding 100 square feet in area must maintain required side and rear yard setbacks for accessory buildings but shall not be required to meet any building separation requirements. Metal storage buildings exceeding 100 square feet shall comply with all requirements pertaining to accessory buildings.
G. In any case where a through lot has a depth of not more than 140 feet, accessory buildings may be located in one of the required front yards; provided, every portion of such building is at least 10 feet from the nearest lot line, does not exceed one story and complies with the zone height limit for accessory buildings.
H. An accessory building shall not constitute a separate dwelling unit unless it is established as an ADU in accordance with CMC 86.56.105. Accessory buildings that are “habitable units” shall not contain a kitchen and shall be only for use by the resident of the main building or such resident’s guests. Accessory buildings or “habitable units” within accessory buildings shall not be rented, let or leased independent of the main building for any lot.
Except as otherwise provided herein, no building or portions of buildings shall be leased apart from the entire parcel, and any agreement to rent, let, or lease any portion of a building, home, or lot contrary to the provisions of this subsection shall be a violation of this chapter unless it includes all buildings and all habitable units on the lot or parcels comprising the residential lot as the defined tenancy under the lease.
A covenant prepared by the City of Coronado, signed by the property owner and recorded by the San Diego County Recorder’s Office outlining the regulations of accessory buildings and habitable units shall be required prior to City of Coronado Page 344
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. construction plans being approved and a building permit being issued for conversion to, or construction of, a habitable unit or carriage house.
1. Notwithstanding the restrictions on the lease of portions of buildings provided in this subsection H, an owner of a property may enter into a lease for any habitable unit in a home in which the property owner is also residing, which is not located in an accessory building or structure.
2. Nothing herein shall permit the lease of a room as a “habitable unit” where the room is separated from the home or building by means of walls or doors locked, or lockable, from the main building or home in order to prevent entry, and where the tenant is required to access the unit from an exterior door not shared by the owner or any other occupants of the building or home. (Ord. 2067 § 5 (Exh. A), 2017; Ord. 2062 § 2 (Exh. A), 2016)
86.56.105 Accessory dwelling unit and junior accessory dwelling units.
A. Purpose and Findings.
1. The purpose of this section is to provide regulations for the establishment of accessory dwelling units in residential zones and to define an approval process for such accessory dwelling units consistent with Government Code Sections 65852.2 and 65852.22, or any successor statute. The intent of this section is to provide opportunities for more affordable housing in areas where adequate public facilities and services are available, and impacts upon the residential neighborhoods directly affected would be minimized. It is also the goal to provide development standards to ensure the orderly development of these units in appropriate areas of the City. It is the goal of the Council that accessory dwelling units be equitably distributed throughout the City.
2. The City of Coronado is located entirely within the Coastal Zone and the City’s Local Coastal Program Land Use Plan was certified by the California Coastal Commission in December of 1983. The City is an isolated dense community established in a tight “grid pattern” over 100 years ago and is bordered almost entirely by the San Diego Bay and Pacific Ocean, with access to the City being only from State Route 75 from the south or the Coronado Bay Bridge. The City has numerous coastal resources that attract over 2,000,000 annual visitors, including public beaches, the San Diego Bay, Glorietta Bay, and the Hotel del Coronado. The annual visitors, coupled with historic development patterns of the City has created a significant impact on the City’s limited parking supply in the Coastal Zone that would be exacerbated by allowing accessory dwelling units and junior accessory dwelling units to be built without certain parking requirements, including replacement parking, as it would shift residential parking from on-site to on-street. The City’s Certified Local Coastal Program mandates certain parking requirements to be met, including the number of off-street parking spaces for dwellings, to ensure and maintain public access to the coast. The California Coastal Act of 1976 is neither superseded nor in any way altered or lessened as provided for in Government Code Section 65852.2(I).
3. Junior and accessory dwelling units are residential uses consistent with the uses permitted in zones that allow for residential and mixed use residential development.
4. Junior and accessory dwelling units developed pursuant to the requirements of this subsection shall not cause the lot upon which the accessory dwelling unit is located to exceed the allowable density otherwise permitted for the lot. Therefore, the accessory dwelling unit/junior accessory dwelling unit shall not count as units when calculating density of the lot.
B. Junior and accessory dwelling units shall be permitted in zones which allow residential and mixed use residential development and shall comply with the following standards:
1. A detached primary single-family dwelling unit shall exist or be proposed on the lot, or existing multifamily dwelling units shall exist on the lot.
2. The accessory dwelling unit may be created within the existing walls of a primary residence or accessory structure (an “interior” accessory unit), may be created by an addition attached to an existing or proposed primary residence (an “attached” accessory dwelling unit), or may be a new structure detached from the primary residence (a “detached” accessory dwelling unit). It must be located on the same lot as the existing or proposed single-family home or multifamily dwelling.
City of Coronado Page 345
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
3. Any construction of a junior or accessory dwelling unit shall conform to all property development regulations of the zone in which the property is located including, but not limited to, height limits, setback, lot coverage, landscape, and floor area ratio (FAR), as well as all fire, health, safety and building provisions of this title, subject to the following exceptions:
a. No setback is required for an existing living area converted to a junior or accessory dwelling unit or for an existing accessory structure converted to an accessory dwelling unit, or for a new accessory dwelling unit constructed in the same location and built to the same dimensions as a legally approved existing structure. Verification of size and location of the existing and proposed structure by City staff requires preand post-construction surveys by a California licensed land surveyor. b. For all other accessory dwelling units, a minimum setback of four feet, or the applicable setback for the zone district, whichever is less, is required from the rear and side property lines. c. Limits on lot coverage, floor area ratio, open space, front setbacks, and size (“specified standards”) must permit at least an 800-square-foot detached or attached accessory dwelling unit 16 feet high with four-foot side and rear yards (“baseline ADU”) if the proposed accessory dwelling unit is in compliance with all other development standards. The Community Development Director shall grant an exception to a specified standard if:
i. The specified standard would physically preclude the creation of a baseline ADU otherwise allowed by this section;
ii. The exception is the minimum necessary to allow for a baseline ADU; and iii. There is no feasible alternative to achieve a baseline ADU without the exception.
4. Proposed development projects that include a new single-family residence and an accessory dwelling unit or a junior accessory dwelling unit are required to comply with floor area ratio limits and other applicable development standards contained in the City’s Zoning Ordinance.
5. No more than one junior accessory dwelling unit or one accessory dwelling unit shall be permitted per single-family lot, except as permitted in subsection (C)(2) of this section.
6. For a junior or accessory dwelling unit that is contained within or attached to the primary dwelling, there shall be an independent exterior access.
7. The floor area of an attached or detached accessory dwelling unit shall not exceed 850 square feet for a studio or one bedroom or 1,000 square feet for a unit that contains more than one bedroom. No accessory dwelling unit may be smaller than the size required to allow an efficiency unit as defined in Section 17958.1 of the Health and Safety Code.
8. Height.
a. A new detached structure or an addition to an existing detached structure for an accessory dwelling unit shall not exceed 16 feet in height, except as follows:
i. A maximum height of 18 feet is allowed for a detached accessory dwelling unit on a lot with an existing or proposed single family or multiple-family dwelling unit that is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code. An additional 2 feet in height is allowed to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
ii. A maximum height of 18 feet is allowed for a detached accessory dwelling unit on a lot with an existing or proposed multiple-family, multistory dwelling.
City of Coronado Page 346
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. b. Accessory dwelling units attached to the primary dwelling are subject to the height requirements of the primary dwelling.
c. Height is measured from preexisting grade or finished grade, whichever is lower, to the highest point of the roof.
9. The junior and accessory dwelling unit shall not be owned, sold, transferred, or otherwise conveyed sold separate from the primary residence.
10. Junior and accessory dwelling units shall only be used for rentals of terms of six consecutive months or more.
11. The following provisions are applicable to junior accessory dwelling units:
a. A junior accessory dwelling unit shall not exceed 500 square feet in size and shall contain at least an efficiency kitchen which includes cooking appliances (i.e., stove, oven, and microwave), refrigerator, a sink with garbage disposal, and a food preparation counter and storage cabinets that are of reasonable size in relation to the junior accessory dwelling unit.
b. The junior accessory dwelling unit shall include access to sanitation facilities. c. One of the dwellings on the lot must be the bona fide principal residence of at least one legal owner of the lot, as evidenced at the time of approval and upon demand thereafter of the junior accessory dwelling unit by appropriate documents of title and residency.
d. Prior to issuance of a building permit for a junior accessory dwelling unit, the owner shall record a covenant in a form prescribed by the City Attorney, which shall run with the land and provide for the following:
i. A prohibition on the separate ownership, sale, transfer, or other conveyance of the junior accessory dwelling unit separate from the sale of the single-family residence; ii. A restriction on the size and attributes of the junior accessory dwelling unit consistent with this section;
iii. A prohibition against renting the junior accessory dwelling unit for fewer than six consecutive months; and
iv. A requirement that either the primary residence or the junior accessory dwelling unit be the owner’s bona fide principal residence, unless the owner is a governmental agency, land trust, or housing organization.
12. To ensure compliance with the provisions of the California Coastal Act of 1976 and the approved Land Use Plan of the City’s Certified Local Coastal Program, the following parking requirements apply:
a. A maximum of one parking space shall be required for each accessory dwelling unit, except that no spaces are required for accessory dwelling 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. b. No additional parking is required for a junior accessory dwelling unit. c. When additional parking is required for an ADU, the parking may be provided as tandem parking, may be covered or uncovered, and may be located in side and rear yard setback areas. ADU parking within the front yard setback area is limited to within an existing driveway. d. If an ADU or JADU replaces an existing garage or other required parking, replacement spaces shall be provided. When required parking is removed in conjunction with the establishment of an ADU, required City of Coronado Page 347
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. replacement spaces may be covered or uncovered and may be located within side and rear yard setback areas. Parking within the front yard setback area is limited to within an existing driveway. e. A maximum of one parking space shall be required for a carriage house converted to an accessory dwelling unit, except that no space is required for a converted unit deed restricted to be affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
13. Design. A junior or accessory dwelling unit, whether attached or detached, shall utilize the same architectural style, exterior materials, and colors as the existing or proposed primary dwelling, and the quality of the materials shall be the same or exceed that of the primary dwelling.
14. Except as provided in subsection (B)(16) of this section, accessory dwelling units shall provide a new or separate utility connection directly between the accessory dwelling unit and the utility. The connection may be subject to a connection fee or capacity charge that shall be proportionate to the burden of the proposed accessory dwelling unit, based upon either its size in square feet or the number of its plumbing fixtures, upon the water or sewer system; provided, however, that this fee or charge shall not exceed the reasonable cost of providing this service. A submeter may be allowed to meet this requirement.
15. The installation of a new or separate utility connection directly between the accessory dwelling unit and the utility shall not be required, and a related connection fee or capacity charge shall not be imposed for the following:
a. Junior accessory dwelling unit.
b. Accessory dwelling unit meeting the requirements of subsection (C)(1) of this section.
16. Accessory dwelling units shall not be required to provide fire sprinklers if they are not required for the primary residence. The construction of an accessory dwelling unit shall not trigger a requirement for fire sprinklers to be installed in the existing primary residence.
17. No impact fees may be imposed on a junior or accessory dwelling unit that is less than 750 square feet in size. For purposes of this section, “impact fees” include the fees specified in Sections 66000 and 66477 of the Government Code, but do not include utility connection fees or capacity charges. For accessory dwelling units that have a floor area of 750 square feet or more, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling unit.
C. The following types of accessory dwelling units are required to be permitted. Other accessory dwelling units, including attached and detached accessory dwelling units, are also permitted if they conform to the requirements of subsection B of this section:
1. One junior accessory dwelling unit or accessory dwelling unit within the existing space of a single-family dwelling or accessory structure or the proposed space of a single-family structure if all the following apply:
a. In an accessory structure an expansion beyond the existing physical structure is limited to 150 square feet and is permitted solely to accommodate ingress and egress. b. The unit has exterior access separate from the existing or proposed single-family dwelling. c. The side and rear setbacks are sufficient for fire and safety. d. Any junior accessory dwelling unit complies with subsection (B)(12) of this section.
2. One new accessory dwelling unit not larger than 800 square feet or more than 16 feet high, with side and rear yard setbacks of at least four feet on a lot with an existing or proposed single-family dwelling. A junior accessory dwelling unit complying with subsection (B)(12) of this section may be developed on the same lot.
3. Accessory dwelling units within the portions of an existing multiple-family dwelling structure that are not used as livable space; provided, that each unit complies with State building standards for dwellings. An City of Coronado Page 348
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. accessory dwelling unit shall not be created within any portion of the habitable area of an existing dwelling unit in a multiple-family structure. Up to 25 percent of the number of existing multiple-family units in the building, but at least one unit, shall be allowed.
4. Up to two detached accessory dwelling units on a lot with an existing multiple-family dwelling structure, provided that the height does not exceed 16 feet and that four-foot side and rear yard setbacks are maintained.
If the existing multiple-family dwelling structure has a rear or side setback of less than four feet, the City shall not require any modification of the existing multiple-family dwelling as a condition of approving the application to construct the accessory dwelling unit.
D. Any existing or proposed carriage house that complies with the standards in CMC Section 86.56.110 may be converted to an accessory dwelling unit by installing permanent provisions for living, sleeping, eating, cooking, and sanitation and must continue to comply with all standards in CMC Section 86.56.110 except for Section
86.56.110.Q.
E. A separate application is required for every junior and accessory dwelling unit. Applications for junior and accessory dwelling units conforming to the requirements of subsection B or C of this section shall be considered ministerially without discretionary review or a hearing and the director of community development shall approve or deny such applications within 60 days after receiving a complete application. Incomplete applications will be returned with an explanation of what additional information is required. If the City denies an application for an accessory dwelling unit or junior accessory dwelling, the City shall, within the 60-day review period, return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant The City shall grant a delay in processing if requested by the applicant. If the permit application for a junior or accessory dwelling unit is submitted with a permit application to create a new single-family dwelling on the lot, the application for the junior or accessory dwelling unit shall not be acted upon until the City acts on the permit application for the new single-family dwelling, but thereafter shall be ministerially processed within 60 days of receipt of a complete application and approved if it meets the requirements of this section. A demolition permit for a detached garage that is to be replaced with an accessory dwelling unit shall be reviewed by the City with the application for the accessory dwelling unit and issued at the same time.
Replacement parking for the demolished garage shall be provided pursuant to subsection (B)(12)(d) of this section.
Occupancy of the junior or accessory dwelling unit shall not be allowed until the City approves occupancy of the primary dwelling.
E. Prior to the issuance of a building permit for a junior or accessory dwelling unit, the property owner shall record a covenant with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney. The covenant shall notify future owners of the owner occupancy requirements, prohibition on the separate conveyance, the approved size and attributes of the unit, and minimum rental period restrictions. This covenant shall remain in effect so long as the junior or accessory dwelling unit exists on the lot.
F. In cases of conflict between this section and any other provision of this title, the provisions of this section shall prevail. To the extent that any provision of this section is in conflict with State law, the applicable provision of State law shall control, but all other provisions of this section shall remain in full force and effect. (Ord. 2021-02 § 3 (Exh.
A), 2021; Ord. 2020-03 § 3 (Exh. A), 2020; Ord. 2075 § 3 (Exh. A), 2018; Ord. 2072 § 3 (Exh. A), 2017; Ord. 2067 § 5 (Exh. A), 2017)
86.56.110 Carriage house.
One “carriage house” shall be permitted on single-family residential and single-family residential subzone lots that have both street and alley access subject to all of the following standards:
A. The second story of the main dwelling is set back a minimum of 50 percent of the lot depth from the rear property line, except that the second story of the main dwelling may encroach into said 50 percent setback a maximum of five percent of the lot depth for no more than half of the rear facade width, provided there is an equal or greater volume of building set back the same distance beyond said 50 percent setback line.
B. There is a minimum of 25-foot open space between any part of the main dwelling and the first and second story of the carriage house building, not including a maximum of one open and unenclosed stairway providing access to the second story of the carriage house building.
City of Coronado Page 349
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
C. There shall be a minimum setback of five feet from the rear property line for the first story and a minimum of three feet and maximum of six feet setback from the rear property line for the second story.
D. A minimum of 60 percent of the second-story facade along the alley shall be offset from the first-story facade a minimum of 24 inches towards the alley (an additional 12-inch eave is permitted) or a minimum of 12 inches towards the main dwelling.
E. No portion of the second story of the carriage house building is permitted to extend beyond 26 feet from the rear property line (excluding one open, unenclosed stairway).
F. No carriage house building shall exceed 600 square feet on the first story and 400 square feet on the second story (not including one open, unenclosed stairway).
G. Off-street parking spaces shall be provided on the first story of the carriage house building in accordance with the underlying zone requirements.
H. The exterior of the second-story habitable space shall not exceed 22 feet in width along the facade which is most parallel to the alley.
I. No portion of the second story is permitted to project beyond the first story except adjoining the alley.
J. “Architectural projections” as permitted in other sections of this code shall be allowed to project into the required setbacks or building separation area, except for “bay, bow, or garden windows,” which shall not be permitted to encroach into the required setbacks or building separation area, except along the alley as permitted in subsection D of this section.
K. No portion of the second-story main roof, dormers, or roof architectural features of a carriage house building with a 3:12 or greater roof pitch shall have a pitch of less than 3:12 (first-story roof elements may vary).
L. One 16-square-foot (i.e., four feet by four feet) open, unenclosed stair landing place shall be allowed at the second-story level entrance to the carriage house and one intermediate landing not to exceed 16 square feet if an Lshaped stair or 32 square feet if a U-shaped stair shall be permitted.
M. Access to the second story shall only be external to the carriage house building with an open and unenclosed stair with the foot of said access stairs only entered from the main dwelling side of the structure.
N. Other than along the side property line, no fence is allowed within the required open space between the carriage house building and the main dwelling, except for a transparent temporary construction fence.
O. A trellis, attached to the main house and not to exceed 14 feet in height at highest point, is allowed in required open space between structures.
P. No balconies or roof decks of any kind are allowed on a carriage house building.
Q. The use of a carriage house building shall be in accordance with CMC 86.56.100(H) for accessory buildings.
R. Architectural style and materials shall be compatible with the main dwelling. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.120 Mechanical equipment.
A. Setbacks. New or replacement mechanical equipment such as, but not limited to, air conditioning and pool equipment, whether below or above grade, shall not be permitted in any required front, side or rear yards except that the front yard need not exceed 20 feet, the side yard 10 feet and the rear yard five feet. If located on a roof, the equipment shall be positioned a minimum of two feet from an exterior facade. Transformers, gas or electric meters, tankless water heaters designed as an architectural projection in accordance with CMC 86.56.580, and similar equipment shall be exempt from this section.
B. Required Screening. In all zones, all mechanical equipment where the top of said equipment is greater than six feet above grade shall be screened on all sides. The required screening shall be part of the building architecture and City of Coronado Page 350
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. not a freestanding wall and said equipment or screening shall not protrude above the daylight plane or building height limit. Mechanical equipment located in a front yard shall be screened on all sides. (Ord. 2068 § 2 (Exh. A), 2017)
86.56.130 Roof dormers.
A. A dormer with its lowest point of the vertical face above the ceiling joists of a second story, or greater than 18 feet in height above “grade,” or a dormer with window openings into an attic above a second story, and which faces a side, front, or rear yard, shall be subject to the following requirements:
1. Each dormer facing a side property line shall be set back from the exterior side facade of the wall below a minimum of 50 percent of the required side yard setback and need not exceed three feet;
2. Each dormer facing a front or rear property line shall be set back from the exterior front or rear facade of the wall below a minimum of three feet;
3. Each dormer shall not exceed a width of eight feet, and there shall be a minimum separation between each dormer of no less than one and one-half times the width of the narrowest dormer along each respective front, side or rear of a building;
4. The total cumulative width of all dormers on any one front, side or rear of a building shall not exceed 35 percent of the length of the roof abutting the given front, side or rear yard, with a minimum cumulative width of eight feet permitted;
5. The highest point of any dormer shall be no higher than one foot lower than the ridge of the abutting main roof for roofs of less than 6:12 slope, or one foot, six inches lower than the ridge for roofs of 6:12 or greater slope;
6. Gable dormers shall be exempt from subsection A of this section if said dormers have a minimum roof pitch equal to or greater than the main roof, the exterior vertical face is continuous with the exterior facade of the story below and if the dormer contains windows they must open to the first or second story.
B. Each dormer shall contain vertical windows or vents of at least four square feet in cumulative size facing the adjoining front, side or rear yard (excluding gable dormers with a minimum roof pitch equal to or greater than the main roof and where the exterior vertical face is continuous with the exterior facade of the story below). (Ord. 2062 § 2 (Exh. A), 2016)
86.56.140 Roof decks and balconies above 14 feet.
A. A deck or balcony with a walking surface 14 feet or greater above “grade” shall be subject to the following requirements:
1. Design Review Commission approval shall be required;
2. Access to decks or balconies shall not be enclosed or covered unless the access is incorporated into the roof of the building, shall not be through a roof dormer, and shall not have the appearance of a separate structure;
3. No portion of decks or balconies shall be covered and shall be 100 percent permanently open;
4. No portion of decks or balconies or the top of structures or equipment placed on said decks or balconies (e.g., fireplaces and associated chimneys, spas, barbecues, storage cabinets, mechanical equipment, or similar) shall project beyond the daylight plane or exceed the allowable building height limit.
B. Design Review Commission approval shall not be required for a roof deck if all of the following is satisfied:
1. Does not exceeding 40 square feet;
2. Is solely for mechanical equipment;
3. Is located below the daylight plane and building height limit; City of Coronado Page 351
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
4. Is screened by the building architecture, not a freestanding wall and positioned a minimum of two feet from an exterior facade;
5. Is not accessed by permanent stairs or a permanent ladder;
6. Is not covered and is 100 percent permanently open to the sky. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.159 Fences, walls or hedges – Measurement of height.
The height of a fence, wall or hedge separating private property shall be measured from grade to the highest point on the fence, wall, or hedge. Where a fence, wall or hedge is located within a required front, side or rear yard where adjoining properties have unequal ground levels, the lower grade shall be used to measure the height.
The height of a fence, wall or hedge separating public and private property shall be measured from grade or the surface level of the public property closest to the property line on which the fence, wall or hedge is located, whichever is lower, to the highest point on the fence, wall or hedge. (Ord. 2068 § 2 (Exh. A), 2017)
86.56.160 Fences, walls or hedges – Height limit, side or rear yard.
Any fences, walls or hedges located in Residential Zones shall not exceed eight feet in height in a required side or rear yard and six feet in the area between the front or side lot line and the nearest building located on the lot when no front or side yard is required.
The following is an exception to this requirement: Hedges located in the rear yard of residentially zoned properties which abut an alley shall not exceed 10 feet in height. (Ord. 2087 § 3 (Exh. A), 2018; Ord. 2062 § 2 (Exh. A), 2016)
86.56.165 Fences, walls or hedges – Height limit, front yard.
A. Fences, walls, or hedges located within the required front yard shall not exceed four feet in height.
The following are exceptions to this requirement:
1. A fence or wall up to six feet in height may be located along the side property lines, within the front yard, and project into the front yard eight feet. Said six foot fence or wall shall extend no closer than 10 feet to the front property line;
2. Those lots which front solely on an alley or the following streets may enclose 100 percent of their front yards with an eight-foot wall, fence, or hedge: Third Street between A Avenue and Alameda Boulevard, all of Fourth Street, Alameda Boulevard between Third and Fourth Street and Pomona Avenue between Third and Fourth Street. Where walls or fences are permitted to be over four feet in height and adjoin public rights-of-way, said wall or fence shall be buffered with landscaping to soften the fence or wall. The proposed landscaping shall be approved by the City of Coronado prior to installation. Walls or fences over four feet in height, adjacent to an alley, are not required to be buffered with landscaping. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.170 Fences, walls or hedges – Height limit, street side yard.
Fences, walls, or hedges shall not exceed six feet in height in any required street side yard required on any corner lot.
Exception: Those lots which are located along the following streets may construct a fence, wall, or hedge not to exceed eight feet in height along the street side yard: Third Street between A Avenue and Alameda Boulevard, all of Fourth Street, Alameda Boulevard between Third and Fourth Street and Pomona Avenue between Third and Fourth Street. Where walls or fences are permitted to be over four feet in height in the street side yard, said fences or walls shall not be located within the sight triangle required in CMC 86.56.175. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.175 Vertical barriers – Fences, walls or hedges – Height limit, sight triangle for residential corner lot.
In the case of corner lots in Residential Zones, vertical barriers, including fences, walls and hedges, shall not exceed three feet in height in a triangle area created by a line connecting points along the street curb lines which are established 50 feet in distance from the intersection of such curb lines at the corner of a block. Exception: Single stem plants or trees without foliage between a height of three and eight feet may be planted and maintained within the corner triangular area and shall be measured from the established curb grade. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 352
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.180 Two-unit residential developments in single-family zones.
A. Purpose and Findings.
1. The purpose of this section is to provide regulations for the establishment of two-unit residential developments in single-family residential zones and to define an approval process for such two-unit residential developments consistent with Government Code Section 65852.21, or any successor statute. The intent of this section is to provide opportunities for more housing in existing single-family residential zones as mandated by State law. It is also the goal to provide development standards to ensure the orderly development of these units in appropriate areas of the City.
2. The City of Coronado is located entirely within the Coastal Zone and the City’s Local Coastal Program Land Use Plan was certified by the California Coastal Commission in December of 1983. The City is an isolated dense community established in a tight “grid pattern” over 100 years ago and is bordered almost entirely by the San Diego Bay and Pacific Ocean, with access to the City being only from State Route 75 from the south or the Coronado Bay Bridge. The City has numerous coastal resources that attract over 2,000,000 annual visitors, including public beaches, the San Diego Bay, Glorietta Bay, and the Hotel del Coronado. The annual visitors, coupled with historic development patterns of the City, have created a significant impact on the City’s limited parking supply in the Coastal Zone that would be exacerbated by allowing two-unit residential developments to be built without certain parking requirements, as it would shift residential parking from on site to on street. The City’s Certified Local Coastal Program mandates certain parking requirements to be met, including the number of off-street parking spaces for dwellings, to ensure and maintain public access to the coast. The California Coastal Act of 1976 is neither superseded nor in any way altered or lessened as provided for in Government Code Section 65852.21(k), except that the City shall not be required to hold public hearings for coastal development permit applications for a two-unit residential development pursuant to this section.
3. Two-unit residential developments are residential uses consistent with the uses permitted in zones that allow for single-family residential development.
4. Government Code Section 65852.21 preempts the density limitations established by the General Plan and the underlying zones in which two-unit residential developments created pursuant to the requirements of this subsection are permitted. Incompatibility with the City’s density limitations shall not provide a basis to deny a two-unit residential development that otherwise conforms to the requirements of this section.
B. A two-unit residential development containing no more than two residential units within a single-family residential zone shall be considered ministerially, without discretionary review or a hearing, if the proposed housing meets all of the standards set forth below. For purposes of this section, a two-unit residential development contains two residential units if the development proposes two new units or if it proposes to add one new unit to one existing unit.
1. If a parcel includes an existing single-family home, one additional unit of not more than 800 square feet may be developed pursuant to this section. No more than 25 percent of the existing exterior structural walls shall be demolished to create the two-unit residential development, unless the existing single-family home has not been occupied by a tenant in the last three years.
2. If a parcel does not include an existing single-family home, or if an existing single-family home is proposed to be demolished in connection with the creation of a two-unit residential development, two units of not more than 800 square feet each may be developed pursuant to this section.
3. Each unit in a two-unit residential development shall be separated by a distance of at least 10 feet from any other structure on the parcel; however, units may be adjacent or connected if the structures meet building code safety standards and are sufficient to allow separate conveyance.
4. No more than four units – including primary dwelling units, accessory dwelling units, and/or junior accessory dwelling units in any combination – may be created on a parcel. If a parcel was created subject to the urban lot split subdivision provisions of Chapter 82.68 CMC and includes an existing or proposed two-unit development, then no accessory dwelling units or junior accessory dwelling units are permitted on the parcel. If a parcel was not created subject to the urban lot split subdivision provisions of Chapter 82.68 CMC and City of Coronado Page 353
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. includes an existing or proposed two-unit development, then one accessory dwelling unit may be developed for each primary dwelling unit on the parcel. If a parcel was created subject to the urban lot split subdivision provisions of Chapter 82.68 CMC and includes one primary dwelling unit only, then one accessory dwelling unit or one junior accessory dwelling unit for each primary dwelling unit is permitted.
C. A two-unit residential development shall be prohibited in each of the following circumstances:
1. The two-unit residential development would require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income. b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
c. Housing that has been occupied by a tenant in the last three years. An applicant for a two-unit residential development must demonstrate whether any existing housing on the parcel was owner occupied or vacant to Director’s satisfaction.
2. The parcel subject to the proposed housing development is a parcel on which an owner of residential real property has exercised the owner’s rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application.
3. The parcel subject to the proposed housing development is located within a historic district or property included on the State Historic Resources Inventory, as defined in Public Resources Code Section 5020.1, or within a site that is designated or listed as a City or County landmark or historic property or district pursuant to a City or County ordinance.
4. If the two-unit residential development is on a parcel that does not meet the requirements of Government Code Section 65852.21(a)(2) or any successor provision thereof.
5. If the two-unit residential development would cause there to be more than four total units – including primary dwelling units, accessory dwelling units, and/or junior accessory dwelling units – on any single parcel or on any two parcels that were created using the urban lot split subdivision provisions of Chapter 82.68 CMC.
6. If the parcel includes an existing or proposed carriage house or habitable unit, as defined in Chapter 86.04 CMC, other than a primary dwelling unit, accessory dwelling unit, and/or a junior accessory dwelling unit.
D. Any construction of a two-unit residential development shall conform to all property development regulations of the zone in which the property is located including, but not limited to, height limits, stories, setback, lot coverage, landscape, and floor area ratio (FAR), as well as all fire, health, safety and building provisions of this title, subject to the following exceptions:
1. No setback shall be required for an existing structure or a structure constructed in the same location and to the same dimensions as an existing structure. Verification of size and location of the existing and proposed structure by City staff requires the applicant to provide pre- and post-construction surveys by a California licensed land surveyor to the City’s satisfaction.
2. For all other dwelling units proposed in connection with a two-unit residential development, a minimum setback of four feet, or the applicable setback for the zone district, whichever is less, is required from the rear and side property lines.
3. Limits on lot coverage, floor area ratio, open space, and size must permit two units of 800 square feet in connection with a two-unit residential development. Any waivers or reductions of development standards shall be the minimum waiver or reduction necessary to avoid physically precluding two units of 800 square feet. No waivers or reductions to applicable requirements regarding stories, off-street parking, or front yard setbacks City of Coronado Page 354
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. shall be approved unless the applicant demonstrates to the Director’s satisfaction that there is no other way to physically accommodate two 800-square-foot units on the site.
4. New dwelling units proposed in connection with a two-unit residential development shall not exceed 16 feet and one story in height.
5. New dwelling units proposed in connection with a two-unit residential development shall demonstrate compliance with any applicable Airport Land Use Commission requirements and/or restrictions on density.
6. All dwelling units created in connection with a two-unit residential development shall have independent exterior access.
7. For applications that do not involve an urban lot split subdivision pursuant to Chapter 82.68 CMC, one of the dwellings on the lot must be the bona fide principal residence of at least one legal owner of the lot containing the dwelling, as evidenced at the time of approval of the two-unit residential development by appropriate documents of title and residency. Prior to the issuance of a building permit, the applicant shall provide evidence that a covenant has been recorded stating that one of the dwelling units on the lot shall remain owner occupied.
8. Two-unit residential developments shall only be used for rentals of terms of longer than thirty days.
9. To ensure compliance with the provisions of the California Coastal Act of 1976 and the approved Land Use Plan of the City’s Certified Local Coastal Program, the following parking requirements apply:
a. Parking spaces for new units shall be provided in accordance with Chapter 86.58 CMC. b. If a two-unit residential development replaces an existing garage or other required parking, replacement spaces shall be provided in accordance with the requirements of the underlying zone.
10. Design. When a two-unit residential development dwelling unit is proposed on a parcel with an existing single-family dwelling unit, the new unit shall utilize the same exterior materials and colors as the existing dwelling unit.
11. Two-unit residential developments shall provide a new or separate utility connection directly between each dwelling unit and the utility. The connection may be subject to a connection fee or capacity charge.
12. Two-unit residential developments shall be required to provide fire sprinklers.
E. Applications for two-unit residential developments conforming to the requirements of this section shall be considered ministerially without discretionary review or a hearing by the Director of Community Development.
Incomplete applications will be returned with an explanation of what additional information is required.
F. A proposed two-unit residential development may be denied if the Director of Community Development makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Section 65589.5(d)(2) of the Government Code, upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
G. Prior to the issuance of a building permit for a two-unit residential development dwelling unit, the property owner shall record a covenant with the County Recorder’s Office, the form and content of which is satisfactory to the City Attorney. The covenant shall notify future owners of the owner occupancy requirements, the approved size and attributes of the units, and minimum rental period restrictions. The covenant shall also reflect the number of units approved and provide that no more than four total units may be created on any single parcel or on any two parcels created using urban lot split subdivision procedures. If an urban lot split subdivision was approved, the covenant shall provide that no variances shall be permitted other than those code deviations expressly allowed by this chapter. This covenant shall remain in effect so long as a two-unit residential development exists on the parcel.
H. In cases of conflict between this section and any other provision of this title, the provisions of this section shall prevail. To the extent that any provision of this section is in conflict with State law, the applicable provision of State City of Coronado Page 355
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. law shall control, but all other provisions of this section shall remain in full force and effect. (Ord. 2021-06 § 2, 2021)
86.56.190 Supportive Housing.
Supportive housing is allowed by right in all zones where multiple-family and mixed uses are permitted, including nonresidential zones permitting multiple-family uses, provided that the use satisfies all requirements in Government Code Section 65651.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.200 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.210 Repair of vehicles in Residential Zones.
The repair of all motorcycles, motor trucks and motor vehicles, as defined in the Vehicle Code of the State of California, is prohibited in any Residential Zone unless all of the following conditions are met:
A. All major repair of vehicles shall be conducted within a totally enclosed garage or behind a fence or wall not less than six feet in height.
B. No more than one vehicle shall be in a state of disrepair or in an inoperable condition at any one time on any lot.
C. No repair of vehicles shall be conducted as a business.
D. No vehicle in a state of disrepair or in an inoperable condition may be located outside of a totally enclosed garage or a fence or wall not less than six feet in height for a period of more than 48 hours.
E. No repair of vehicles shall take place between the hours of 10:00 p.m. and 8:00 a.m.
F. No storage of vehicle parts shall be located in any place where repair of vehicles is prohibited herein. Any area used for such storage shall not exceed 100 square feet in area.
G. Nothing in this section is intended to prohibit the making of minor repairs, such as tire changing or repair, replacement of spark plugs and minor engine adjustments, lubrication or battery and brake adjustments by a resident on his or her vehicle anywhere on the lot where the vehicle owner resides. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.220 – 86.56.559 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.560 Zoning wall or fence.
A 10-foot-high (or less) solid masonry zoning wall may be required to be erected to separate any Commercial Zone or use from an adjoining Residential Zone or use as a condition precedent to granting of a special use permit, variance, coastal permit or subdivision map. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.570 Exceptions – Pools.
The waterline of pools, spas, ponds or other water areas shall not encroach into the required side yards except that the side yard need not exceed five feet. Associated equipment shall comply with CMC 86.56.120, Mechanical Equipment. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.575 Exceptions – Basements.
Basements which require dewatering during construction shall observe a minimum three-foot side yard setback. A single basement egress well may encroach into the required side yard setback. (Ord. 2085 § 3 (Exh. A), 2018)
86.56.580 Setback exceptions – Architectural projections. “Architectural projections” may:
City of Coronado Page 356
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
A. Extend or project into a required side yard setback for a distance of not more than one-third of the required side yard setback width up to a maximum of 24 inches (roof eaves are exempt from said 24-inch limitation), subject to the following restrictions and exceptions:
1. No single “architectural projection” into a required side yard shall be greater than eight feet in length along the facade. Cornices, roof eaves, roof gutters and down spouts, a sill, window and door awnings, and architectural features projecting a maximum of four inches are excepted;
2. The minimum horizontal separation along the facade between “architectural projections” into required side yards shall be no less than 10 feet. Cornices, roof eaves, roof gutters and down spouts; a sill, window and door awnings; and architectural features projecting a maximum of four inches are excepted; and
3. The cumulative total linear distance of “architectural projections” into required side yards, measured at their widest point, along a given side facade shall not exceed the lesser of 20 percent of the length of the facade or 16 feet. Cornices, roof eaves, roof gutters and down spouts, a sill, window and door awnings, and architectural features projecting a maximum of four inches are excepted.
B. Extend or project into a required front or rear yard setback not more than four feet. Such projection shall never extend closer than three feet to the front or rear lot line.
C. Accessory buildings constructed in the required rear yard setback may have architectural projections into the rear yard setback so long as such projections never extend closer than three feet to the rear lot line. (Ord. 2062 § 2 (Exh.
A), 2016)
86.56.590 Exceptions – Fire escapes.
Subject to the approval of the Director of Fire Services, fire escapes may:
A. Extend or project into a required side yard setback for a distance of not more than one-third of the required side yard setback.
B. Extend or project into a required front or rear yard setback not more than four feet. Such projection shall never extend closer than three feet to the front or rear lot line. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.595 Setback exceptions – Landscape accessory structures in front and rear yards.
Landscape accessory structures and entries such as arbors, trellises and arches may be located in the required front or rear yard setbacks so long as said structures maintain the required side yard setback, do not exceed 10 feet in height, and the total based on the outside perimeter of said structures does not exceed five percent of the required or existing front or rear yard area, whichever is less. In no case shall the total structural coverage of such structures exceed 50 square feet in lot coverage per front or rear yard. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.600 Setback exceptions – Stairways, balconies, and decks except for multiple-family residential development in the R-4 Zone.
For all zones except for multiple-family residential development in the R-4 Zone:
A. Covered, unenclosed stairways structurally attached to the building and covered, unenclosed balconies or decks may extend or project into the required rear yard setback not more than four feet. Such stairways, balconies, or decks shall not extend closer than three feet to the rear property line.
B. No portion of a covered, unenclosed balcony or deck including roofs, eaves, columns or guardrails may extend or project into a required front yard setback more than four feet. Such projection shall never extend closer than three feet to the front property line.
C. Covered, unenclosed balconies or decks above and attached to the roof of a porch may extend to the eave of said porch or project a maximum of eight feet into a required front yard setback, whichever is less. That portion projecting greater than four feet shall be 100 percent open to the passage of light and air to the sky and the surrounding guardrail shall be a minimum of 70 percent transparent above the lower six inches. (Clear glass meeting building code standards may be used to satisfy the transparency criterion.). No portion of a roof, eave, column or City of Coronado Page 357
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. guardrail less than 70 percent transparent, above said second-story balcony or deck walking surface, shall project into the required front yard greater than four feet.
D. Covered, unenclosed balconies may extend or project for a distance of not more than one-third of the required side yard setback, up to a maximum of 24 inches, into portions of side yards that adjoin public rights-of-way. Said balconies shall be limited to eight feet in length, shall maintain a minimum horizontal separation between balconies of 10 feet, and the cumulative total linear distance of said balconies along the side facade shall not exceed the lesser of 20 percent of the length of the facade or 16 feet. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.602 Setback exceptions – Stairways, balconies, decks, and bay windows for multiple-family development in the R-4 Zone.
A. Covered, unenclosed stairways structurally attached to the building, and covered, unenclosed balconies, decks or bay windows may extend or project into the required rear yard setback not more than four feet and never extend closer than three feet to the rear property line.
B. Covered, unenclosed balconies, decks, or bay windows may extend or project into a required front yard setback not more than eight feet. Such projection shall be measured from the standard 25-foot setback required front yard setback line and never extend closer than three feet to the front property line.
C. Covered, unenclosed balconies may extend or project for a distance of not more than one-third of the required side yard setback into portions of side yards that adjoin public rights-of-way. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.604 Setback exceptions – Encroachment of main building into required front and rear yards except for multiple-family residential development in the R-4 Zone.
For all zones except for multiple-family residential development in the R-4 Zone:
A. Bay windows, building popouts, and similar design features of main buildings, which extend to the ground and contain floor area, may encroach up to three feet into a required front or rear yard setback. The height of such encroachment shall not extend above the level of the first floor or exceed 13 feet. The length shall not exceed 50 percent of the length of the facade and shall be limited to modules of 10 feet or less. Such encroachment shall be included in the allowable floor area and in no case shall extend closer than three feet to the front or rear property line.
B. Main buildings may encroach up to five feet into the front yard, provided there is an equal or greater volume of building set back the same distance behind the setback line. Such encroachment shall be limited to the first story and 13 feet in height and shall not extend closer than 20 feet to the front property line. Eaves on the portion of the building allowed to encroach by this section may project one foot beyond said building encroachment. The distance that architectural projections, porches, and similar design features are allowed to project shall be measured from the standard 25-foot setback line. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.606 Setback exceptions – Encroachment of main building into required front yard for multiplefamily residential development in the R-4 Zone.
For multiple-family residential development in the R-4 Zone, a maximum of 50 percent of the width of a building may encroach up to five feet into the front yard setback, provided there is at least half that building volume set back behind the front setback line. This provision is allowed at the first and second stories of the building. The distance that architectural projections, porches, and similar design features are allowed to project shall be measured from the standard 25-foot setback line. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.608 Exceptions – Porte-cochere except for multiple-family residential development in the R-4 Zone.
For all zones except for multiple-family residential development in the R-4 Zone:
Columns and roofs of covered and unenclosed porte-cocheres may extend or project into a required side yard setback for a distance of not more than one-third of the required side yard setback width but no less than three feet from the side property line. If a front porch is present, the porte-cochere may extend into the front yard setback as provided for in CMC 86.56.610. Said porte-cochere shall be architecturally similar in design and materials to the City of Coronado Page 358
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. attached dwelling, limited to one story and 14 feet in height, attached to the dwelling and open on three sides, and not exceed a depth of 20 feet. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.610 Exceptions – Porches and landing places except for multiple-family residential development in the R-4 Zone.
For all zones except for multiple-family residential development in the R-4 Zone:
Covered, unenclosed porches, platforms, landing places, pergolas or open trellis structures which do not extend above the level of the first floor shall be allowed to project into a required front or rear yard not more than eight feet, with eaves allowed an additional 12-inch projection. Such projection shall never extend closer than three feet to the front or rear property line. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.615 Exceptions – Porches and landing places for multiple-family residential development in the R-4 Zone.
For multiple-family residential development in the R-4 Zone, covered, unenclosed porches, platforms or landing places may extend into a required front yard setback not more than eight feet. Said encroachment shall be measured from the standard 25-foot setback line. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.620 Exceptions – Encroachments into building separation areas.
Encroachments herein provided for rear yards may extend and project into the area separating buildings on the same lot so long as such encroachments or projections never extend closer than five feet to an adjacent building or to any projection from an adjacent building. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.630 Exceptions – Average front yard setback rule.
Where the majority of the parcels on a block face are improved, with structures, the required front yard setback may be computed by taking the average existing front yard setback, measured from the front property line to the outside of the wall of the nearest enclosed habitable space of the main building excluding architectural projections, garages and basements. In no case shall the required front yard be less than five feet. 25 feet shall be used for calculating the average where a lot is developed with an existing front yard greater than 25 feet. 50 percent of the required front yard for the subject property shall be used for calculating the average for those lots developed with an existing front yard of less than one-half of the required front yard for the subject property. Panhandle lots where the panhandle exceeds 50 feet in length shall not be considered in computing any average front yard setback. In the case of reversed corner lots having both side lot lines on a street and alley, this rule may be applied to the setback on the side street line. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.632 Courtesy notice for residential zones.
No building or demolition permit for the demolition or new construction of 200 square feet or more, in any residential zone, except R-5, R-PCD and R-SCD Zones, shall be approved unless the adjacent residents are notified in advance of the permitted work commencing. Addressed and stamped envelopes and letters in a form prescribed by the Community Development Department shall be submitted to the City of Coronado by the applicant at the time of permit application and shall be a minimum of 10 calendar days in advance of the building or demolition permit being approved. Each notice shall be completed by the applicant and mailed by the City. Noticed properties shall include residents of adjoining properties which share a property line with the subject property and those properties, lots, parcels or residences of which all or any part thereof is directly across any adjoining public or private right-ofway or easement from the subject property. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.635 Lot and building certification required.
A. All construction plans for new or replacement buildings or the addition of new square footage to existing buildings, where any portion of the new or replacement building or building addition is over 500 square feet, shall include:
1. The following, provided by a California licensed land surveyor or civil engineer:
a. Lot line distances;
b. Gross lot area;
City of Coronado Page 359
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. c. Description and location of all corner monuments; and d. Existing and proposed grade, whichever is lower, with one-foot contour lines shown with the benchmark location and data identified.
2. Corner monuments, if not currently set, shall be set, mapped and certified by a California licensed land surveyor or civil engineer.
B. Prior to a foundation and framing inspection by a building inspector, and upon completion of exterior framing for new or replacement buildings or the foundation or framing for the addition of new square footage to existing buildings where any portion of the new or replacement building or building addition is over 500 square feet or more than 14 feet in height, certification by a California licensed land surveyor or civil engineer shall be provided to the Community Development Department certifying that the following comply with the approved plans:
1. Foundation and building height from grade using the same benchmark identified in subsection (A)(1)(d) of this section;
2. Foundation and building setback distances from all property lines; and
3. Foundation and building architectural projections from all setback lines.
C. Notwithstanding subsection A or B of this section and due to unique lot or site conditions, the Director of Community Development is hereby authorized to require a property owner to provide the information called for in subsections A and B of this section as needed to assure new development is consistent with zoning regulations. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.640 Exceptions – Alley splits.
Except as hereinafter provided in CMC 86.56.650, no lots or parcels in any Residential Zone shall be divided, split or reconfigured in any manner whatsoever so as to result in having frontage solely on an alley. It is the intent of this section to prohibit development that relies on an alley as the sole and hence primary means of access to that development. This section shall not apply to lots fronting on El Chico Lane, Adella Lane or Pendleton Road. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.650 Illegal alley subdivisions.
An owner of any alley parcel created of record prior to July 1, 1973, which was considered illegal by the City shall not be required to submit an application for a division of land pursuant to applicable provisions of this title. It is the intent of this section to recognize all previous recorded divisions of land not approved by the City pursuant to any previously existing division of this title. This section shall not apply to contiguous parcels which are under identical ownership on or after February 19, 1974. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.660 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.670 Massage establishment.
Massage establishments shall not be permitted in the following locations:
A. Residential Zones;
B. Within 100 feet of any Residential Zone;
C. Within 100 feet of any church or grade school; and
D. Within 100 feet of another massage establishment. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.700 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
City of Coronado Page 360
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.730 Amusement device center – Location.
Amusement device centers may be located only on property zoned Central Commercial or Hotel-Motel and shall not be located in any other zone. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.740 Adult video cassette activity.
A. No establishment shall use more than 15 percent of its total floor area for the purpose of an adult video cassette activity.
B. Adult video cassette activity shall not be permitted in the following locations:
1. Residential Zones.
2. Within 100 feet of any Residential Zone, as measured from the nearest boundary of the Residential Zone to the closest, discernible boundary containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
3. Within 100 feet of any church or grade school, as measured from the nearest property line of the church or grade school to the closest discernible boundary containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
4. Within 100 feet of another adult video cassette activity establishment, as measured from the closest discernible boundary containing the activities, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
C. All openings, entries, and windows of an establishment in which an adult video cassette activity is located shall be positioned, covered or screened in such a manner as to prevent a view of any adult video cassette activity material which has as its dominant theme the depiction of specified sexual activities or specified anatomical areas from any public or semi-public area, including sidewalks, streets, arcades, hallways or passageways.
D. The adult video cassette activity shall be located, covered or screened in such a manner as to prevent an unwarned view by a member of the public within the establishment of any adult video cassette depiction of specified sexual activities or specified anatomical areas. There must be sufficient notice to allow members of the public to avoid viewing such adult video cassette activity material.
E. No sign, graphic, display or other advertisement relating to an adult video cassette activity shall be erected or maintained at the premises of the adult video cassette activity which is viewable from off-premises. On-site signs, graphics, displays or other advertisements which in no way present, depict, illustrate, or describe specified sexual activities or specified anatomical areas may be erected and maintained so long as they are not viewable from offsite, public areas.
F. If the adult video cassette activity involves the preview of cassettes as part of its operation, soundproof booths or rooms shall be made available, at no charge, for use by customers who desire such preview. Each booth or room shall have:
1. One clear window visible immediately upon entering the premises, covering not less than one-fourth of the wall area into which the window is set, which window shall not be covered or obscured in any manner while the booth or room is in use;
2. Sufficient seating to accommodate the expected number of persons who will occupy the booth or room at any one time;
3. The number of persons who shall occupy the booth or room at any one time shall be clearly stated on or near the door to the booth or room and no more than the posted number shall be permitted inside the booth or room at any one time; and
4. The door or doors opening into such booth or room shall be incapable of being locked or otherwise fastened from the inside of such booth or room. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 361
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.750 Prediction of worldly events.
A business activity which provides predictions of worldly events in the life of the client, using palmistry reading, fortune telling, horoscope reading or similar methods, shall comply with the following provisions:
A. Any such business use shall not be permitted in the following locations:
1. Residential Zones.
2. Automobile parking zones.
3. Within 100 feet of any residential or automobile parking zone, as measured from the nearest property line of the residential or automobile parking zone to the closest boundary of the interior space containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
4. Within 100 feet of any church, grade school or school district property, as measured from the nearest property line of the church, grade school or school district property to the closest boundary of the interior space containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
5. Within 100 feet of another similar or related activity or establishment, as measured from the closest boundaries of the interior spaces containing the activities, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
B. The activity shall not be a nuisance to adjacent uses.
C. All activity shall be confined completely within the building. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.760 Exceptions – Structural coverage.
A. Cornices, roof eaves, roof gutters and down spouts, sills, window and door awnings, and architectural features projecting a maximum of four inches into a required side, front, or rear yard shall not be included in the calculation of structural coverage;
B. The following shall not be included in the calculation of structural coverage as long as the cumulative lot coverage of such features does not exceed five percent of the gross lot area. All such coverage in excess of five percent of the gross lot area shall be included in the calculation of the structural coverage on the lot:
1. Unenclosed steps, landing places, porches, patios, benches, planters, barbecues, fountains, and similar structures which are two or more feet in height;
2. Uncovered and unenclosed balconies and stairways; and
3. Covered unenclosed patios, gazebos, trellises and similar shade structures. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.770 Private storage space for residential condominium complexes.
Residential condominium complexes shall have for each condominium unit at least 200 cubic feet of enclosed private storage space in addition to guest, linen, pantry and closets customarily provided. Such space shall not be divided into two or more locations, but may be provided either in a separate closet within each unit or as storage space exterior to the individual units. If the storage space is provided exterior to the individual units, it must be enclosed, weatherproofed, lockable, separately designated for each unit, and designed to appear as an integral part of the total complex. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.780 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.790 Satellite antennas.
No building permit or any other approval shall be issued for the installation of a satellite antenna until the proposed installation is approved by the Design Review Commission. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 362
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.800 Development landscaping required.
A. For commercial and multiple-family dwelling development, not more than three-quarters of the landscaping required by this title may be provided by the use of either water features or by the use of water features and decorative rock, decorative paved surfaces, fixed seating, planter walls, open decks, barbecues, fire pits, small arbors or gazebos, and similar garden hard surface features. However, not more than one-half of the landscaping required by this title may be provided by the use of such garden hard surface features.
B. For commercial development, while some landscaping must be provided between each building facade and the abutting street public right-of-way, such landscaping shall neither unduly separate nor conceal pedestrian views from the street public right-of-way into nonresidential commercial structures.
C. Landscaping provided in accordance with this title for parking areas shall be considered as satisfying a portion of the landscaping requirement of this title for development with each zone. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.810 Historic resources.
An owner of a designated historic resource is eligible to apply for special zoning provisions as outlined in CMC Title 84. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.820 Vacant premises.
A. The owner of any vacant premises shall assure that said lot or structure is maintained in a clean, safe and sanitary condition so as not to cause a blighted condition, or adversely affect the public health or safety.
B. Definitions. The following definitions shall apply in the interpretation and enforcement of this section:
“Blighted condition” shall mean any vacant lot, building or accessory structure that is not being maintained, in which at least one of the following conditions exists:
1. Missing or boarded windows or doors, except boarded openings installed as a temporary security measure for a period of 180 days or less;
2. Walls, roofs or flooring, which are collapsing or missing entirely, or any other condition preventing legal occupancy, as determined by the Building Official;
3. Exterior walls which contain breaks, faded or peeling paint, dirt or mold, loose or rotting materials, or those materials which are not properly surface-coated to prevent deterioration;
4. Dead or dying or otherwise unhealthy landscaping, including dead or dying trees and landscaping in the adjacent public right-of-way;
5. Dirty, broken or missing tiles;
6. Painted signs or other materials which adhere to or cover glass windows, including abandoned or obsolete advertising;
7. Visible obsolete, damaged or inoperable sign supports or brackets, including electrical or plumbing hardware located on the exterior of the building;
8. Faded or ripped awnings and window screens;
9. Broken, missing or inoperable exterior lighting fixtures;
10. The premises are vacant and attracting illegal activity as documented in Police Department records, or are a factor in creating a substantial and unreasonable interference with the use and enjoyment of other properties within the surrounding area, as documented by neighborhood complaints, police reports or the cancellation of insurance on proximate properties.
City of Coronado Page 363
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. “Boarded openings” shall mean any opening in the building or structure covered with cut and fit pieces of solid building material, secured at the perimeter with nails and/or screws, painted to match the body color of the building, and used as a temporary security measure for less than one year. “Building Official” shall mean such officer appointed in accordance with the City of Coronado Municipal Code, or his designee.
“Legal occupancy” shall mean occupancy in accordance with California State building and fire codes, and local zoning and housing codes, and all other pertinent codes. “Owner” shall mean any person, institution, foundation, entity, or authority, which owns real property within the City of Coronado, or the executor or administrator of any estate containing real property within the City in its inventory, or the trustee of any trust holding legal title to real property within the City for the benefit of others. “Premises” shall mean a legal parcel of land, building, or accessory structure. “Proximate properties” shall mean a legal parcel of land located within 1,000 feet of a vacant premises. “Vacant” shall mean not legally occupied by human beings. Vacant status in and of itself does not constitute a blighted condition.
“Vacant lot” shall mean a legal parcel on which there are no permanent buildings.
C. The owner of a vacant premises or vacant lot with a blighted condition, or a condition otherwise adversely affecting the public health or safety, shall, upon notification of the owner by the City, rehabilitate the premises to remove the blighted condition.
D. Regardless whether or not a blighted condition exists, the property owner of a vacant premises or vacant lot shall maintain their premises with the following standards:
1. The exterior of every vacant premises or vacant lot shall be maintained in a clean, safe and sanitary condition.
a. Every vacant premises and vacant lot shall be maintained free from weeds and plant growth in excess of 10 inches. “Weeds” shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided.
b. Accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair.
c. Every vacant lot in a nonresidential zone shall be enclosed with a six-foot-tall opaque fence erected along the property lines screening the lot from view. The adjoining public rights-of-way shall be buffered with landscaping to soften the fence, and shall be irrigated by an automatic irrigation system, at the expense of the owner. The City of Coronado Design Review Commission shall approve the proposed landscaping and fencing prior to installation.
d. Except as provided in other regulations, no inoperative or unlicensed motor vehicle shall be parked, kept or stored in any vacant building on any vacant premises or vacant lot, where it is open and visible to the public, and neither shall any vehicle be kept at any time in a state of major disassembly, disrepair, or in the process of being stripped or dismantled.
2. The exterior of every vacant premises shall be maintained in good repair, structurally sound and sanitary, so as not to pose a threat to the public health, safety or welfare. a. All exterior finishes, including, but not limited to, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be maintained in good condition. Exterior wood and other surfaces shall be protected from the elements by painting or other protective covering or treatment.
City of Coronado Page 364
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. b. All exterior windows and skylights shall be kept in sound condition, good repair, clean and free of tape or other adhesives. All windows of a vacant premises in all nonresidential zones shall be painted, covered with opaque film, or in some other manner treated to prevent the public viewing of the interior of the premises. Community information or displays are permitted in lieu of window treatment. All window treatments, displays, or community information shall be approved by the Director of the Community Development Department.
3. Every vacant premises, and the interior of every vacant structure, shall be free from any accumulation of graffiti, rubbish and garbage.
a. It shall be the responsibility of the owner to restore to a clean surface condition any exterior surface of any vacant structure or building wantonly damaged, mutilated or defaced by marking, carving or graffiti. b. All rubbish or garbage shall be disposed of in a clean and sanitary manner by placing such garbage in approved containers that are regularly emptied in an approved disposal facility.
E. If the owner of a vacant premises has been the recipient of three notice of violation actions for violations of the Coronado Municipal Code during any one period of vacancy, the owner must submit plans to abate the violation(s) to the Design Review Commission for approval as provided in CMC Title 80. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.830 Manufactured housing requirements.
Manufactured housing shall conform to the development standards for the zone in which the structure is located. A manufactured home shall comply with the same development standards which would apply to a conventional singlefamily residential dwelling on the lot.86.56.840 Undergrounding of utilities for residential zones.
A. The property owner shall underground all existing and future utilities to the site (except for utilities which are not possible to underground such as backflow valves and transformers) when new construction occurs or when improvements result in more than 50 percent of an existing dwelling being demolished and rebuilt or where the proposed gross floor area exceeds 150 percent of the existing building gross floor area. Said utilities shall be located on private property and shall be screened from public view at the direction of the City of Coronado.
B. Undergrounding Exceptions. Undergrounding of each separate utility shall not be required if any of the following site conditions exist:
1. Access to the utility source would require crossing private property where an existing utility easement is not present; or
2. The undergrounding of the utilities would require over 75 lineal feet of trenching in a public right-of-way or would require the crossing of a public street. (Ord. 2068 § 2 (Exh. A), 2017) City of Coronado Page 365
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.58
OFF-STREET PARKING
Sections:
86.58.010 Purpose and intent.
86.58.020 General provisions.
86.58.030 Number of spaces required.
86.58.040 Access design.
86.58.050 Backing onto sidewalk or street.
86.58.060 Tandem parking.
86.58.070 Minimum size for spaces.
86.58.080 Valet parking.
86.58.090 Grading and drainage.
86.58.100 Maneuvering width.
86.58.110 Marking spaces.
86.58.120 Wheel stops.
86.58.130 Screening.
86.58.140 Lighting.
86.58.150 Spaces shall be unobstructed.
86.58.160 Landscaping.
86.58.170 Retention of required parking.
86.58.180 Separate nonresidential lots.
86.58.190 Location.
86.58.200 Mixed occupancies in a building.
86.58.210 Joint use.
86.58.220 Common facilities.
86.58.230 Parking plan required.
86.58.240 Reserved.
86.58.250 Provision of underground parking within the public right-of-way.
86.58.010 Purpose and intent.
It is the purpose and intent of this chapter to provide for regulations governing the number of parking spaces required based on the zone classification and type of use, the design characteristics of such required off-street parking, including but not limited to the configuration of the size of such spaces or stalls, size and configuration of maneuvering spaces, fences or walls, lighting and landscaping. Refer to the Orange Avenue Corridor Specific Plan for the number of parking spaces required for commercial uses located in the Commercial Zone. Further, the City finds that on-street parking does not fulfill parking requirements and that off-street parking is needed to retain traffic capacities on streets and highways and that adequate, well designed off-street parking facilities assist business, lessen traffic congestion, help maintain property values and deter blight and deterioration. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.020 General provisions.
A. When any building is to be constructed or over 50 percent reconstructed at any one time or incrementally, no construction plan shall be approved nor any building permit issued unless the project includes off-street parking in accordance with this chapter.
B. When an existing nonresidential building is proposed to be structurally expanded or to have an expansion of floor area, for occupancy to be allowed, for construction plans to be approved and for a building permit or other entitlement to be issued for the proposed structural modification:
1. The structural or floor area expansion must not reduce existing parking on-site below that which is required for the use or uses on-site; and
City of Coronado Page 366
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
2. Additional off-street parking required for the structural or floor area expansion by this chapter must be provided.
C. Additions, enlargements or structural alterations may be made to a residential building that is nonconforming due to residential off-street parking requirements; provided, that there are no means of providing the required number of spaces without removing a portion of the existing main building, excluding porches, carports, patio covers, roof overhangs, sills and other similar projecting architectural features. In the case of multiple-family dwellings, such additions, enlargements or structural alterations shall not include or permit modifications which would increase the number of required off-street parking spaces. If a garage has been converted to living space, before any structural addition is added, this living space must be reconverted to a garage or replacement parking for the main dwelling shall be provided in accordance with this chapter. In no case shall the number of existing off-street parking spaces be reduced.
D. When an existing use of a property is proposed to be added to, changed or replaced by a new use, for occupancy to be allowed and for a building permit or other entitlement to be issued for the existing or proposed use:
1. Single-family Dwelling Buildings or Duplexes (New Construction). Required off-street parking shall be provided in accordance with CMC 86.58.030(D);
2. If possible, the existing number of off-street parking spaces located off-site and required for current and proposed uses on-site must be maintained; and
3. The proposed use must provide the off-street parking required for the use by this chapter, except that when a use is proposed to replace an existing use that is legal nonconforming in regard to the number of parking spaces provided, the proposed use need not provide additional parking if it has the same or less parking requirement as the existing use. (Ord. 2020-03 § 3 (Exh. A), 2020); Ord. 2067 § 5 (Exh. A), 2017; Ord. 2062 § 2 (Exh. A), 2016)
86.58.030 Number of spaces required.
A. Nonspecified Land Uses. Where the minimum number of parking spaces for a use is 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 CMC Title 88.
C. 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 Commission, whichever parking standard requires the greater number of parking spaces.
D. Dwellings.
1. Single-Family Dwelling Buildings or Duplexes (New Construction).
Lot Size or Shape Minimum Number of Off-Street Parking Spaces Required Per Dwelling 4,000 sq. ft. or less Two: One “covered and enclosed” plus one “open and unenclosed”* 4,001 – 5,599 sq. ft. Two: One “covered and enclosed” plus one either open or enclosed* 5,600 sq. ft. and greater Three: Two “covered and enclosed” plus one either open or enclosed* Less than 50 feet in width and either has no secondary
street or alley access or fronts solely on an alley.
Two: One “covered and enclosed” plus one “open and unenclosed”* *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 affordable units may be provided as open and unenclosed.
City of Coronado Page 367
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Open and unenclosed parking spaces shall be open on two or more sides and unenclosed with no fence, wall or gate separating the access to the parking space from the alley or street. Parking below grade shall qualify as open and unenclosed and gates or doors on driveways are permitted. If said unenclosed space is covered and the roof is attached to a building, it shall be integrated into the architecture of the adjoining building. Parking spaces adjoining and parallel to a street shall be screened from the street with material which is a minimum of 50 percent solid and six feet in height. Off-street parking which is on-grade and uncovered may be located in the side or rear yard setback.
Where three parking spaces are provided on one site with one uncovered, said uncovered space shall not be required to provide a side or rear yard setback. Driveways providing access to required parking within a front yard or tandem parking (maximum of two spaces) may be used for the uncovered third space, subject to compliance with CMC 86.58.040, Access design, and 86.58.050, Backing onto sidewalk or street.
2. Single-Family Dwelling Buildings or Duplexes (Existing Construction Built Prior to 1973). Two spaces per dwelling unit, one of which is to be a “covered and enclosed parking” space per dwelling unit.
3. For multiple-family dwellings, there shall be provided no less than two parking spaces for each dwelling unit. A minimum of 50 percent of the required parking spaces shall be “open and unenclosed” on two or more sides with no fence, wall or gate separating the access to said parking from the alley or street. Open parking above or below grade shall qualify as “open and unenclosed parking,” and gates or doors on common driveways are permitted. If said unenclosed space is covered and the roof is attached to a building it shall be integrated into the architecture of the adjoining building. Parking spaces adjoining and parallel to a street shall be screened from the street with material which is a minimum of 50 percent solid and six feet in height. Offstreet parking which is on-grade and uncovered may be located in the side or rear yard setback.
4. Multiple-Family Dwellings, R-5 Zone. One and one-half spaces per dwelling unit.
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 space for each unit affordable to moderate, low, very low, and extremely low income households.
7. Accessory dwelling units. See subsection (B)(12) of CMC Section 86.56.105.
8. Market rate studio and one bedroom units that are part of a housing project where at least 20 percent of the units are income restricted, one space per market rate unit.
E. Limited Residential Special Care Facilities in the Residential-Special Care Development Zone. One space per two habitable units.
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 300 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. 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, etc.).
I. Business Office, Service, Professional or Retail Use. One space per 500 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.
J. Eating and Drinking Establishments, Fast Food and Formula Fast Food Restaurants.
City of Coronado Page 368
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
1. One space for each three seats and one space for each 54 inches of clear bench space, excluding dance floors and assembly areas without fixed seats which shall be calculated separately as one space for each 50 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 10 parking spaces shall 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 10 parking spaces. However, the initial 10 spaces shall be parking spaces provided by means other than utilizing parking allocation credits, and shall be required when:
i. A new formula fast food restaurant is established;
ii. An existing formula fast food restaurant is relocated; or iii. An existing formula fast food restaurant is physically expanded in a manner to increase the restaurant’s seating capacity.
K. Churches, Mortuaries, Funeral Homes, Theaters, Assembly Halls, Auditoriums, Meeting Halls. One space for each five fixed seats, one space for each 90 inches of clear bench space, and one space for each 50 square feet of floor area used for assembly purposes.
L. 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.
M. 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 100 square feet of gross floor area.
N. 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.
O. 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.
P. 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.
Q. Mixed Use Developments. Two parking spaces per dwelling, and that parking that would otherwise be required for the other uses on the site. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.040 Access design.
For new construction or major reconstruction projects for single- or two-family dwellings or duplexes, curb cuts, driveways, and ingress and egress to on-site parking from a street shall be prohibited except for those lots which do not adjoin an alley or are not accessible by vehicles from an alley due to the lot configuration or location of a main building, permanent accessory building, or swimming pool. Access to on-site parking should be functional and compatible with pedestrian sidewalk use. Curb cuts and driveways shall only be permitted if they serve required offstreet parking. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 369
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.58.050 Backing onto sidewalk or street.
No parking area, except those required for single- or two-family dwellings, or duplexes on lots which do not adjoin an alley or are not accessible by vehicles from an alley due to the lot configuration or location of a main building, permanent accessory building, or swimming pool, may be located so as to require or encourage the backing of motor vehicles across or into any public sidewalk or streets. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.060 Tandem parking.
A. “Tandem parking” (front to back) with a maximum of two spaces in tandem configuration, for single- or twofamily dwellings or duplexes, shall be permitted only on a lot that is less than 50 feet in width and either has no alley access or fronts solely on an alley, or for lots with a “gross lot area” of less than 3,500 square feet, or when it is not reasonably possible to otherwise provide the required off-street parking due to lot configuration or location of a main building, permanent accessory building, or swimming pool.
The following are exceptions to this requirement:
1. Tandem parking for single-family or duplex development shall be permitted when three off-street parking spaces are required in accordance with CMC 86.58.030(D)(1).
B. All spaces that are in tandem and are serving residential uses shall be designated to serve the same dwelling unit.
C. In all zones, the first tandem parking space closest to the adjacent street or alley shall be open on two or more sides and unenclosed with no fence, wall or gate separating the access to the parking space from the alley or street.
Open underground parking in a tandem configuration shall qualify as open and unenclosed. If said unenclosed space is covered and the roof is attached to a building, it shall be integrated into the architecture of the adjoining building.
Parking spaces adjoining and parallel to a street shall be screened from the street with material which is a minimum of 50 percent solid and six feet in height. Off-street parking which is on-grade and uncovered may be located in the side or rear yard setback.
D. Tandem parking for nonresidential uses may be permitted only as part of an approved valet parking plan. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.070 Minimum size for spaces.
A. Unless otherwise provided in this section, confined parking spaces shall be no less than nine feet wide and 18 feet long and unconfined spaces shall be no less than eight feet, six inches wide and 18 feet long.
B. Whether confined or unconfined, parking spaces:
1. With parking angles of less than 40 degrees from the maneuvering aisle may have a width of no less than eight feet.
2. Which are “covered and enclosed” and which serve a one- or two-family dwelling shall be no less than nine feet wide and 20 feet long except for “tandem parking” for two vehicles which shall be no less than nine feet wide and 18 feet long per space.
3. Which serve uses other than dwelling units may be designated, in an amount not to exceed 20 percent of such spaces, as compact car spaces and may be no less than seven and one-half feet wide and 15 feet long except for confined compact spaces which shall be no less than eight feet wide and 15 feet long.
4. Designated for valet parking shall be no less than seven feet wide and 18 feet long.
5. Which are parallel to the access road or drive which services the spaces shall be no less than 22 feet long for standard car spaces and 19 feet long for compact car spaces where authorized.
C. The dimensions contained in this section shall be measured from inside the required parking space. No portion of any structure, equipment, or projection such as but not limited to building support columns, mechanical equipment, or appliances shall be permitted to encroach into a required parking space.
City of Coronado Page 370
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
D. Where parking spaces are located at the end of parking aisles which are terminated by landscaping, buildings, or other structures, such spaces shall be 10 feet wide to provide additional room for maneuvering. (Ord. 2062 § 2 (Exh.
A), 2016)
86.58.080 Valet parking.
Valet parking may be permitted subject to the following conditions:
A. All points of ingress shall be marked “valet parking only” or similar language to that effect, in a manner satisfactory to the Community Development Department. Such markings may include pavement markings or both.
B. Valet parking areas shall be separated from adjacent or adjoining self-parking areas.
C. Vehicle parking by any person other than a valet shall not be permitted. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.090 Grading and drainage.
All parking spaces and the primary accessway to such spaces shall be paved so as to provide a durable dust-free surface and shall be graded and drained so as to dispose of all surface water that may accumulate thereon. Drainage of surface water will not be permitted over a public sidewalk. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.100 Maneuvering width.
The maneuvering (aisle) width for parking spaces other than those provided for one- and two-family dwellings shall not be less than as follows:
Parking Angle
(in degrees)
Maneuvering Aisle Width
(in feet)
0 12
20 12
30 12
45 13.5
60 18.5
70 19
80 24
90 24
(Ord. 2062 § 2 (Exh. A), 2016)
86.58.110 Marking spaces.
A. Marking.
1. The perimeter stall length of each off-street parking space provided for uses other than single-family dwelling buildings and duplexes shall be clearly outlined with double lines or striping on the surface of the parking facility in a permanent manner with paint, reflective tape or other means as deemed appropriate by the Department of Community Development to clearly identify the boundaries of each space. Said striping shall be four inches in width with six inches between the double stripes. The required parking space width shall be measured from the center of the double lines.
2. Privately marked parking spaces shall not be located on sidewalks, parkways, driveways, alleys or planted areas.
3. Parking provided for a use, other than specified dwelling units (such as commercial uses, guests, compact car or handicapped parking), or in excess of the parking requirements for the complex, shall be clearly marked.
City of Coronado Page 371
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
4. Markings may be coded so long as the code is provided to the initial purchaser of the unit, and to the Department of Community Development.
5. Required off-street parking space or queue lane markings shall be maintained in a legible condition.
B. Assignment.
1. Each off-street parking space for a multiple-family dwelling unit shall be assigned to a specific dwelling unit or use, and clearly marked for such dwelling or use.
2. Each dwelling unit shall be assigned its proportionate share of the required parking for the complex. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.120 Wheel stops.
Each off-street parking space provided for uses other than single-family dwelling buildings and duplexes shall have a concrete parking bumper or wheel stop unless it would hinder vehicle or pedestrian movement or constitute a safety hazard. Each required bumper shall be six inches in height, permanently anchored and located in a manner acceptable to the Department of Community Development. Wheel stops are not required for parallel or zero-degree parking spaces. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.130 Screening.
Off-street parking areas for more than five vehicles shall be effectively screened on each side which adjoins premises in any R Zone or property used for institutional purposes by a fence or wall which shall not be more than six feet in height from the property line to a point equal to the required front yard of the adjoining R Zone. A threeand-one-half-foot-high fence or wall shall be provided along the property lines adjoining dedicated streets and/or alleys. The fences or walls shall be maintained with no advertising thereon. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.140 Lighting.
Lighting shall be arranged in a manner so as to reflect light away from adjoining residential or institutional uses and otherwise located in a manner acceptable to the Community Development Department. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.150 Spaces shall be unobstructed.
All required off-street parking spaces shall be maintained free and unobstructed, with adequate ingress and egress. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.160 Landscaping.
A. Off-street parking areas for more than five vehicles shall maintain a five-foot-wide landscaped strip along the property line adjoining any dedicated street.
B. Total landscaping within and adjoining the parking area shall amount to no less than 15 percent of the parking site area.
C. The landscaping and exterior lighting, if any, shall be subject to CMC Title 80, and lighting shall be designed and installed so as to confine the light’s direct rays to the site and all parking lot lights shall be directed away from property lines.
D. One 24-inch box tree (minimum size), per City specifications, shall be provided for every five parking spaces.
Said trees shall be distributed throughout the parking spaces and so located to provide shade cover for the vehicles.
E. Any unused space resulting from the design of the parking area shall be used for landscape purposes.
F. All parking lot landscaped islands shall have a minimum inside dimension of four feet and shall be separated from vehicular areas by a six-inch-high, six-inch-wide concrete curb.
G. All landscaping areas shall be irrigated automatically and kept in a healthy condition free from weeds, debris and trash.
City of Coronado Page 372
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
H. Projects which are primarily parking structures, that mask their primary use on street frontages at street level by commercial retail or similar uses, shall be required to maintain a minimum of three percent of the total parking site or lot area in landscaping.
I. Primarily residential projects in the Parking Overlay Zone shall be required to maintain no more than 25 percent of the total parking site or lot area in landscaping if the project includes excess alley accessible public parking spaces to number no less than five spaces or 10 percent of the total number of spaces required for the land use on the site (whichever is greater). (Ord. 2062 § 2 (Exh. A), 2016)
86.58.170 Retention of required parking.
Existing required off-street parking shall be retained and maintained for those land uses for which it is required.
Parking spaces required for one land use may not be rented, leased, sold or otherwise encumbered for some other use. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.180 Separate nonresidential lots.
If a building, structure or improvement requiring parking is located upon a separately recorded lot from that upon which the required parking is provided, whether in the same or separate ownership, there shall be a recording in the Office of the San Diego County Recorder of a covenant by such owner or owners for the benefit of the City in the form first approved by the City, that such owner or owners will continue to maintain such parking space so long as the building, structure or improvement is maintained within the City. The covenant herein required must stipulate that the title to the right to use the lot or lots upon which the parking facilities are to be provided will be subservient to the title to the premises upon which the building is to be erected, and that the lot or lots are not and will not be made subject to any other covenant or contract for use without prior written consent of the City. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.190 Location.
Off-street parking facilities shall be located as hereinafter specified. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the building that such facility is required to serve.
A. For any type of dwelling, parking facilities shall be located on the same lot or building site as the building they are required to serve, except that in single-family zones, required parking may be provided on an adjoining lot if said parking space(s) is accessible by pedestrians from the lot it is required to serve and said pedestrian access, the required parking space(s), and the vehicle access area to said space is described within a recorded easement to the benefit of the property owner of the lot which the parking space(s) is serving and that said easement shall not be amended or revoked without City approval.
B. For hospitals, sanitariums, rest homes, asylums, and orphanages, parking facilities shall be located on the same lot or building site as the buildings they are required to serve.
C. Parking for commercial vehicles in Commercial Zones or the “P” Overlay Zone shall be located, when feasible, in a manner to reduce their visibility from public streets or sidewalks.
D. For uses other than those specified above, not over 200 feet from the buildings they are required to serve, all parking areas are to be located in the same block, and connected to the buildings they are to serve with a direct access way that does not cross a public street.
E. No off-street parking shall be permitted in any residential front yard area except as permitted by CMC
86.58.030(D)(1), number of spaces required, single-family dwelling, and subsection F of this section, location.
F. Where the front yard or side yard setback requirements of this title for single-family dwelling buildings on numbered streets (First through Tenth Streets) eliminates the possibility of providing the required off-street parking spaces outside of the required front or side yards or portions thereof, then such required off-street parking may be provided in such required front or side yards or portions thereof as long as it is “open and unenclosed” and uncovered.
G. No required off-street parking shall be permitted on a slope greater than 14 percent. (Ord. 2062 § 2 (Exh. A), 2016)
City of Coronado Page 373
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.58.200 Mixed occupancies in a building.
In the case of mixed uses in a building or on a lot, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use except as hereinafter specified for joint use. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.210 Joint use.
The City may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:
A. Up to 50 percent of the parking facilities required by this chapter for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use; up to 50 percent of the parking facilities of a use considered to be primarily a nighttime use may be provided by the parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking area shall be subject to conditions set forth in subsection C of this section.
B. The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses; the following uses are typical of nighttime and/or Sunday uses: auditoriums incidental to a public or parochial school, churches, dance halls, theaters, and bars.
C. Conditions Required for Joint Use.
1. The building or use for which application is being made for authority to utilize the existing off-street parking facilities provided by another building or use shall be located within 200 feet of such parking facility and located in accordance with CMC 86.58.190(D).
2. The applicant shall show that there is no substantial conflict in the principal operating hours of the building or uses for which the joint use of off-street parking facilities is proposed.
3. If the building, structure or improvement requiring parking space is in one ownership, and the required parking space provided in another ownership, practically or wholly, there shall be a recording in the Office of the San Diego County Recorder of a covenant by such owner or owners as prescribed by CMC 86.58.180. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.220 Common facilities.
Common facilities for parking may be provided in lieu of the individual requirements contained herein, but such facilities shall be approved by the City as to size, shape and relationship to business sites to be served, provided the total of such off-street parking spaces when used together shall not be less than the sum of the various uses computed separately. If the common facilities are located on more than one lot, a covenant for the preservation of the parking facilities must be filed in accordance with the provisions of CMC 86.58.180. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.230 Parking plan required.
A. The plan of a project’s proposed parking area shall be submitted to the Community Development Department for processing prior to the issuance of any permit for the project for which the parking area is intended. Each plan shall clearly indicate the proposed developments, including location, size, shape, design, curb cuts, internal traffic circulation, lighting, landscaping and other features and appurtenances of the proposed parking area.
B. The parking plan shall be reviewed by the Design Review Commission in accordance with CMC Title 80.
C. Unless otherwise provided, the Community Development Department shall determine whether the plan is in conformance with this title.
D. Parking plans for property within the C-R and H-M Zones, and parking plans for nonresidential development on property in Residential Zones, or parking plans that involve joint use or common use shall be submitted to the Planning Commission for review and recommendation to the City Council. Thereafter, the plan shall be submitted to City of Coronado Page 374
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. the City Council, which, after a noticed public hearing (as provided for in CMC 86.02.120, Determination of use), will approve, disapprove or conditionally approve the plan. The City Council may refer the plan to the Traffic Operations Committee for review and recommendation. Any parking plan submitted for property within the C Zone shall be reviewed by the Planning Commission for final action unless appealed to the City Council. Plans required to be processed in accordance with this subsection shall be accompanied by a filing fee as required by resolution of the City Council.
E. The parking requirement for a hotel or motel facility may be reduced by the City during parking plan review by up to 20 percent if the hotel or motel is designed and operated in a manner that encourages the use of alternative modes of transportation to the private car. For example, the hotel or motel is sited to be in walking distance of most needed facilities and transit, complimentary limousine or shuttle service is provided customers to the airport, train station and other activity centers, complimentary transit tickets are provided to customers and employees, free use of bicycles is similarly provided, and telephones, faxes, computers with modems, and other business machines are readily available on site. For employees, commuter information, bicycle racks and shower and locker facilities must be provided. Finally, the development operator must maintain membership in the Coronado Transportation Management Association. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.240 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.58.250 Provision of underground parking within the public right-of-way.
Public parking may be provided within the public right-of-way below ground level under the following conditions:
A. A City of Coronado or Caltrans encroachment permit is obtained by the applicant; B. Such underground facilities would not interfere with the provision or maintenance of public streets or utilities; C. The parking spaces provided in the public right-of-way are in excess of the total number of spaces required for the land use, and cannot be utilized to provide off-street parking required for the property or adjacent property; and D. The parking spaces shall be maintained for public use, or a like number of spaces elsewhere on the property shall be maintained for public use. (Ord. 2062 § 2 (Exh. A), 2016) City of Coronado Page 375
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.60
SIGNS
Sections:
86.60.010 Purpose.
86.60.020 Definitions.
86.60.024 Definitions – Types of signs.
86.60.030 General regulations.
86.60.040 Prohibited signs.
86.60.050 Signs on public property.
86.60.060 Regulation by zone.
86.60.065 Signs serving uses requiring a special use permit.
86.60.070 Commercial signs for gas station.
86.60.075 Commercial signs for theaters and auditoriums.
86.60.080 Complex signs.
86.60.090 Off-premises sign.
86.60.100 Temporary signs.
86.60.105 Searchlight signs.
86.60.110 Real estate signs.
86.60.115 Movable commercial signs.
86.60.120 Signs on vehicles.
86.60.130 Abandoned signs.
86.60.140 Approval not required.
86.60.150 Approval required.
86.60.160 Application for approval.
86.60.180 Action by Design Review Commission.
86.60.190 Appeal.
86.60.195 Variance.
86.60.200 Enforcement.
86.60.210 Historic sign designation.
86.60.220 Historic alteration permit.
86.60.010 Purpose.
A. The purpose of this chapter is to reduce visual clutter, preserve the character and quality of the environment, achieve an aesthetically pleasing visual appearance for the community, and provide an adequate opportunity to erect signs. In so doing, this chapter intends to enhance the visual environment of the City, to eliminate traffic hazards caused by improper signs and to ensure that information is presented safely and effectively.
B. This chapter establishes a comprehensive system for the regulation of signs to promote the public safety, health, and welfare. It presents a set of reasonable, nonarbitrary and nondiscriminatory standards and procedures which are intended to facilitate the improvement and protection of the environment by prohibiting the misuse of signs.
C. It is the intention of this chapter to further the greater public interest in allowing a property owner to identify the owner’s property and the activities, services, and products available thereon rather than having the property owner use his allowable sign area to identify property, activities, services, and products located elsewhere. (Ord. 1710; Ord. 1657; Ord. 1431)
86.60.020 Definitions.
A. “Sign” shall mean any and all devices, fixtures, structures, construction, cloth, or backing which conveys a message in pictorial, symbolic, or worded form, placed for display to the outdoor public. The term “sign” shall not include church windows, religious symbols, noncommercial flags, or barber poles. Time and temperature devices will not be considered signs if there is no identification or advertising thereon.
City of Coronado Page 376
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. “Sign area” is the entire area within a single, continuous perimeter enclosing the extreme limits of a sign and not passing between or through any elements of such sign. Said perimeter shall include all elements and ornamentation forming an integral part of the design of the sign. In computing the area of all multiface signs, only the area of the largest surface viewable from any one direction at one time shall be included. Directional signs and signs indicating restrooms and telephones shall not be included in calculating sign area.
C. “Sign height” is the total distance between ground level below the base to the top of the highest sign element, including all structural elements and appendages.
D. “Sign structure” is a structure which supports or is capable of supporting a sign. A sign structure may be a single pole or may be designed as an integral part of the building, or any combination thereof.
86.60.024 Definitions – Types of signs.
A. “Balloon sign” is a sign painted on or affixed to a balloon which in turn is attached to a structure(s) or the ground.
B. “Bench sign” is a sign located on a bench or similar structure.
C. “Civic sign” is a sign serving a public or quasi-public purpose.
D. “Commercial sign” is a sign which serves a business.
E. “Construction sign” is a temporary sign erected on the premises on which construction is taking place, during the period of such construction, indicating the names of individuals or firms having a role or interest with respect to the design or construction of the project.
F. “Complex sign” is a sign which denotes the name of and/or lists the tenants or occupants of a residential, commercial or professional development.
G. “Directional sign” is a sign intended to promote safe and efficient vehicle and pedestrian movement.
H. “Flag sign” is a flexible material designed to hang or wave from a structure for the purpose of identifying or calling attention to commercial activities.
I. “Flashing sign” is characterized by illumination whose color, intensity or location is projected in an intermittent manner.
J. “Freestanding sign” is a sign located directly on the ground, or on any support other than a building, whether or not the principal purpose of such support is to display the sign.
K. “Illuminated sign” is a sign in which a source of light is used in order to make the message readable. The definition shall include internally and externally lighted signs.
L. “Multiface sign” is a sign displaying information on at least two surfaces, each having a different orientation.
M. “Moving sign” is a sign which either has a publicly visible portion that by design moves in relationship to the remainder of the sign, or in its entirety is designed to move in relationship to the sign structure.
N. “Off-premises sign” is a sign not located on the property it serves.
O. “Pole sign” is a freestanding sign having a pole(s) greater than five feet in length as its main source of support.
P. “Political sign” is a sign designed to influence the action of the voters, either for the passage or defeat of a measure appearing on the ballot at any State or local election, or which is designed to influence the action of the voters, either for the election or defeat of a candidate for nomination or election to any public office at any national, State, or local election, or designed to influence public opinion.
Q. “Projecting sign” is a sign which uses a building structure as its main source of support and projects more than three feet from the wall surface.
City of Coronado Page 377
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
R. “Real estate sign” is a sign which presents a message concerning real property which may advertise:
1. That the property is for sale, lease or exchange by the owner or his or her agent.
2. Directions to the property.
3. The owner’s or agent’s name.
4. The owner’s or agent’s address and telephone number.
S. “Roof sign” is a sign placed upon, projecting from, or above the eaves of the roof, or the roof itself. A sign hanging from and below a roof eave is not a roof sign.
T. “Searchlight sign” shall mean an apparatus, usually on a swivel that projects a beam of light in order to attract attention to a site, and it shall also mean the beam of light so projected.
U. “Temporary sign” is a sign of an impermanent nature serving a specific event or purpose.
V. “Wall sign” is a sign which is in any manner affixed to any exterior wall of a building or structure and which projects not more than two feet from the building or structure and does not extend above the roof, parapet, building facade or any outmost edge of the building or structure.
W. “Window sign” is any sign secured to the inside or outside of any window and clearly visible from a public way. (Ord. 1954 § 25, 2003; Ord. 1816)
86.60.030 General regulations.
A. Signs shall be maintained in a good and safe structural condition. All exterior parts shall be painted, or coated, or made of rust inhibitive material. Signs shall be maintained in good appearance.
B. The supporting members of all signs shall be free of any bracing such as guy wires or cables. Supporting columns shall be designed as an architectural feature of the building.
C. Signs shall not be erected so as to obstruct any door or fire escape of any building, or to obstruct free passage over any public right-of-way.
D. No sign shall be erected so as to create a traffic hazard.
E. No sign shall be erected that would unreasonably obscure from public view existing conforming signs on adjacent properties or premises.
F. No sign shall be erected so as to block significant coastal or bay views or detract from the natural beauty of the coast.
G. The design of signs shall be subject to and comply with the design standards in CMC Title 80 applicable to signs and to CMC Title 88, Orange Avenue Corridor Specific Plan, for projects in the Commercial and R-4 MultipleFamily Residential Zones. (Ord. 2018 §§ 16, 17, 2010; Ord. 1954 § 26, 2003)
86.60.040 Prohibited signs.
It is unlawful for any person to erect or maintain within the City of Coronado one or more of the following signs:
A. Animated signs, including changing or blinking time and temperature displays.
B. Balloons.
C. Balloon signs.
D. Bench signs.
E. Flag signs, with the exception of banners advertising nonprofit special events of community-wide interest.
City of Coronado Page 378
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
F. Formed plastic or injection-molded signs.
G. Freestanding pole signs.
H. Internally illuminated can signs with translucent copy and field.
I. Internally illuminated channel letter signs (reverse channel letter signs are permitted).
J. Movable freestanding signs with the exception of construction signs and real estate signs, and movable commercial signs conforming to CMC 86.60.115.
K. Paper, cloth or plastic streamers or bunting – except seasonal holiday decorations.
L. Roof signs.
M. Rotating, moving, emitting, or flashing signs.
N. Traffic sign replicas.
O. Vehicle signs. (Ord. 1954 § 27, 2003; Ord. 1854; Ord. 1831; Ord. 1710)
86.60.050 Signs on public property.
No person except an authorized agent of the City of Coronado or any other appropriate government agency shall paint, mark or write on, impress, attach, erect, post, or otherwise affix or maintain any sign to or upon any public property or public right-of-way. (Ord. 1710)
86.60.060 Regulation by zone.
A. Only signs for purposes consistent with the uses or activities authorized within the zone or for the particular lot may be erected or maintained.
B. The total sign area on a lot subject to R-1A or R-1B regulations shall not exceed six square feet.
C. The total sign area on a lot subject to R-3 regulations shall not exceed 12 square feet.
D. The total sign area on a lot subject to R-4,
R-5, P, R-PCD, or R-SCD Zone regulations shall not exceed 24 square feet.
E. For lots subject to the C-R or H-M regulations:
1. Commercial or nonresidential uses shall be allowed a maximum of one square foot per each lineal foot of the use’s street frontage. Sign area permitted may not exceed 80 square feet on one side of a building for a single use. A-frame or portable signs are not included in this total.
2. Total sign area per lot for a lot solely occupied by residential uses shall not exceed 12 square feet.
3. Total sign area for each dwelling on lots occupied both residential and nonresidential uses shall not exceed six square feet.
4. Sign height including freestanding signs shall not exceed the height of the tallest building on the lot. Signs applied to the surface of the building shall not exceed the height of the building, and in no case shall a sign exceed 40 feet in height. Freestanding signs shall not exceed a height of 12 feet, except freestanding signs serving hotels or motels in the H-M Zone which shall not exceed a height of 15 feet.
F. The total sign area for a lot subject to C-U or OS regulations shall not exceed 90 square feet on any street frontage. (Ord. 1954 § 28, 2003; Ord. 1710; Ord. 1675)
City of Coronado Page 379
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.60.065 Signs serving uses requiring a special use permit.
Signs for those uses requiring a special use permit shall be governed by the special use permit. Only by variance may the sign(s) exceed those standards allowed in the zone where the use would normally be allowed by right. (Ord. 1710)
86.60.070 Commercial signs for gas station.
A. Signs for the inspection of air pollution control devices, lights and brakes shall be permitted only when attached to the service station building.
B. One sign identifying the operator of the premises and address of the building, and not exceeding six square feet in area is allowed.
C. Gasoline stations shall post the full service and/or self service prices (per gallon or per liter) of all grades of fuel that the station sells in a manner visible from all streets that the station fronts. The price sign text shall have the word “gasoline” or words “motor fuel,” the trade name or brand, and the grade designation of the motor vehicle fuel. Price numerals shall be at least six inches high. All other letters or numerals shall be no less than one-third the height of the price numerals. The price sign shall be no larger than 15 square feet per face (if the station is only full service or self service) and 17.5 square feet per face (if the station is both full service and self service). No more than one sign shall be permitted per gas pump island per street frontage. All price signs shall be removable, with use of signs required at all times when the station is conducting business.
86.60.075 Commercial signs for theaters and auditoriums.
Signs for theaters and auditoriums may be erected or maintained contrary to the other provisions of this chapter only upon the prior approval of the Design Review Commission upon a showing of special circumstances.
86.60.080 Complex signs.
Complex signs may be erected and maintained only upon the prior approval of the Design Review Commission upon a showing that the complex signs are compatible with the total sign program of the development.
86.60.090 Off-premises sign.
An off-premises sign may be erected or maintained only upon the prior approval of the Design Review Commission upon a showing of extreme hardship due to the unique location of the property which the sign serves. Except, without the approval of the Design Review Commission, an owner of real property or his or her agent may display or have displayed real estate signs:
A. On the real property of such owner; or
B. On real property owned by others with their consent. (Ord. 1816)
86.60.100 Temporary signs.
A. In any zone, temporary signs not exceeding 20 square feet may be erected and maintained for no longer than 30 days upon the prior approval of the Director of Community Development upon a showing of compliance with the general provisions and prohibited sign provisions of this chapter.
B. Design Review Commission approval is required for temporary signs exceeding a size of 20 square feet or a 30- day use period.
C. Temporary “banner” type flag signs advertising nonprofit and nonpolitical special events of community-wide interest may be erected and maintained in any zone for a period not to exceed seven days without City approval.
Such signs cannot be relocated from place to place within the City in order to exceed the seven-day limit, nor can they be erected and maintained in place more than seven days in any 30-day period or 14 days during any 365-day period without the appropriate City approval.
D. The applicant shall remove said signs immediately after the event or approved use period. (Ord. 1710)
86.60.105 Searchlight signs.
Searchlight signs may be erected and maintained only upon the prior approval of the Design Review Commission upon a showing of compliance with the general regulations and prohibited sign provisions of this chapter.
City of Coronado Page 380
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.60.110 Real estate signs.
Real estate signs shall not be illuminated signs, exceed an area of six square feet on any street frontage of a lot, or exceed a height of four feet in the R-1A or R-1B Zones. Such signs shall be located on the premises the sign serves, or may be permitted off-premises as described in CMC 86.60.090(A) and (B), and must be removed within 15 days of close of escrow, or the signing of a rental agreement or lease. Real estate signs are prohibited from all public rights-of-way. (Ord. 1816)
86.60.115 Movable commercial signs.
Movable commercial A-frame, H-frame, or easel type signs may be permitted for businesses to advertise menus, sale items, or other business promotions. These signs shall be designed to complement the decor of the business or building where they occur and shall comply with the following standards:
A. One movable, freestanding sign shall be permitted for each business.
B. All signs shall be located on private property and must allow sufficient access to doors/pathways and not impede pedestrian movement. The location on private property shall be verified and approved by the Department of Community Development.
C. The maximum allowable size of the sign and supporting structure shall not exceed 48 inches height, 30 inches width, and 36 inches depth. The maximum sign area shall not exceed 10 square feet. The square footage of these signs shall not be included within the allowable sign area permitted in CMC 86.60.060(E).
D. Signs shall not contain illumination.
E. Signs consisting only of plastic backgrounds and individual plastic interchangeable letters are prohibited.
F. The design and materials of all signs shall require approval by the Department of Community Development prior to fabrication.
G. Signs of unique design which deviate from these standards must obtain approval from the Design Review Commission. (Ord. 1854)
86.60.120 Signs on vehicles.
No person shall drive, operate, move in and along, or park on any street or on public or private property any truck, trailer, carriage, wagon, sled, or any other vehicle or portable structure on which is attached or maintained any sign unless:
A. The sign is painted on or otherwise affixed so as to not project from the usual profile of the vehicle.
B. The vehicle is not parked in a manner to circumvent the standards of this chapter for the amount or type of signing permissible on a site by either parking on the site or on public rights-of-way immediately adjoining the site in such a manner as to call attention to the sign or vehicle.
86.60.130 Abandoned signs.
No person shall allow any sign to remain on property owned, occupied or controlled by such person which advertises or identifies a business activity which has not been conducted on such property for a period of 90 days or more.
86.60.140 Approval not required.
If in compliance with the design, location, size and other regulations of this chapter, the following signs do not require design review by the City:
A. No more than three square feet of total, on-site, “window sign” sign area.
B. Signs not exceeding six square feet and serving on-site residential uses.
C. Signs on motor vehicles.
City of Coronado Page 381
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
D. Political signs.
E. Real estate signs, both on-site and off-site, not exceeding six square feet total on any lot, not adversely affecting public safety, including traffic safety, and not in the public right-of-way.
F. Movable commercial signs. (Ord. 1854; Ord. 1831; Ord. 1816)
86.60.150 Approval required.
Unless otherwise provided, any person erecting, placing, changing color, moving, reconstructing, altering, or displaying any sign must first obtain Design Review Commission approval from the City of Coronado.
86.60.160 Application for approval.
The applicant shall submit to the Department of Community Development at least 12 working days prior to the regularly scheduled meeting of the Design Review Commission an application for design review on forms prescribed by the Department. The application shall include a sign plan with information proscribed by the Department. The applicant shall pay a filing fee as set by City Council resolution.
86.60.180 Action by Design Review Commission.
A. The Design Review Commission shall review the sign plan to ensure that the plan is within the specified standards set forth in CMC Title 80, Design Review, and CMC Title 88, Orange Avenue Corridor Specific Plan.
B. The Commission may approve, conditionally approve, or disapprove a sign plan. Conditional approval may include a requirement that the approval may be revoked and the sign removed upon the happening of a specified event. (Ord. 2018 §§ 10, 11, 2010; Ord. 1954 § 29, 2003)
86.60.190 Appeal.
A decision on an application shall be final 10 calendar days thereafter unless an appeal is filed with the City Clerk in accordance with Chapter 1.12 CMC. (Ord. 2025 § 43, 2011)
86.60.195 Variance.
Variances from standards or regulations set forth in this chapter may be granted by the Planning Commission pursuant to the process provided for in Chapter 86.52 CMC. The fee for sign variance requests for existing legal nonconforming signs will be waived. (Ord. 1710)
86.60.200 Enforcement.
A. Any sign which was lawfully erected prior to the effective date of this chapter and which never received Environment Design Review Commission approval as the sign(s) exists and which does not conform to the standards of this chapter shall be removed or modified so as to bring it into conformance with the standards of this chapter by December 31, 1988.
B. Any sign which was lawfully erected prior to the effective date of this chapter and did receive Environment Design Review Commission approval as it exists and which does not conform to the standards of this chapter shall be removed or modified so as to bring it into conformance with the standards of this chapter within 15 years of the date that the Design Review Commission approved said sign(s).
C. Any sign which is unlawfully erected at any time shall be subject to removal or modification so as to bring it into conformance with the standards of this chapter under the procedures contained in State law (see Section 5490 of the Business and Professions Code); except, any person who lawfully erects a sign on public property or on private property without the consent of the property owner who requests a sign be removed by a City official shall pay a removal and storage fee adopted by resolution of the City Council.
D. If any work is performed on a nonconforming sign which was previously approved by the Design Review Commission (other than required maintenance) involving a structural change in the sign display, such sign shall immediately lose its legal nonconforming status and shall be required to immediately conform to all the regulations within the zone at that time.
E. An owner whose sign is subject to the abatement periods specified in this section may apply to the City Council during such period for an extension. Upon a substantial showing by the owner that the owner has acted lawfully in City of Coronado Page 382
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. developing his property and that a fair return on his financial investment in the subject sign requires the sign to exist beyond the established abatement period, the City Council may extend the abatement period for that sign to any time the Council deems appropriate to allow a fair, financial return.
F. An owner whose sign is subject to the abatement periods specified in this section and feels that the subject sign is historical may apply to the Historic Resource Commission during such period for a historic resource sign designation. This provision allows signs which are historical to continue to be used and maintained which would not otherwise be permitted by this title. The “historic resource” sign designation shall extend the abatement period for 10 years. At the end of this 10-year period the owner of the subject sign may apply to the Historic Resource Commission for an extension. (Ord. 1816; Ord. 1710)
86.60.210 Historic sign designation.
A. Any property owner may apply to the Historic Resource Commission for the designation of a sign on the individual’s property in accordance with Chapter 70.20 CMC.
B. Historic Resource Commission Action.
1. The Commission may approve, disapprove or conditionally approve an application for “historic resource” designation signs;
2. The decision of the Commission shall become final 10 days after unless a notice of appeal to the City Council is filed with the Secretary of the City Council; and
3. If the designation is approved or conditionally approved, the Secretary to the Commission shall cause a notice of designation to be recorded in the Office of the County Recorder. (Ord. 1710)
86.60.220 Historic alteration permit.
A historic alteration permit shall be required as per CMC Title 84 for the removal, demolition, or substantial alteration of any sign that has been designated as a historic resource, unless this sign is governed by an expired abatement period. (Ord. 2018 § 15, 2010)
City of Coronado Page 383
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.64
WP – WILDLIFE PRESERVE ZONE (MODIFYING OVERLAY ZONE)
Sections:
86.64.010 Purpose and intent.
86.64.020 Uses permitted.
86.64.030 Review.
86.64.040 Location.
86.64.010 Purpose and intent.
The purpose and intent of the WP Modifying Zone regulations contained in this chapter are to protect and preserve valuable and unique environmental resources for the enjoyment and benefit of present and future generations of Californians. This zone designation is advisory for those areas within the corporate boundaries of the City but not under the zoning jurisdiction of the City of Coronado. This zone is mandatory for those areas under direct jurisdiction of the City of Coronado. This modifying zone is to be superior to all other modifying zones. (Ord. 1481)
86.64.020 Uses permitted.
The following uses shall be allowed in the WP Modifying Zone:
A. Wildlife preserves.
B. Botanical gardens or conservation areas.
C. Archaeological, geological or paleontological excavations by recognized archaeologists, geologists or paleontologists and authorized by the City.
D. Off-road paved or unpaved walkway or bicycle path.
E. Salt evaporation ponds, subject to a special use permit.
F. Aquaculture, subject to a special use permit.
G. The YMCA Camp at its present site.
H. The military facilities and activities on the Naval Communication Station property west of State Scenic Highway
75. I. Overhead or underground utility transmission/distribution facilities.
J. The following accessory uses in conjunction with one or more of the above primary uses:
1. Paved or unpaved parking facilities and access roads for those individuals who are utilizing the site for one of the designated primary uses or who maintain the site for one of the designated uses.
2. Small permanent information facility to primarily be used to inform the general public of the unique qualities of the site.
3. Signs intended to inform the general public of the qualities of the site, to protect individuals from harm or inconvenience, and to preserve and protect the habitat qualities of the site and the species that frequent the site.
4. Trash receptacles, seating facilities, drinking fountains, sunken viewing blinds, fences, bicycle racks or any other similar facility deemed necessary to successfully utilize the site in a primary designated use.
86.64.030 Review.
A. The Planning Commission and City Council shall review for approval or disapproval all proposed uses in the WP Modifying Zone for conformance with the purpose and intent of this zone.
City of Coronado Page 384
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. The Design Review Commission shall review all proposed structures, signs or facilities within the WP Modifying Zone for conformance with the purpose and intent of this zone and for their visual impact on views from any public road or water way.
C. Appeal of a Planning Commission or Design Review Commission decision may be made in writing to the City Council within 15 days after such review.
86.64.040 Location.
The WP Modifying Zone shall include the following areas:
A. That area within the City of Coronado that is encompassed by the City of Imperial Beach; the Pacific Ocean; the southern boundary of Silver Strand State Beach; Highway 75; the boundary between the Coronado Cays residential development and the salt marsh established by the Coronado Cays Company; the southern shoreline of the Coronado Cays; latitude 32º 37'; and the municipal boundary line shared by the Cities of Coronado and San Diego in San Diego Bay.
B. Any other area so designated by the Planning Commission and the City Council after a noticed public hearing is held on the matter at least 10 days prior to such designation. (Ord. 1578) City of Coronado Page 385
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.70
COASTAL PERMITS
Sections:
86.70.010 Purpose and intent.
86.70.020 City coastal permit authority.
86.70.030 Development defined.
86.70.040 Exemption of development categories from City coastal permit requirements.
86.70.045 Repealed.
86.70.050 Activities requiring a coastal permit.
86.70.052 Exempt categories of development.
86.70.060 Categorically exempt geographic areas.
86.70.070 Coastal Permit Administrator – Purpose.
86.70.080 Authority and duties of Coastal Permit Administrator.
86.70.090 Application and fee for coastal permit.
86.70.100 Application procedure – Hearing, notice.
86.70.110 Findings, decision and issuance of coastal permit.
86.70.115 By-Right Approval Process.
86.70.120 Coastal permit relationship to building permit.
86.70.130 Coastal permit time limit and renewal.
86.70.135 Coastal permit amendment.
86.70.140 Coastal permit revocation.
86.70.150 Coastal permit revocation – Notice, appeal.
86.70.160 Procedure for open space easements and public access documents.
86.70.170 Reserved.
86.70.180 Coastal permit appeal procedure.
86.70.190 Coastal permit appeal – Hearing, notice.
86.70.200 Appeals to the California Coastal Commission.
86.70.210 Emergency temporary waiver of coastal permit.
86.70.010 Purpose and intent.
This chapter is enacted to specify the coastal permit process, and the circumstances to which the process applies in order to assure compliance to the California Coastal Act. This chapter recognizes that three areas of jurisdiction exist in the City:
A. Areas under sole City coastal permit authority;
B. Areas under City coastal permit authority, but appealable to the California Coastal Commission; and C. Areas not under City coastal permit authority (i.e., Federal government military property, areas under San Diego Unified Port District coastal permit jurisdiction and areas that remain within California coastal permit authority). (Ord. 1588; Ord. 1562)
86.70.020 City coastal permit authority.
Federal government property and areas under San Diego Unified Port District coastal permit jurisdiction are not under City coastal permit authority.
86.70.030 Development defined.
For the purpose of this chapter, “development” means, on land, in or under water, the placement, erection, construction, reconstruction, demolition, or alteration of the size of any solid material, building, structure, road, pipe, conduit, siphon, telephone line, or electrical power transmission and distribution line; the discharge or disposal of any dredged material or of any gaseous, liquid, solid, or thermal waste; grading, removing, dredging, mining, or extraction of any materials; change in the density or intensity of use of land, including, but not limited to, City of Coronado Page 386
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. subdivisions and other land divisions, including lot splits or the alteration of lot boundaries; change in the intensity of use of water, or of access thereto; and the removal of major vegetation or the harvesting of kelp. (Ord. 1588)
86.70.040 Exemption of development categories from City coastal permit requirements.
The City may permit any category of development, or any category of development 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 coastal resources or on public access to, or along, the coast. These categorical exemptions shall be approved by the California Coastal Commission and found that no potential for any adverse effect on coastal resources will occur either individually or cumulatively. (Ord. 1751; Ord. 1588)
86.70.045 Repealed.
Repealed by Ord. 1817.
86.70.050 Activities requiring a coastal permit.
A coastal permit is required from the City for all development in areas under City coastal permit authority that are not otherwise categorically exempt. (Ord. 1817; Ord. 1781)
86.70.052 Exempt categories of development.
The City, after public hearings, has identified the following categories of development as having no potential for any significant adverse effect, either individually or cumulatively, on coastal resources or on public access to, or along, the coast, and has therefore exempted these development categories from City coastal permit requirements (as per CMC 86.70.040):
A. Improvements to existing single-family dwelling buildings (in accordance with restrictions of Chapter 86.74 CMC);
B. Improvements to existing duplexes (in accordance with the restrictions of Chapter 86.74 CMC); 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 prohibit the use of such methods; and provided, that the activities abide to the restrictions of Chapters 86.72, 86.74 and 86.76 CMC;
D. The installation, testing, and placement in service of the replacement of any necessary utility connection between an existing services facility and any development approved pursuant to this chapter (in 86.74 and 86.76 CMC); E. 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; F. The replacement of any structure other than a public works facility, destroyed by natural disaster; provided, that such replacement structure or facility shall conform to the applicable requirements of this title, shall be for the same use as the destroyed structure or facility, shall not exceed the floor area, height, or interior cubic volume of the destroyed structure or facility by more than 10 percent, and shall be sited in the same location on the affected property as the destroyed structure or facility;
G. Demolition of any building except visitor serving commercial uses; provided, however, that if the City determines that certain extraordinary methods of demolition involve a risk of substantial adverse environmental impact, it shall prohibit use of such methods;
H. Construction of a single-family dwelling building on a legal lot of record in conformance to all applicable requirements of this title;
I. Construction of a duplex on a legal lot of record in conformance to all applicable requirements of this title; J. The removal of major vegetation on municipal property; and City of Coronado Page 387
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
K. Activities not requiring either an initial study under CEQA, an environmental assessment under NEPA, a Planning Commission or City Council interpretation, or issuance of a special use permit or variance; and provided the activities as reviewed within the policies of the Coastal Act shall not create a potential for any adverse effect either individually or cumulatively on coastal resources and the activities conform with all provisions of the LCP land use plan. (Ord. 1588)
86.70.060 Categorically exempt geographic areas.
A. Those uses or activities permitted for a particular zone by the Coronado Municipal Code which do not require a discretionary action on the part of the City (i.e., Planning Commission or City Council interpretation, issuance of a major or minor special use permit, or issuance of a variance to either the regulation of the amount of landscaping required or to any standard in Chapters 86.58, 86.64, 86.70, 86.72, 86.74, and 86.76 CMC) shall be exempt in that zone from the City coastal permit process for those areas that are neither under the California Coastal Commission appeal authority nor within the Coastal Commission’s direct permit jurisdiction. Changes to the list of land uses that may be allowed without a discretionary action shall require a local coastal program amendment.
B. The City, after public hearings (as per CMC 86.70.040), has identified the aforementioned uses and activities as categories of development within a specifically defined geographic area, that present no potential for any significant adverse effect, either individually or cumulatively, on coastal resources or on public access to, or along, the coast. (Ord. 1962 § 2, 2004; Ord. 1874; Ord. 1817; Ord. 1781; Ord. 1751)
86.70.070 Coastal Permit Administrator – Purpose.
In order to facilitate administration of the City of Coronado coastal permit process, the Director of Community Development (or his duly authorized agent) is hereby designated Coastal Permit Administrator.
86.70.080 Authority and duties of Coastal Permit Administrator.
The Coastal Permit Administrator shall administer, interpret and enforce the City of Coronado coastal permit process, and is authorized to undertake any action necessary and appropriate to perform these duties. The functions as set forth in this section are considered either ministerial or minor in nature, not requiring initial review by the City Council or any City Commission or Committee, and are indicative but not exhaustive of the Coastal Permit Administrator’s authority. The Coastal Permit Administrator may:
A. Delegate a portion of his duties to a representative; B. Gather data, investigate circumstances or determine facts in order to determine whether a specific activity or project is under the purview of this chapter, or to assure compliance with this chapter or with conditions placed upon a City coastal permit;
C. Determine whether projects are categorically exempt from the City of Coronado coastal permit requirement per CMC 86.70.050 or 86.70.060;
D. Review coastal permits, as detailed in CMC 86.70.130; E. Revoke a coastal permit, as detailed in CMC 86.70.140; F. Require an applicant to provide a certification by a civil engineer that proposed activities meet specified criteria, as detailed in Chapters 86.72, 86.74 and 86.76 CMC;
G. Determine which civil engineers will provide certifications to the City under conditions detailed in Chapters
86.72, 86.74 and 86.76 CMC;
H. Determine whether a specified coastal permit application, or a civil engineer certification of fact, is complete and acceptable to the City;
I. Give public notice of a public hearing to review a coastal permit application or application appeal; J. Develop coastal permit application forms and processing procedures; K. Recommend to the City Council appropriate fees for the coastal permit process, or changes to that process; City of Coronado Page 388
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
L. Represent the City concerning coastal permit matters, coordinating City coastal permit activities with appropriate government agencies; and
M. Waive the City coastal permit appeal fee requirement for sites within the California Coastal Commission appeal jurisdiction. (Ord. 1751; Ord. 1588)
86.70.090 Application and fee for coastal permit.
An application for a coastal permit shall be submitted to the Department of Community Development on a form provided by the Coastal Permit Administrator for the purpose. In addition to whatever items the Coastal Permit Administrator deems necessary for the proper administration of this chapter, an application shall, at minimum, contain the following:
A. The applicant’s name, address and telephone number (if applicant has access to telephone); B. The date the application is submitted;
C. The applicant’s signature;
D. A description of the proposed project or activity;
E. A description of the site;
F. A description of the area immediately adjacent to the site; G. A plot plan of the site;
H. A filing fee and a public notice fee as required by resolution of the City Council; and I. Envelopes (affixed with sufficient first class postage) addressed to each applicant, to all persons who have requested to be on a mailing list for the specific project, to all occupants and property owners of property within 100 feet of the perimeter of the project site, and to the California Coastal Commission. (Ord. 1586)
86.70.100 Application procedure – Hearing, notice.
A. Upon the filing of a complete coastal permit application, the Coastal Permit Administrator shall, in a timely manner, schedule a public hearing on the request before the Planning Commission, and provide public notice of the public hearing.
B. Public notice shall be provided at least 10 calendar days prior to the first coastal permit public hearing. Public notice shall consist of notice by first class mail to each applicant, to all persons who have requested to be on a mailing list for the specific project, to all occupants and property owners of property within 100 feet of the perimeter of the project site, and to the California Coastal Commission; and publication of a public notice in a newspaper of general circulation in the City of Coronado. In the situation of a continued hearing, additional notice in conformance with the procedure for the original notice shall be mailed out (if not previously stated in the first notice provided, nor announced at the hearings as to a time certain). The public notice shall contain the following information:
1. A statement that the proposed project or activity requires a City coastal permit (as per CMC 86.70.050);
2. The date of filing of the application and the name of the applicant;
3. The number assigned to the application;
4. A description of the proposed development and its location;
5. The date, time and place at which the application will be heard by the Planning Commission or City Council;
6. A brief description of the general procedure of local government concerning the conduct of hearing and local actions*; and
City of Coronado Page 389
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
7. The system for City and Coastal Commission appeals, including City fees required.* *Note: Subsections (B)(6) and (7) of this section will not be required for the newspaper public hearing notice. (Ord. 1588)
86.70.110 Findings, decision and issuance of coastal permit.
After the required Planning Commission public hearing, the Planning Commission shall by resolution approve, deny or approve with conditions the City coastal permit application. This Planning Commission resolution shall incorporate findings of fact to explain and justify the Commission’s action. The Coastal Permit Administrator shall issue a coastal permit only after all City coastal permit appeal deadlines have expired for the project or activity. The coastal permit shall have noted on its face whether it was approved with conditions, and either the specific conditions or how the wording of the conditions may be obtained.
86.70.115 By-Right Approval Process
CMC 86.34.040 identifies proposed projects which must be reviewed by the City through a by-right approval process pursuant to Government Code Section 65583.2. For these projects, the Community Development Director shall issue a coastal permit without a public hearing if the project is consistent with applicable objective standards.
86.70.120 Coastal permit relationship to building permit.
If a coastal permit is required for a project or activity, building permits shall not be issued for the project or activity prior to issuance of the coastal permit.
86.70.130 Coastal permit time limit and renewal.
A. Unless renewed, a coastal permit shall expire after one year from the date of issuance.
B. The Coastal Permit Administrator, upon a written request from the applicant, may renew the coastal permit in three-month increments for an additional period not to exceed one year. Work must be initiated on the proposed project or the proposed activity must commence while the coastal permit is in effect. An ongoing activity may be issued a coastal permit for a duration longer than one year if the Planning Commission resolution incorporates a finding of the ongoing nature of the activity, and specifically states the duration of the coastal permit issued. (Ord. 1891; Ord. 1586)
86.70.135 Coastal permit amendment.
A City coastal permit may be amended at the request of the permittee. The amendment procedures and fees shall be identical to the City coastal permit process then in effect. (Ord. 1751)
86.70.140 Coastal permit revocation.
After written notice to the permittee with an opportunity to respond, the Coastal Permit Administrator may revoke a City coastal permit if the Administrator determines that:
A. The permit was originally acquired by the applicant via a fraudulent application; or B. The applicant fails to comply with one or more of the conditions contained in the permit.
86.70.150 Coastal permit revocation – Notice, appeal.
If the Coastal Permit Administrator determines to revoke a City coastal permit, the administrator shall immediately notify the applicant in writing that the revocation will be effective 10 days after the Administrator’s action unless an appeal is filed with the Coronado Community Development Department prior thereto (as per CMC 86.70.180).
86.70.160 Procedure for open space easements and public access documents.
When the City of Coronado Planning Commission approves a coastal permit that is conditioned with the requirement that an accessway or open space/conservation easement be provided by the applicant, the City shall not issue the permit until the following processing steps are completed:
A. The City Council shall review, revise and accept the easement or land; B. The Department of Community Development shall record the requisite legal documents; and City of Coronado Page 390
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
C. The Department of Community Development, upon recordation of the documents, shall forward a copy of the permit conditions, findings of approval, the legal documents pertaining to the public access and open space conditions, and a statement as to which private association, public agency or City department shall be responsible for the operation and maintenance of the accessway or open space/conservation area to the Executive Director of the California Coastal Commission. (Ord. 1588)
86.70.170 Reserved.
86.70.180 Coastal permit appeal procedure.
Actions taken in accordance with this chapter by the Coastal Permit Administrator may be appealed to the Planning Commission. Actions by the Planning Commission in accordance with this chapter, including a decision on an appeal from an action by the Coastal Permit Administrator, may be appealed to the City Council. An appeal must be filed in writing with the Coronado Community Development Department within 10 calendar days of the action which is the subject of the appeal. In addition to whatever items the Coastal Permit Administrator deems necessary for the proper administration of this chapter, an appeal shall, at a minimum, contain the following:
A. The appellant’s name, address and telephone number (if appellant has access to telephone); B. The date the appeal is submitted;
C. The appellant’s signature;
D. Information sufficient to denote the City action under this chapter being appealed (e.g., name or address of project, City permit or file number, description of City action, name of coastal permit applicant, etc.); E. The reason for the appeal;
F. The appeal fee; and
G. Envelopes (affixed with sufficient first class postage) addressed to the applicant, to appellant, to the California Coastal Commission, to all persons who have requested to be on a mailing list for the specific project, and to all occupants and property owners of property within 100 feet of the perimeter of the project site.
86.70.190 Coastal permit appeal – Hearing, notice.
Upon the timely filing of a complete appeal of an action taken in accordance with this chapter, the Coastal Permit Administrator shall schedule a public hearing for the next available meeting of the appropriate hearing body; and provide public notice with copies sent to the applicant, to appellant, to the California Coastal Commission, to all persons who have requested to be on a mailing list for the specific project, and to all occupants and property owners of property within 100 feet of the perimeter of the project site to include the following information:
A. A statement that the proposed project or activity requires a City coastal permit; B. The date of filing of the appeal and the name of the appellant; C. The number, if any, assigned to the City action being appealed; D. A description of the proposed development and its location; E. The date, time and place at which, the public hearing on the appeal shall occur; F. A statement that all persons are welcome to comment on the matter at the public hearing or by mail prior to the public hearing. (Ord. 1586)
86.70.200 Appeals to the California Coastal Commission.
A. For those actions under California Coastal Commission direct or appeal jurisdiction, upon the taking of final action by the City of Coronado, the Coastal Permit Administrator shall notify the applicant of the action taken and provide an information sheet explaining the California Coastal Commission appeal process which shall include a statement to the effect that “Appeal to the California Coastal Commission could result in Coastal Commission denial of a City approved project or activity or new conditions being imposed on the project by the Coastal Commission.
City of Coronado Page 391
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
The Coastal Commission may not eliminate or modify conditions placed upon the permit by the City of Coronado nor can the California Coastal Commission grant permission for a project or activity denied by the City of Coronado.”
B. The City of Coronado Community Development Department shall make readily available to the public an information sheet explaining the California Coastal Commission appeal process.
86.70.210 Emergency temporary waiver of coastal permit.
Under certain emergency conditions detailed in CMC 86.76.030, the City Manager (or his duly appointed agent) may temporarily waive City coastal permit requirements in order to allow preventive or ameliorative activities necessary to adequately address the emergency situation. If emergency action involves areas subject to CMC
86.70.010(C), an emergency permit must be received from the appropriate government agency. (Ord. 1588) City of Coronado Page 392
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.72
DIKING, DREDGING, FILLING AND DREDGE SPOILS DISPOSAL
Sections:
86.72.005 Definitions.
86.72.010 Diking, dredging, filling and dredge spoils disposal – Coastal permit required.
86.72.020 Diking, filling or dredging – When permitted.
86.72.030 Dredging and dredge spoils disposal regulated.
86.72.040 Diking, filling and dredging regulated.
86.72.050 Alteration of coastal wetlands in Wildlife Preserve Zone regulated.
86.72.005 Definitions.
A. “Estuaries” means coastal water bodies usually semi-enclosed by land, but which have open, partially obstructed, or intermittent exchange with the ocean and in which ocean water is at least occasionally diluted by fresh water runoff from the land. The salinity may be periodically increased above the open ocean by evaporation. In general, the boundary between “wetland” and “estuary” is the line of extreme low water.
B. “Open coastal waters” refers to the open ocean overlaying the continental shelf and its associated coastline, including bays, canals, etc. Salinities exceed 30 parts per 1,000 with little or no dilution except opposite mouths of estuaries.
C. “Wetlands” means lands within the coastal zone which may be covered periodically or permanently with shallow water and include salt water marshes, fresh water marshes, open or closed brackish water marshes, swamps, mudflats and fens. (Ord. 1588; Ord. 1531)
86.72.010 Diking, dredging, filling and dredge spoils disposal – Coastal permit required.
Diking, dredging, filling and dredge spoils disposal in open coastal waters and wetlands shall require City issuance of a coastal permit. The coastal permit shall only be issued after verification that the activities are necessary, appropriate and designed to minimize or mitigate resultant adverse environmental impact. The applicant, at the determination of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed activities meet these criteria. (Ord. 1588)
86.72.020 Diking, filling or dredging – When permitted.
A. The diking, filling, or dredging of open coastal waters and wetlands shall be permitted only where there is no feasible, less environmentally damaging alternatives and where feasible mitigation measures have been provided to minimize adverse environmental effects, and when limited to the following:
1. New or expanded port, energy, and coastal-dependent industrial or visitor serving facilities including commercial fishing facilities.
2. Maintaining existing, or restoring previously dredged, depths in existing navigational channels, turning basins, vessel berthing and mooring areas, and boat launching ramps, or moving dredged material from such sites to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers.
3. 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.
4. In open coastal waters, other than wetlands, new or expanded boating facilities.
5. 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.
City of Coronado Page 393
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
6. Mineral extraction, including sand for restoring beaches, except in environmentally sensitive areas.
7. Restoration purposes.
8. Nature study, aquaculture, or similar resource-dependent activities.
B. The applicant, at the request of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed activities meet the above criteria.
86.72.030 Dredging and dredge spoils disposal – Regulated.
Dredging and dredge spoils disposal shall 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.
86.72.040 Diking, filling and dredging regulated.
A. Where feasible, diking, filling, dredging, and construction activities shall be timed to minimize their impact on the mating, nesting, or hatching of endangered birds, or the spawning of grunion. Diking, filling, or dredging in existing estuaries and wetlands shall maintain or enhance the functional capacity of the wetland or estuary.
B. Where any dike and fill development is permitted in wetlands in conformity 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. If no appropriate restoration site is immediately available, an in-lieu fee sufficient to provide an area of equivalent productive value shall be paid to the City. Surface areas shall be dedicated to the City, or such replacement site shall be purchased by the City 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.
86.72.050 Alteration of coastal wetlands in Wildlife Preserve Zone regulated.
Any alteration of coastal wetlands in the Wildlife Preserve Zone 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 requirements of this chapter.
City of Coronado Page 394
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.74
WATERFRONT DEVELOPMENT
Sections:
86.74.010 Waterfront development.
86.74.020 Public sandy beaches.
86.74.030 Waterfront development setbacks.
86.74.040 Accessway standards.
86.74.050 Public access along the shore.
86.74.060 Public prescriptive rights.
86.74.070 Prohibitions for Glorietta Bay.
86.74.010 Waterfront development.
Development involving waterfront properties shall be required to satisfy the standards of this chapter. (Ord. 1532)
86.74.020 Public sandy beaches.
No new development shall occur on existing public sandy beach areas. An exception would be allowed for new or expanded permanent lifeguard facilities, restroom facilities, bikepaths or similar public recreation facilities, if it can be determined by the City 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. This prohibition shall not be construed to restrict or regulate the maintenance, repair, rehabilitation or replacement of existing public facilities, or the activities of any governmental agency other than the City of Coronado on property under that agency’s jurisdiction.
86.74.030 Waterfront development setbacks.
A. Development setbacks shall be calculated from the parcel’s property line subject to the provisions of subsections B and C of this section, which may require a greater setback.
B. New development shall assure coastal stability and structural integrity, and neither create nor contribute significantly to erosion or geologic instability.
C. Permanent buildings, or other structures proposed for construction (excluding refurbishment, renovation or addition to existing structures that do not extend the structures seaward or bayward) shall be set back from an eroding beach or coastline a distance sufficient to assure that the development will not require mitigation measures to protect the development from the natural erosion process during the economic lifetime of the structures. The builder, at the request of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed construction site meets these criteria.
D. The City Coastal Permit Administrator may request through the City Council, the opinion of the Corps of Engineers, Scripps Oceanography Institute, or other qualified experts with regard to the possible erosion of beach area in the vicinity of the proposed construction in making a determination of required setbacks.
86.74.040 Accessway standards.
Unless otherwise provided in this title, the following pedestrian accessway standards shall apply to the provision of pathways to or along the City’s shoreline:
Accessways shall be at least four feet wide, with a preferred width of at least 10 feet. At least four feet of the accessway’s width shall be hard surfaced and shall have a maximum gradient of 70 percent (i.e., a seven-foot vertical drop for every 10 feet of horizontal distance). Gradients of greater than 12 percent shall require stairs. The preferred gradient for pedestrian accessways shall be 20 percent or less. Wheelchair ramps shall meet all Uniform Building Code standards. Minimum structure setback from an accessway (excluding fences, boundary walls or hedges) shall be five feet; preferred setback shall be at least 10 feet. Setbacks shall be determined and the path shall be designed to assure both a functional accesspath and the privacy and security of adjoining land owners. Not more than one access path to the shoreline shall be required for each 500 lineal feet of shoreline.
City of Coronado Page 395
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.74.050 Public access along the shore.
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 accessway, or causes further encroachment of the structure seaward or toward the edge of a bluff.
Specifically, easements would be required:
A. Seaward of the toe of existing bluff or vegetation lines where new development is proposed on existing developed lots; and
B. Seaward of proposed new sea walls or other shoreline protective devices.
86.74.060 Public prescriptive rights.
A. No portion of this title shall be construed to permit private activities or development to encroach upon public prescriptive rights. A City coastal permit for private activities or development shall not be approved if such activities or development are likely to interfere with public prescriptive rights unless public access is required as a condition of permit approval. Depending upon circumstances, public access may be provided through the use of deed restrictions, grant of fee interest, grant of an easement, or an offer of dedication of either an easement or fee interest.
Proposed developments shall be sited and designed in a manner which does not interfere with the area of use, or shall provide for an equivalent area of 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.
B. Where evidence of public prescriptive rights exist in association with proposed development, review procedures in accordance with the Attorney General’s “Implied Dedication and Prescriptive Rights Manual” shall be utilized by the City to further investigate the possibility of prescriptive rights of access in order to protect such rights. A City coastal permit shall not be issued until it is determined by the City Council, upon a public hearing, that public prescriptive rights will be substantially guaranteed by conditions to be placed upon the City coastal permit.
86.74.070 Prohibitions for Glorietta Bay.
No new public school buildings or buildings solely for private use as clubs, lodges or private assembly halls shall be constructed, placed or maintained on land adjacent to Glorietta Bay; nor shall new leases be given nor old leases be extended for such uses in this area.
City of Coronado Page 396
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.76
PROTECTION OF NATURAL OCEAN AND BAY PROCESSES
Sections:
86.76.010 Coastal permit required.
86.76.020 Repair and maintenance of ocean and bay shore improvements.
86.76.030 Maintenance and placement of ocean and bay shore improvements under emergency conditions.
86.76.040 Waterfront land – Permitted improvements.
86.76.010 Coastal permit required.
A. The construction or placement of any improvement which may significantly affect the natural erosion process resultant from the interaction of water bodies upon their shores, or cause significant adverse alteration of the bay or ocean environment shall require a coastal permit from the City. Without limitation, buildings, harbor channels, breakwaters, groins, piers, retaining walls, revetments, riprap, sea walls and similar items shall be governed by this chapter.
B. An improvement or activity requiring a coastal permit under this chapter shall only be allowed when it serves coastal dependent uses, protects existing structures, removes public hazards, or protects public beaches in danger of erosion.
C. In order for an improvement or activity requiring a coastal permit under this chapter to qualify for such a permit, the improvement or activity must be designed and constructed as follows:
1. To neither create nor contribute significantly to erosion or geologic instability;
2. To minimize their own breakdown and disintegration;
3. To minimize water pollution and the silting of coastal waterways;
4. To not result in a substantial or potentially substantial, adverse change in any of the physical conditions within the area affected by the coastal permit requiring activity including land, air, water, minerals, flora, fauna, ambient noises and objects of historic or aesthetic significance;
5. To not preclude the public’s right of access to (including without limitation) the ocean, bay or public beach where acquired through use, custom, legislative authorization, purchase, condemnation, judicial action, gift, bequeath or escheat;
6. To encourage or facilitate, where feasible, the phasing out or upgrading of marine structures causing water stagnation contributing to pollution problems or fish kills;
7. To minimize their intrusion into public vistas by being unobtrusive and aesthetically pleasing when viewed from public streets, walk or bicycle ways or waterways;
8. To minimize extensions or projections into the bay or ocean;
9. To facilitate public access where appropriate and feasible; and
10. To minimize or mitigate resultant adverse environmental impacts.
D. The applicant, at the determination of the Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City indicating that the proposed improvement or activity conforms to the above criteria. (Ord. 1533)
86.76.020 Repair and maintenance of ocean and bay shore improvements.
Repair and maintenance activities or ocean and bay shore improvements which require City issuance of a building permit, encroachment permit or City review of an initial study shall require City issuance of a coastal permit. The City of Coronado Page 397
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. coastal permit shall only be issued after certification that the repair or maintenance activities are necessary, appropriate, and designed, when feasible, to minimize or mitigate resultant adverse environmental impacts. The applicant, at the request of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed activities meet these criteria.
86.76.030 Maintenance and placement of ocean and bay shore improvements under emergency conditions.
A. In the event that an emergency situation exists that is an immediate significant threat to life, health or property, the City Manager (or his duly appointed agent) is authorized to temporarily waive City coastal permit requirements to allow preventive or ameliorative activities (including filling) necessary to adequately address the emergency situation. However, such activities shall conform as much as practical to the criteria listed in CMC 86.76.010, and shall ultimately require issuance of a City coastal permit. Within 30 days of the commencement of the preventative or ameliorating activities, the property owner shall apply for a coastal permit or shall restore the property to the condition existing prior to the preventative or ameliorating activity by removing the product of such activity.
B. If a City coastal permit is not issued for the preventative or ameliorating emergency activities, then the property owner shall restore the property to the condition existing prior to the preventative or ameliorating activity by removing the product of such activity unless the owner obtains a City coastal permit for alternative ocean or bay shore improvements or activities.
86.76.040 Waterfront land – Permitted improvements.
For waterfront land recorded on Miscellaneous Map 121 (Rancho Peninsula), Record of Survey 563, 2372, and Map 2544 (Bay View Estates), Record of Surveys 5191, 6014 and 6958, retaining walls, revetments, riprap, sea walls and similar development shall be permitted, with a coastal permit, subject to all other standards of this chapter, with the provision that such improvements may be situated in a manner so that the improvements’ bayward faces may connect in a straight line the bayward faces of similar improvements on adjoining property.
City of Coronado Page 398
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.78
TRANSIENT OCCUPANCY
Sections:
86.78.010 Purpose and intent.
86.78.020 Definition – Transient occupancy.
86.78.030 Definition – Transient rental.
86.78.040 Definition – Transient time-share occupancy.
86.78.050 Definition – Time-share complex.
86.78.060 Transient rental regulations.
86.78.070 Transient time-share occupancy regulations.
86.78.080 Nonconforming time-share complexes.
86.78.010 Purpose and intent.
The purpose and intent of this chapter is to regulate various forms of transient occupancy within the City. (Ord. 1809)
86.78.020 Definition – Transient occupancy.
“Transient occupancy” means the right to use, occupy or possess, or the use, occupancy, or possession of, a dwelling unit or a habitable unit for a period of 25 consecutive calendar days or less. (Ord. 1495)
86.78.030 Definition – Transient rental.
“Transient rental” means the renting, letting, subletting, leasing or subleasing of a dwelling unit or a habitable unit for “transient occupancy.” (Ord. 1495)
86.78.040 Definition – Transient time-share occupancy.
“Transient time-share occupancy” means “transient occupancy” when conveyed with consideration through any arrangement where the use, occupancy, or possession of real property circulates among purchasers of intervals of ownership according to a fixed or floating time schedule on a periodic basis for a specific period of time during any given year, regardless of the name used to describe the method of use, occupancy, or possession. (Ord. 1495)
86.78.050 Definition – Time-share complex.
“Time-share complex” is a building or group of buildings containing one or more habitable units with such dwelling units as may be allowed by this code, whose ownership or right to use facilities are conveyed to multiple individuals for “transient time-share occupancy.”
86.78.060 Transient rental regulations.
A. No dwelling or habitable unit in any Residential Zone (except as specified in subsection B of this section) shall be used as a transient rental.
B. Dwelling or habitable units within R-4 Zone motels, or that constitute lodging houses within the “P” Overlay Zone may be utilized as transient rentals. (Ord. 1788; Ord. 1495)
86.78.070 Transient time-share occupancy regulations.
A. For all zones, no dwelling unit or habitable unit shall be established for, or converted to, transient, time-share occupancy use.
B. For all zones, no person shall make a dwelling unit or habitable unit subject to an arrangement which creates a transient, time-share occupancy right.
86.78.080 Nonconforming time-share complexes.
Nonconforming time-share complexes may be reconstructed so long as neither the number of dwelling units or habitable units for each complex nor the number of bedrooms for each unit is increased, the height of a structure is not increased, existing building profiles are maintained, and the number and size of existing parking spaces is not reduced.
City of Coronado Page 399
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 29
Chapter 86.80
PROHIBITION OF COMMERCIAL
MARIJUANA ACTIVITY USES
Sections:
86.80.010 Legislative findings and statement of
purpose.
86.80.020 Definitions.
86.80.030 Prohibited activities.
86.80.010 Legislative findings and statement of
purpose.
A. On November 8, 2016, the State voters approved
the Adult Use of Marijuana Act, also identified as
Proposition 64 (“Prop 64”). Prop 64 legalized adult
nonmedical use of marijuana and established a State
licensing scheme for nonmedical marijuana facilities
largely patterned on the MCRS Act, and generally:
(1) allows adults 21 years and older to possess up to
one ounce of marijuana and to cultivate up to six
plants for personal use; (2) regulates and taxes the
production, manufacture, and sale of marijuana for
adult use; (3) allows local regulation and taxation of
marijuana; (4) prohibits smoking marijuana in places
where smoking tobacco is prohibited; and (5)
rewrites criminal penalties so as to reduce the most
common marijuana felonies to misdemeanors and
allow prior offenders to petition for reduced charges.
Prop 64, similar to the MCRS Act, allows cities and
counties to prohibit the establishment of nonmedical
facilities and licenses that are provided under Prop
64, providing for minimal personal use exceptions.
B. The City Council finds that the State is not
authorized to issue licenses for commercial marijuana
activities within the city because Business and
Professions Code Section 26055(e) provides that the
State may not issue a state license for any
commercial marijuana activities within a city that
prohibits such activities. (Ord. 2071 § 3, 2017)
86.80.020 Definitions.
For purposes of this chapter, the following definitions shall apply:
A. “Commercial marijuana activity” shall have the
same meaning as CMC 36.20.020(B).
B. “Marijuana” or “cannabis” shall have the same
meaning as CMC 36.20.020(E).
C. “Marijuana dispensary” or “marijuana
dispensaries” shall have the same meaning as CMC
36.20.020(G).
D. “Medical marijuana collective” or “cooperative or
collective” shall have the same meaning as CMC
36.20.020(H). (Ord. 2071 § 3, 2017)
86.80.030 Prohibited activities.
A. It is unlawful for any person or business to engage
in commercial marijuana activities of any type in any
and all zones and in any and all specific plan areas.
No person shall establish, operate, conduct, or allow
a commercial marijuana activity anywhere within the
City.
B. It is unlawful to establish or operate a marijuana
dispensary, medical marijuana collective, or any
other business establishment associated with any type
of commercial marijuana activity within the City.
C. This section is meant to prohibit all commercial or
medical marijuana activities in the City except where
the City is preempted by Federal or State law from
enacting a prohibition on any such activity.
Accordingly, the City shall not issue any permit,
license, or other entitlement for any commercial or
medical marijuana activity for which a State license
is required under any State law, and no person shall
otherwise establish or conduct such activities in the
City, except where the City is preempted by Federal
or State law from enacting a prohibition on any such
activity for which the use permit, variance, building
permit, or any other entitlement, license, or permit is sought. (Ord. 2071 § 3, 2017)
City of Coronado Page 400
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 30
Chapter III
GENERAL PROVISIONS
A. INTRODUCTION
A.1. Purpose
The following administrative regulations
are general and apply to all properties
within the Downtown Coronado Specific
Plan area. These general provisions will
be in addition to the General Provisions
set forth in the Zoning Ordinance
(Chapter 86.02). The provisions of the
City of Coronado Zoning Ordinance
Chapter 86.22 (Central Commercial
Zone), Chapter 86.26 (Limited
Commercial Zone), and Chapter 86.16
(R-4 Multiple Family Residential Zone)
are null and superseded by the
provisions of this Specific Plan.
A.2. Relationship to the City of
Coronado Municipal Code
Development standards and criteria
contained in this Specific Plan will
supplement or replace those of the City
of Coronado's Zoning Ordinance.
Whenever the regulations contained
herein conflict with the provisions of the
Zoning Ordinance, the regulations of the
Specific Plan shall apply unless stated
otherwise in this Specific Plan. Any
development standards or land use
regulations not specifically covered
herein shall be subject to the regulations,
standards, and specifications of the City
of Coronado Municipal Code.
A.3. Definitions
Words, phrases and terms not
specifically defined herein shall have the
same definition as provided in the Zoning
Ordinance.
When used in this Specific Plan, the term
"Director" shall mean the Director of
Community Development or an
appointed representative.
When used in this Specific Plan, the term
"Department" shall mean the Community
Development Department.
When used in this Specific Plan, the term
"Commission" shall mean The City of
Coronado Planning Commission.
A.4. Interpretations
The Director shall have the responsibility
to interpret the provisions of this Specific
Plan. All such interpretations shall be in
written form and shall be permanently
maintained. Any person may request that
such interpretation be reviewed by the
Planning Commission.
A.5. Amendments
The Specific Plan, including the Land
Use Map, may be amended by the same
procedure as it was originally adopted.
Each amendment shall include all
sections or portions of the Specific Plan
that are affected by the change. An
Amendment may be initiated by the City
Council, Planning Commission or private
property owner. Any amendment
requested by a property owner may be
subject to the fee schedule adopted by
the City Council.
A.6. Severability
If any regulation, condition, program or
portion thereof of this Specific Plan is
held invalid or unconstitutional by any
court of the competent jurisdiction, the
portion shall be deemed a separate,
City of Coronado Page 401
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 31
distinct and independent provision and
the invalidity of such provision shall not
affect the validity of the remaining
portions.
A.7. Establishment and
Maintenance of the Land Use
Districts
Per the adoption of the Downtown
Coronado Specific Plan, the following
districts will supersede those set forth in
the Zoning Ordinance. See Figure 111-1
for the Specific Plan's zoning districts.
City of Coronado Page 402
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 32
Figure III-1: Specific Plan Zoning Map
City of Coronado Page 403
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 33
Commercial Zone (C)
The Commercial Zone is comprised of
the districts formerly designated Central
Commercial (C-C) Chapter 86.22 and
Limited Commercial (L-C) Chapter
86.26. This Specific Plan provides
development standards and design
criteria for the Commercial Zone.
R-4 Multiple Family Residential
Zone (R-4)
The R-4 Multiple Family Residential Zone
(formerly Chapter 86.16 in City Municipal
Code) has been incorporated into this
Specific Plan. This Specific Plan provides
development standards and design
criteria for the R-4 Zone.
Civic Use Zone (CU)
The Civic Use Zone will remain as
addressed in the City of Coronado
Zoning Ordinance (Chapter 86.36). Any
development in this zone shall respond to
the Commercial Zone Design Criteria.
Civic Use Overlay Zone
The Civic Use Overlay zone is addressed
in the City of Coronado Zoning
Ordinance (Chapter 86.37). Any
development in this zone shall respond to
the design criteria of the underlying zone.
Open Space Zone (OS)
The Open Space Zone will remain as
addressed in the City of Coronado
Zoning Ordinance (Chapter 86.38). Any
development in this Zone shall respond
to the Commercial Zone Design Criteria.
Housing Element Opportunity
Site (HE) Overlay Zone
The Housing Element Opportunity Site
(HE) Overlay Zone facilitates housing
production on opportunity sites identified
in the General Plan Housing Element. HE
Overlay Zone regulations are found in
Zoning Ordinance Chapter 86.36. The
HE Overlay Zone is divided into two
subzones: HE-1 and HE-2, each with its
own unique regulations.
B. Review of Projects
B.1. Purpose
The review of the development proposals
within the Orange Avenue Corridor
Specific Plan area will be the same as a
project anywhere else in the City. It is not
the intent of this Specific Plan to suggest
a new or modified development review
process from what the City's Community
Development Department currently uses
or what they may use in the future. For
consistency, development proposed
within the Specific Plan Area shall follow
the review and approval process outlined
in the City's Zoning Ordinance, unless
specifically detailed here. Therefore, all
projects within the Specific Plan area are
subject to review and approval in
compliance with the provisions herein
and the Zoning Ordinance.
Within the HE overlay zone, a proposed
multiple family residential development
project with 20 percent or more of units
affordable to lower-income households
on the following sites within the Specific
Plan area shall be reviewed by the City
through a by-right approval process:
• 517 Orange Avenue (APN 5363810500)
• 1224 10th Street (APN 5374521300)
• 1001 C Avenue (APN 5374521400)
• 150 B Avenue (APN 5361022800,
5361022000, 5361023100,
5361023200, 5361023300)
• 700 Orange Avenue (APN 5370822700,
5370822500, 5370821500)
“Lower income households” are defined
in Health and Safety Code Section
50079.5. “By-right approval” means that
the project does not require a special use
permit, planned unit development permit,
City of Coronado Page 404
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 34
or other discretionary City review or
approval. A by-right approval process
may include ministerial design review as
required pursuant to Coronado Municipal
Code Title 80. Any project that proposes
or requires a subdivision map are
required to comply with all State and local
subdivision requirements.
B.2. Reference to Design Criteria
In reviewing projects/improvements
subject to any approval, City Staff shall
refer to the appropriate Design Criteria
in this Specific Plan (or any others that
may be adopted by the City) in order to
provide guidance to applicants seeking
to comply with the requirements of this
Specific Plan. Additionally, the Design
Criteria serve as adopted criteria for the
review of development proposals in
compliance with the provisions of the
Zoning Ordinance.
The Design Criteria are to be used by
property owners, developers, architects,
landscape architects, designers and
others involved in the planning and
design of a project in the Specific Plan
area. The Design Criteria communicate
the City's desired qualities and
characteristics of development and are
intended to pro- mote quality design that
is compatible with Coronado's vision.
The City's Design Review Commission
will use the Design Criteria and Title 80
Design Review Ordinance during project
review of development proposals in the
Specific Plan area. (Ord. 2018 §§ 24,
25, 2010)
C. Nonconforming Uses and
Structures
C.1. Purpose
This Section is enacted to accomplish
the regulation and eventual elimination
of nonconforming uses and structural
non-conformities.
C.2. Regulations
Where at the time of adoption of the
Oange Avenue Corridor Specific Plan, a
lawful use of land or structure exists,
which otherwise would not be permitted
by the regulations established by the
Specific Plan, such use or structure may
be continued indefinitely subject to the
following:
a. Any use which was lawfully
established prior to the adoption of
the Specific Plan and made
nonconforming by such plan shall be
allowed to remain without prejudice
(grandfathered). If such use ceases
to exist and the property remains
vacant for more than one hundred
twenty (120) days, any use proposed
on that property shall now be a
complying use.
b. No nonconforming use shall in any
way be physically expanded except
as provided for in Chapter 86.50 of
the Zoning Ordinance.
c. All other issues of nonconformance
shall be consistent with Chapter
86.50 of the Zoning Ordinance.
D. SPECIAL USE PERMITS
D.1. Purpose
Special Use permits allow for the
necessary imposition of special
conditions on the creation and
maintenance of designated uses that
involve special site or design
requirements, operation characteristics,
or potential adverse effects on
City of Coronado Page 405
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 35
surrounding areas. The following
provisions are applicable for uses within
the Specific Plan area:
a. No Major Special Use Permits will be
required for uses in the Commercial
Zone of the Orange Avenue Corridor
Specific Plan. Commercial Zone uses
will be subject only to the Minor
Special Use Perit granted by the
Planning Commission, and subject to
an appeal to the City Council.
b. All Minor Special Use Permits are
subject to the provisions set forth in
Chapter 86.55 (Special Use Permits)
of the Coronado Zoning Ordinance
City of Coronado Page 406
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 33
Chapter IV
COMMERCIAL ZONE (C)
REGULATIONS
A. PURPOSE
The Commercial Zone provides for
medium intensity-commercial uses that
serve communitywide and visitor needs
in a pedestrian friendly-environment. The
Zone provides for the highest quality
building design._ Allowed use include
commercial retail, business offices,
restaurants and sidewalk cafes,
entertainment microbreweries, business
and personal services, and civic facilities.
Residential uses are allowed where the
Housing Element Opportunity Site (HE)
Overlay Zone is applied to the base
Commercial Zone.
Prohibited uses include vehicle sales
with open onsite storage, drive-thru
restaurants adult entertainment and any
uses detrimental to developing a
pedestrian friendly family-oriented
environment that is appealing to both
residents and visitors.
Regulations in this Zone promote
attractive commercial and civic
structures and well-designed parking,
with human scale and a pedestrianfriendly character, including efficient internal access, ingress and egress, and
amenities such as plazas, courtyards,
and attractive streetscapes. Also see
Chapter VI Commercial Zone Design
Criteria.
B. LAND USE AND PERMIT
REQUIREMENTS
The following section describes those
land uses that are permitted, allowed with
a Minor Special Use Permit, or prohibited
in the Commercial Zone (C). Where a
use is not listed, the City or designee
shall be responsible to make a
determination of use as outlined in
Chapter 86.02.120 of the Zoning
Ordinance. Unless the proposed use is
determined to be similar to a listed use, it
shall be prohibited.
Permitted Uses are uses that are permitted by right within the Commercial Zone (C). Permitted uses shall obtain design
review approval and a business license,
and a certificate of occupancy, prior to
commencement of the use.
Special Uses by Permit are uses that
may be established and maintained as
pro- vided for in the Zoning Ordinance
(Minor SUP only), prior to
commencement of the use or issuance of
a building permit.
Prohibited Uses are uses that are not
per- mitted in the Commercial Zone (C).
C. TABLE OF USES
The following table summarizes those
land uses that are permitted, special use
permitted, or prohibited in the
Commercial Zone (C). Where a use is not
listed, the City or designee shall be
responsible to make a determination of
use as out- lined in Chapter 86.02.120 of
the Zoning Ordinance. This table is
provided for convenience to determine
whether a use is permitted by right or by
special use permit or prohibited. Any use
that is a Formula Business or Formula
Fast Food restaurant shall refer to this
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ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 34
document's Chapter IV, Sections G and
H. Following this table is a
comprehensive list of uses by category.
City of Coronado Page 408
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Use Permitted Minor SUP Prohibited Location
Criteria Comment
Community Services, Education,
Cultural and Religious
Ambulance service X 3
Child care X 4
Churches X 4
Civic facilities X 4
Community service facilities, teen
center, clubs, lodges, halls X 3
Emergency shelters X 3
Court or jail facilities X
Education institution X 4
Government offices X 4
Health care facilities X 4
Includes 24hour medical
facility
Museums X 1
Post Office X 1
Transit center X 4
Eating and Drinking
Establishments
Alcohol service in conjunction with
restaurant X 1
Bakery X 1
Must be less than 5,000
sq. ft.
Coffeehouse/cafe X 1
Delicatessen/sandwich shop X 1
Ice cream/yogurt shop X 1
Night club/bar lounge X 1
Restaurant, drive-thru X
Restaurant, fast food X 1
Restaurant, formula fast food X 5
Restaurant, formula full service X 1
Restaurant, full service X 1
Light Industrial/Repair Services
Assembly, light (small appliances,
bicycles, computer assembly) X 4
Distribution without retail sales X
*
TABLE IV-1 COMMERCIAL ZONE USES
City of Coronado Page 409
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ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 36
Use Permitted Minor SUP Prohibited Location
Criteria Comment
Home improvement center
(includes home furnishings and
repair)
X 1
If less than 5,000 sq. ft.
Manufacturing, light (cabinets,
clothing, instruments,
pharmaceutics, food preparation,
signs) X 3
Laboratory (medical, optical) X 2
Repair (appliances, electronic
equipment, plumbing/electrical
shops) X 1
Storage facilities (indoor storage
for
household items, office files, self
storage, etc.) X
Light Treatment (nontoxic
coating/plating) X
Wholesaling (household goods,
office supplies, electronic
components) X
Welding, Machine and Sheet
Metal shops X
Residential Uses
Mixed-Use Residential X 6
Residential Only (single-use
residential with no commercial
uses on site)
X 6
Personal and Professional Service
Uses
Bank, credit union, financial
institution X 1
Drive- thru access
onto Orange Avenue prohibited
Body Art/Tattoo/Piercing
Salon/Massage parlors/Pawn
Shops
X
Card Rooms X
Check cashing establishments X
Funeral parlors and mortuaries X
*Permitted retail commercial uses listed above that are greater than 5,000 square feet or have a floor area ratio of 1.8 or greater require a Minor Special Use Permit Location Criteria
1 = Location anywhere in Commercial Zone
2 = Location restricted from ground floor anywhere in the Commercial Zone 3 = Location restricted from Orange Avenue in the Commercial Zone 4 = Location restricted from ground floor along Orange Avenue 5 = Location restricted from street corner locations except where the immediate prior use was a Formula Fast Food Restaurant
6 = Within Housing Element Opportunity Site (HE) Overlay Zone only.
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Use Permitted Minor SUP Prohibited Location
Criteria Comment
Handyman and Trade Services X 1
(electrician, plumber,
general contractor and
similar)
Hotel/Motel X 1
Massage establishment X
Except as outlined in
Chapter 86.56 of the
zoning
ordinance
Office, professional X 4 Excludes real estate
Office, real estate X 1
Personal service X 1
(barber, beauty, day spa,
dry cleaning, tailor, pet
grooming, travel
agency, nail shop)
Photocopying service X 1
Prediction of worldly events X
Except as outlined in
Chapter 86.56 of the
zoning
ordinance
Veterinary hospital X 1
Recreation/Entertainment
Adult video/DVD rentals/sales X
Except as outlined in
Chapter 86.56 of the
zoning
ordinance
Sports Facility X
Billiard parlor X 4
Dance, Gymnastic, health, Martial
Arts or similar type facilities X 1
Internet provider, arcade, X 4
Live or movie theatre (no adult
theatres) X 1
Video/DVD rentals/sales X 1
Retail Commercial
Art Galleries and Photo Studio X 1 *
Building Material Sales, indoor X 1 *
Clothing and Shoe Stores X 1 *
* Permitted retail commercial uses listed above that are greater than 5,000 square feet or have a floor area ratio of 1.8 or greater require a Minor Special Use Permit Location Criteria
1 = Location anywhere in Commercial Zone
2 = Location restricted from ground floor anywhere in the Commercial Zone 3 = Location restricted from Orange Avenue in the Commercial Zone 4 = Location restricted from ground floor along Orange Avenue 5 = Location restricted from street corner locations except where the immediate prior use was a Formula Fast Food Restaurant
6 = Within Housing Element Opportunity Site (HE) Overlay Zone only.
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Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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Use Permitted Minor SUP Prohibited Location
Criteria Comment
Convenience stores X 1 *
Drugstore or Pharmacy X 1 *
Flower/Gift Shop X 1 *
Formula Business X 1
See additional
regulations in Chapter IV,
G.
Grocery store X 1 *
Handicraft-type Industry
(sculpture, furniture, stained glass,
etc.)
X 1
*
Hardware store X 1 *
Kennel/Retail sale of cats and
dogs X
*
Liquor store X 1 *
Office supplies/equipment X 1 *
Pet Supply X 1 *
Retail Plant Nursery X 1 *
Retail Stores, general
merchandise X 1
*
Specialty food shops X 1 *
Sporting goods, bike, surf, skate
and similar type sales and rentals X 1
*
Transportation and Utilities
Public Parking Lot/Facility X 1
Cannot front adjacent
sidewalk
Parking structure X 1
Cannot front adjacent
sidewalk
Pedicabs/Horsedrawn carriages X 1
Public Utility/Services {uses and
structures including, but not
limited to reservoirs, tanks,
pumping stations, telephone
exchanges, power and
transformer stations or facilities,
but not including distribution lines)
X 1
Telecommunication Facilities
including antenna towers, mast,
panels, and similar structures
X 2
Transmitters, Radio/Television X 2
Vehicle Related Uses
* Permitted retail commercial uses listed above that are greater than 5,000 square feet or have a floor area ratio of 1.8 or greater require a Minor Special Use Permit Location Criteria
1 = Location anywhere in Commercial Zone
2 = Location restricted from ground floor anywhere in the Commercial Zone 3 = Location restricted from Orange Avenue in the Commercial Zone 4 = Location restricted from ground floor along Orange Avenue 5 = Location restricted from street corner locations except where the immediate prior use was a Formula Fast Food Restaurant
6 = Within Housing Element Opportunity Site (HE) Overlay Zone only.
City of Coronado Page 412
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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Use Permitted Minor SUP Prohibited Location
Criteria Comment
Auto/Motorcycle Sales/Leasing
Showroom X 1
When conducted entirely
indoors without outdoor
storage of vehicles
Auto Rental Lot with onsite
outdoor car storage X
Auto Rental Office X 1
No onsite storage of
rental vehicles
Automobile Parts Sales X 1
Automobile Parts Sales X 1 (With installation)
Automobile Service Station X 1
With or without
convenience store
Car wash, full service or self
service X 3
* Permitted retail commercial uses listed above that are greater than 5,000 square feet or have a floor area ratio of 1.8 or greater require a Minor Special Use Permit Location Criteria
1 = Location anywhere in Commercial Zone
2 = Location restricted from ground floor anywhere in the Commercial Zone 3 = Location restricted from Orange Avenue in the Commercial Zone 4 = Location restricted from ground floor along Orange Avenue 5 = Location restricted from street corner locations except where the immediate prior use was a Formula Fast Food Restaurant
6 = Within Housing Element Opportunity Site (HE) Overlay Zone only.
City of Coronado Page 413
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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D. PERMITTED USES
D.1. Community Services,
Education, Cultural and
Religious
a. Civic Facilities (restricted from
ground floor along Orange Avenue)
b. Education Institution, (restricted from
ground floor along Orange Avenue)
c. Government offices (restricted from
ground floor along Orange Avenue)
d. Museums
e. Post office
f. Transit Center (restricted from
ground floor along Orange Avenue)
g. Emergency shelters (restricted from
Orange Avenue in the C Zone) (Ord.
2040 § 3, 2014)
D.2. Eating and Drinking
Establishments
a. Alcohol service in conjunction with
restaurant
b. Bakery - less than 5,000 square feet
c. Coffeehouse/Cafe
d. Delicatessen/Sandwich Shop
e. Ice Cream/Yogurt Shop
f. Restaurants, fast food without Drivethrus/Non-Formula Franchise (See Section H. Formula Fast Food in this
chapter of the Specific Plan)
g. Restaurant, full service (may include
outdoor dining on public or private
property)
D.3. Light Industrial/Repair Services
a. Assembly, light (small appliances,
bicycles) (restricted from ground floor
along Orange Avenue)
b. Home improvement center (includes
home furnishings and repair less than
5,000 square feet)
c. Laboratory (medical, optical)
d. Repair (appliances, electronic
equipment, plumbing/electrical shop)
D.4. Personal and Professional
Service Uses
a. Bank, Credit Union, and Financial
Institution without drive-thru access
onto Orange Avenue
b. Handyman Services (electrician,
plumber, general contractor and
similar)
c. Office, Professional (when above the
ground floor or not fronting Orange
Avenue)
d. Office, real estate
e. Personal Service (i.e. Barber, beauty,
dry cleaning, and nail shop; tailor
shop, pet grooming, travel agency)
f. Photocopying services
D.5. Recreation/Entertainment
a. Dance, Gymnastic, health, martial
Arts, or similar type of facilities
b. Internet provider, arcade
c. Video/DVD rentals/sales (no adult
rentals/sales)
D.5.5 Residential
a. Mixed-Use Residential in Housing
Element Opportunity Site (HE)
Overlay Zone.
b. Single-use residential (without
commercial uses on the site) in the
HE Overlay Zone.
D.6. Retail Commercial
a. Art Galleries and Photo Studio (less
than 5,000 sq. ft.)
b. Clothing or Shoe Stores (less than
5,000 sq. ft.)
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Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 30
c. Convenience store (less than 5,000
sq. ft.)
d. Drugstore or Pharmacy (less than
5,000 sq. ft.)
e. Flower/Gift Shop (less than 5,000 sq.
ft.)
f. Grocery Store (less than 5,000 sq. ft.)
g. Handicraft-type Industry (furniture,
sculpture, stained glass, etc), (less
than 5,000 sq. ft.)
h. Hardware store (less than 5,000 sq.
ft.)
i. Liquor Store (less than 5,000 sq. ft.)
j. Office Supplies/Equipment (less than
5,000 sq. ft.)
k. Pet Supply (less than 5,000 sq. ft.)
l. Plant Nursery (less than 5,000 sq. ft.)
m. Retail Stores, general merchandise,
(less than 5,000 sq. ft.)
n. Specialty Food Sales (less than
5,000 sq. ft.)
o. Sporting Goods, Bike, Surf, Skate
and similar type Sales and Rent-als
(less than 5,000 sq. ft.)
D.7. Vehicle Related Uses
a. Automobile parts sales
E. SPECIAL USE PERMITS
These uses are allowed in the
Commercial Zone with a Minor Special
Use Permit and Coastal Permit. No Major
Special Use Permits will be required for
Commercial Zone uses. Minor Special
Use Permits and Coastal Permits will be
granted by the Planning Commission,
and subject to an appeal to the City
Council. The Special Use Permit process
is outlined in Chapter 86.55 of the City
Zoning Ordinance. This Chapter also
identifies specific design standards for
automobile car wash, auto sales
facilities, and veterinarian hospital uses.
The Coastal Permit process is out- lined
in Chapter 86.70 of the Zoning
Ordinance.
MINOR SPECIAL USE PERMITS:
E.1. Community Services,
Education, Cultural and
Religious
a. Ambulance Service (restricted from
Orange Avenue in the C Zone)
b. Child Care (restricted from ground
floor along Orange Avenue)
c. Churches (restricted from ground
floor along Orange Avenue)
d. Community service facilities, teen
center, clubs, lodges, halls (restricted
from Orange Ave in the C Zone)
e. Health Care facility including 24 hour
medical facilities (restricted from
ground floor along Orange Avenue)
f. Repealed by Ord. 2040. (Ord. 2040 §
2, 2014; Ord. 2015 § 18, 2010)
E.2. Eating and Drinking
Establishments
a. Night club/Bar lounge
b. Restaurant, Formula Fast Food
(restricted from street corner
locations except where immediate
prior use was of same use)
c. Restaurant Formula, Full Service
E.3. Light Industrial/Repair Services
a. Manufacturing, light (cabinets,
clothing, instruments,
pharmaceutics, food preparation,
signs) (restricted from Orange
Avenue in the C Zone)
E.4. Personal and Professional
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Service Uses
a. Hotels/ Motels
b. Veterinary hospitals
E.5. Recreation/Entertainment
a. Billiard parlor (restricted from ground
floor fronting on Orange Avenue)
b. Sports Facility
c. Live or movie theatre (no adult
theatres)
E.6. Retail Commercial
a. All Commercial uses listed in Section
D. (Permitted Uses} that exceed
5,000 sq. ft. or have a floor area ratio
of 1.8 or greater
b. Formula Retail (see Section G.
Formula Retail in this chapter of the
Specific Plan)
c. Building materials sales, indoor (any
size}
E.7. Transportation
a. Parking Structure, when not fronting
the adjacent sidewalk
b. Pedi-Cabs
c. Public Parking Lot/Facility (can- not
front adjacent sidewalk)
d. Public Utility/Services (uses and
structures including, but not limited to
reservoirs, tanks, pumping stations,
telephone exchanges, power and
trans- former stations or facilities, but
not including distribution lines)
e. Telecommunication Facilities
including antenna towers, mast,
panels, and similar structures
(restricted from ground floor in C
Zone)
f. Transmitters, Radio/Television
(restricted from ground floor in C
Zone)
E.8. Vehicle Related Uses
a. Auto/Motorcycle Sales/Leasing
Showroom
b. Auto Rental Office (without onsite
storage of rental vehicles)
c. Automobile Parts sales (without
installation)
d. Automobile Service Station (with or
without convenience store)
e. Car wash, full or self service
F. Prohibited Uses
F.1. Community Services,
Education, Cultural and
Religious
a. Court or jail facilities
F.2. Eating & Drinking
Establishments
a. Restaurant with drive-thru
F.3. Light Industrial/Repair Service
a. Distribution facilities, without retail
sales
b. Storage facilities (household items,
office files, indoor self serve storage)
c. Light Treatment (nontoxic coating/
plating)
d. Welding, Machine and Sheet Metal
shops
e. Wholesaling (household goods,
office supplies, electronic components)
F.4. Residential
a. All residential uses outside of the
Housing Element Opportunity Site
(HE) Overlay Zone.
F.5. Personal and Professional
Service Uses
a. Body Art/Tattoo/Piercing Salon/
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Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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Massage Parlors/Pawn Shop
b. Card Rooms
c. Check Cashing Establishments
d. Funeral parlors and mortuaries
e. Massage Establishment (except as
outlined in Chapter 86.56 of the
Zoning Ordinance)
f. Prediction of Worldly Events (except
as outlined in Chapter 86.56 of the
Zoning Ordinance)
F.6. Recreation/Entertainment
a. Adult video/DVD rentals/Sales
(except as outlined in Chapter 86.56
of the Zoning Ordinance)
F.7. Retail Commercial
a. Kennel/Retail sale of cats and dogs
F.8. Vehicle Related Uses
a. Auto Rental Lot with onsite out- door
car storage
G. FORMULA BUSINESS
G.1. Purpose
The purpose of the standards in this
Section is to regulate the location and
operation of formula business
establishments in order to maintain the
City’s unique village character, the
diversity and vitality of the community’s
commercial district, and the quality of life
of Coronado residents. It is presumed
that establishment or preserving an
appropriate and balanced mix of local,
regional, and n t1onalbased businesses
and small, medium or large- sized
businesses will more effectively serve to
achieve this purpose as a strategy to
maintain the economic health of the
community's business districts and the
small-scale eclectic ambiance.
G.2. Definition
Formula Business is defined as any type
of commercial business establishment
that uses a trademark, logo, service mark
or other mutually identifying name or
symbol that is shared by fifteen or more
commercial businesses (other than a
“formula fast food restaurant”) and which
maintains any standardized (“formula”)
array of services and/or merchandise, I,
business method, architecture, layout,
uniform, or similar, standardized feature.
G.3. Regulations
a. A Formula Business establishment
may be allowed in. the Commercial
Zone with a Minor Special Use Permit
(Minor SUP);
b. The cumulative expansion of a
Formula Business establishment by
500 or more square feet of floor area
shall require a Minor SUP
amendment or a Minor SUP if the
establishment does not already have
a Minor SUP;
c. A Formula Business establishment
(except for grocery stores, banks,
saving and loans, full ser- vice
restaurants and theaters) shall not
have a street level front- age of
greater than 50 linear feet on any
street;
d. A Formula Business establishment
shall fully comply with all applicable
regulations of his Specific Plan
including Design Review; and
e. Change of ownership of an existing
Formula Business establishment
shall not, by itself, require obtaining a
Minor SUP or Minor SUP
amendment, as applicable.
G.4. Required Findings for Approval
a. The Formula Business establishment
will be compatible with existing
surrounding uses, and has been
City of Coronado Page 417
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 33
designed and will be operated in a
nonobtrusive manner to preserve the
community’s character and
ambiance;
b. Approval of the Formula Busi- ness
establishment will be consistent with
the policies and standards of the
Specific Plan, General Plan and the
Local Coastal Program, and that the
proposed intensity of uses on the site
is appropriate given the uses
permitted on the site and on adjoining
sites by these documents;
c. Approval of the Formula Business
establishment will contribute to an
appropriate balance of local, regional
or national based businesses in the
community;
d. Approval of the Formula Busi- ness
establishment will contribute to an
appropriate balance of small medium
and large-sized businesses in the
community.
H. FORMULA FAST FOOD
H.1. Purpose
The purpose of the standards in this
Section is to regulate the number,
location and operation of formula fast
food restaurants in order to maintain the
City s unique village character, the vitality
_of our commercial districts, and the
quality of life of Coronado residents.
H.2. Definition
Formula Fast Food Restaurant is defined
as any “fast food restaurant” having both
of the following characteristics: (a) uses
trademark, logo, service mark or other
mutually identifying name or symbol that
is shared by fifteen or more restaurants;
and (b) serves a prescribed (“formula_”}
menu that is substantially the same as
fifteen or more restaurants that shares its
trademark, logo, service mark or other
mutually identifying name or symbol.
H.3. Regulations
a. The Formula Fast Food Restaurant
shall fully comply with all applicable
regulations in this Specific Plan and
the City’s Zoning Code.
b. The regulations in this Section shall
be used by the Planning Commission
in reviewing an application or
amendme!1t for a Minor Special Use
Permit (SUP) concerning a Formula
Fast Food Restaurant, and by staff
when reviewing a building permit
application, an application for
occupancy or a Design Review or
Planning Commission application.
c. A Formula Fast Food Restaurant
may only be established on a site
after obtaining a Minor Special Use
Permit from the City for the operation
of that use on said site. Similarly, a
Formula Fast Food Restaurant may
only relocate or physically expand in
a manner to increase its seating
capacity after obtaining a Minor
Special Use Permit or Minor SUP
amendment as applicable.
d. Change of ownership shall not, by
itself, require obtaining a Minor
Special Use Permit or Minor SUP
amendment as applicable.
H.4. Establishment or Relocation
A Formula Fast Food Restaurant may
only be established or relocated:
a. On a site that is not located on a
street corner; except such a
restaurant may be located on a street
corner where the immediate prior use
was a Formula Fast Food
Restaurant;
b. Where it would not result in two or
more Formula Fast Food
Restaurants operating on that site
(i.e., two or more Formula Fast Food
City of Coronado Page 418
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Restaurant business entities
requiring separate business licenses,
or displaying in a manner visible from
public property separate business
trade- marks, logos, service marks or
other mutually identifying names or
symbols, for the daily or weekly
conducting of business on the same
site};
c. When it would not result in Formula
Fast Food Restaurants operating at
more than 10 sites under the
jurisdiction of this Ordinance; and
d. So long as the Planning Commission
finds that establishing or relocating
the Formula Fast Food Restaurant
will not increase the intensity of use
on the site to a level that will
adversely impact:
i. Land uses in the area;
ii. Pedestrian or motor vehicle
traffic; or
iii. The public welfare.
H.5. Physical Expansion
An existing Formula Fast Food
Restaurant may only be physically
expanded in a manner to increase
seating capacity:
a. Onto a site other than a corner;
b. Where it would not result in two or
more Formula Fast Food
Restaurants operating on that site
(i.e., two or more Formula Fast Food
Restaurant business entities
requiring separate business licenses,
or displaying in a manner visible from
public property separate business
trade- marks, logos, service marks or
other mutually identifying names or
symbols, for the daily or weekly
conducting of business on the same
site); and
c. So long as the Planning Commission
finds that physically expanding the
Formula Fast Food Restaurant will
not increase the intensity of use on
the site to a level that will adversely
impact:
iv. Land uses in the area;
v. Pedestrian or motor vehicle
traffic; or
vi. The public welfare.
H.6. Trash
The Formula Fast Food Restaurant will
operate in accordance with a “Trash
Disposal Plan,” approved by the Planning
Commission. The Plan shall address
litter control, trash collection, onsite
storage, and pickup on a regular basis.
The Plan shall include proof of a contract
with the City disposal contractor, and
specify that such a contract shall be
maintained as a requirement for the
issuance and retention of the Minor
Special Use Permit.
H.7. Design Review
Establishment or exterior alteration of a
Formula Fast Food Restaurant is subject
to the Design Review Ordinance.
I. DEVELOPMENT
STANDARDS
I.1. General Development
Standards
This section establishes other general
requirements, site development
standards and land use regulations that
apply to all projects in the Commercial
Zone I. Any standards not specifically
covered by this Specific Plan are subject
to the regulations of the Zoning
Ordinance. See Chapters 86.04, 86.56,
and 86.58.
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Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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Projects in the Housing Element
Opportunity Site (HE) Overlay Zone shall
comply with the standards in this section
except as modified by Chapter 86.34
(Housing Element Opportunity Site
Overlay Zone) of the Coronado Zoning
Ordinance. In cases of conflict between
this section and Chapter 86.34, Chapter
86.34 governs.
Table IV2: General
Development Standards
Minimum Building Site
Area
3,500 square feet
Minimum Building Site
Width
25 feet
Maximum Building
Height
32 feet/2 stories
Minimum Yard
Setbacks
Front yard No minimum
Side yard No minimum
Rear yard No minimum
Parking Requirements See Section J. Off
Street Parking in this
Chapter of the Specific
Plan.
Landscaping
Requirements
See Section K.
Landscaping in this
Chapter of the Specific
Plan.
I.2. Emergency Shelters
Development Standards
An emergency shelter shall be subject to
the applicable zoning regulations of this
title, as follows:
a. Minimum off-street parking of 1
space per 500 square feet of
employee office space.
b. All waiting and intake areas shall be
located completely within the
building.
c. The emergency shelter shall provide
onsite management during all hours
of operation.
d. Exterior lighting and security shall be
provided during hours that the
emergency shelter is in operation to
ensure that the use will not be
detrimental to the health, safety, or
general welfare of persons residing
or working in the vicinity. (Ord. 2040
§ 5,2014)
J. OFFSTREET PARKING
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.
Parking spaces required for residential
uses in the HE overlay zone shall be
provided in accordance with Section
86.58.030 of the Zoning Ordinance. 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
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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 eating establishment) 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 onsite 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 providing
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.
K. LANDSCAPING
K.1. Regulations
a. A minimum of five percent of the total
site area of new developments shall
be landscaped. Required parking
spaces shall not be considered as a
portion of the required landscaping.
b. When new construction occurs
resulting in the addition of over 500
square feet of floor area, or when
property is improved or renovated
with a building permit valuation for
the improvement or renovation of
50,000 dollars or more, the
developer, property owner or tenant
of said site shall plant one or more
street trees in the public right-of-way
a adjacent to said property, if space
is avail- able. All shade trees shall
have a minimum 4inch diameter trunk
(measured 4 feet 6 inches above the
root crown) and palm trees shall have
a ,minimum 6 foot brown trunk. The
specific number of trees, species,
location, irrigation system, and
planting methods shall be at the
direction of the City of Coronado in
accordance with City specifications
and the City’s approved street tree
list. Irrigation of said tree(s) shall be
the responsibility of the adjoining
property owner.
c. When an approved City Streetscape
Enhancement Plan is being
implemented by the City, there shall
be no requirement for street trees.
d. See Section 86.56.800 for additional
landscape standards and Section
86.58 of the Zoning Ordinance for
landscape requirements pertaining to
off-street parking areas.
L. DESIGN STANDARDS
L.1. General Design Standards
This section establishes general design
requirements that shall apply to all
projects in the Commercial Zone I. Any
standards not specifically covered by this
Specific Plan are subject to the
regulations of the City of Coronado
Zoning Ordinance. All projects will be
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Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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subject to Title 80 Design Review
Ordinance.
Table IV3: General Design Standards
Maximum Bay Width 50 feet (smaller bays are
encouraged)
Parking Structure
Ground Floor
On Orange Avenue, any
parking structure shall
employ an active use on
the ground floor. In no
case shall parking spaces
front any street or
sidewalk
Maximum Front Yard
Setback
15 feet and area shall be
hardscaped plaza
Maximum Bulkhead
Height
24 inches
Maximum Solid to Open
Ratio Ground Floor
facing Orange Avenue
30% solid wall
70% windows and
openings
(Ord. 2018 §§ 26, 27, 2010)
M. SIGN REGULATIONS
Signs in the Orange Avenue Corridor
Specific Plan area, including temporary
signs, shall be erected, constructed,
altered, and maintained in accordance
with Chapter 86.60 of the Zoning
Ordinance except as contained herein.
The purpose of the sign regulations in
this subsection is to provide the means
for adequate identification of buildings
and businesses by regulating and
control- ling the design, size, and location
of all signs within the Commercial Zone I.
These regulations do not apply to service
stations, commercial signs for theaters
and auditoriums, or to any other zoning
district.
The intent of these regulations is to
establish specific standards for all
exterior signage that will ensure
continuity, consistency, and harmony
with the pedestrian quality of Orange
Avenue.
M.1. Compliance Required
No person shall erect, re-erect, construct,
enlarge, alter, move, improve, remove,
convert, or equip any sign or sign
structure or cause or permit the same to
be done contrary to or in violation of any
of the provisions of these sign
regulations.
M.2. Uncertainty of Sign Regulations
If a situation arises that is not covered by
these sign regulations or if there is
ambiguity as to the e regulation or the
type of permit required, the zoning
administrator shall provide written
interpretation after consulting the Zoning
Ordinance.
M.3. General Sign Standards
a. In the C Zone, the maximum
allowable sign area for commercial
uses is 1 square foot per each lineal
foot of the use’s street frontage. Sign
area permitted may not exceed
eighty (80) square feet on one side of
a building for a single use. A-frame or
portable signs are not included in this
total.
b. No flags or pennants of any type may
be utilized to draw attention to any
use or structure on a permanent
basis. Colored flags/banners which
contain writing, insignias, or logos,
may be displayed 2 times per year for
periods not to exceed 30 days. This
does not preclude the dis- play of
national, state, or local government
flags or other flags, pennants, or
banners that are part of an authorized
and organized City, Coronado
MainStreet Ltd, or Chamber of
Commerce sponsored effort.
c. The area of a wall sign or logo with
individual letters shall be measured
by a rectangle around the outside of
the lettering and/or the pictorial
symbol.
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d. Design Review Commission approval
is required prior to the placing,
erecting, moving, or reconstructing of
any sign within the C Zone unless
expressly exempted.
M.4. Prohibited Signs in C Zone
• Bench Signs
• Freestanding pole signs
• Roof signs
• Animated signs, including
changing or blinking time and
temperature displays
• Rotating, moving, emitting, or
flashing signs
• Balloon signs
• Balloons
• Internally illuminated channel
letter signs, (reverse channel
letter signs are permitted.)
• Internally illuminated can signs
with translucent copy and field.
(Can signs with opaque “field” are
permitted.)
• Paper, cloth, or plastic streamers
or bunting except seasonal
holiday decorations
• Formed plastic or injection
molded signs
• Traffic sign replicas
• Vehicle signs
• Any sign not expressly
“Permitted” in this Specific Plan.
M.5. Sign Standards for Permitted
Signs
a. Wall-Mounted Signs
To be located not higher than the
lowest of the following:
• 25 feet above grade
• Bottom of the sill line of the
second floor window
b. Monument Signs
In the C Zone, a maximum of one
double-faced sign per street frontage
is permitted if said street frontage is
over 100 feet. Height of sign shall not
exceed 6 feet above grade. Width
shall not exceed 4 feet. Each tenant
placard shall not exceed 12” high.
Sign may only be indirectly
illuminated. Internal illumination is
prohibited.
c. Permanent Window Signs
On ground floor level, coverage shall
not exceed 25 percent of the total
window and door area visible from the
exterior of the building; on second
level, coverage shall not exceed 25
percent per window.
d. Awning Signs
On ground floor level, 20 percent
maximum coverage is allowed for
signage on the total exterior surface
area of each awning. On second
level, coverage shall not exceed 10
percent of the total exterior surface
area of each awning. Internal
illumination prohibited.
e. Projecting Signs
One per business allowed; maximum size may not exceed 6 square feet and shall not extend more than 3
feet from the wall surface. No internal
illumination allowed. Projecting signs
shall only be attached to buildings,
not to poles or other signs. Projecting
signs may encroach into the public
right-of-way a maximum of 3 feet
subject to the approval of the
Director. Theater marquees are
exempt from this requirement.
f. Under Canopy Signs
One nonilluminated per business
allowed under a canopy, roof,
covered walkway, or porch;
maximum size of 4 square feet per
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Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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door entrance; minimum of 7’ vertical
clearance shall be required from
walking grade to the bottom of the
sign.
g. A-frame/Sandwich Board Sign
One A-frame or sandwich board sign
allowed per business, and shall be
located on private property. The
maximum allowable size of the sign
and supporting structure shall not
exceed 4811 height, 30” width, and
3611 depth. The maximum sign area
shall not exceed 10 square feet. This
total is not included in the overall total
allowable signage requirement per
business. No illumination is allowed.
The sign shall only be present during
regular business hours.
h. Temporary Signs
Temporary signs shall abide by the
provisions of Chapter 86.60 of the
City’s Zoning Ordinance regulating
temporary signs. Hand lettered,
paper signs, or notices over 1 square
foot are prohibited.
i. Menu Boards
One menu board, up to 2 square feet
in area, is allowed for each restaurant
or other eating establishment. Menu
boards may contain only the name of
the establishment and the food
available inside. The menu board
must be located on a wall adjacent to
the main customer entrance, and
must be constructed of high-quality
permanent materials that are well
maintained.
j. Multitenant Project Signs
Any project that proposes to provide
space for more than one tenant shall
indicate the size and approximate
location of all signs to be erected on
the property at the time of initial
application. Signs shall be shown on
elevation drawings with accurate
dimensions provided. The Zoning
Administrator may also require the
following information:
• •Method of illumination
• Sign materials and colors
• Method of attachment
k. Exceptions
The Zoning Administrator may waive
or modify any of the provisions of this
subsection if the sign has significant
historic or graphic character that
adds to the Zone’s ambiance.
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Chapter V
R-4 MULTIPLEFAMILY
RESIDENTIAL ZONE
A. PURPOSE AND INTENT
The purpose and intent of this Chapter is
to provide regulations that provide for
high quality, multiple family dwelling unit
structures in an intensely developed
residential environment with a minimum
gross lot size of one thousand ninety
(1,090) square feet per dwelling nit or a
minimum three thousand and five
hundred (3,500) square foot lot or
building site. The density Is forty (40)
dwelling units per acre.
Projects in the Housing Element
Opportunity Site (HE) Overlay Zone shall
comply with the standards in this Chapter
except as modified by Chapter 86.34
(Housing Element Opportunity Site
Overlay Zone) of the Coronado Zoning
Ordinance. In cases of conflict between
this section and Chapter 86.34, Chapter
86.34 governs.
B. LAND USES
B.1. Permitted and Accessory Uses
The following principal uses shall be
allowed in the R-4 zone:
a. Multiple dwelling structures on a
minimum three thousand five
hundred (3,500) square foot lot or
building site; (Ord. 1559)
b. Single family dwelling buildings or
duplexes of a permanent character,
permanently located on a minimum
three thousand, five hundred (3,500)
square foot lot or building site; (Ord.
1559, 1765, 1756)
c. Emergency Shelters, as defined in
Coronado Municipal Code Chapter
86.04, subject to standards in Section
IV.I.2 of this Specific Plan
d. Uses permitted with a Minor or Major
Special Use Permit per Chapter
86.55.170; (Ord. 1910)
e. The following accessory uses are
allowed in conjunction with the uses
specified in subsection a above:
1. Incidental home occupations
subject to the provisions of
Chapter 20.08; (Ord. 2022)
2. Accessory buildings subject to
the provisions of Chapter 86.56;
f. Small and Large residential care
facility, supportive housing, and
transitional housing;
g. Repealed by Ord. 2040. (Ord. 2040
§§ 12, 13, 2014; Ord. 2015 § 10,
2010)
B.2. Height Regulations
a. Multiple family dwellings or
nonresidential main buildings shall
not contain more than three stories
and shall comply with the following:
(Ord. 1981)
1. Main buildings with a flat roof
(inclusive of parapets and false
mansards), or sloped roof of
less than 2:12 shall not exceed
a maximum of 33’ in height;
(Ord. 1981)
2. Main buildings with a sloped
roof of 2:12 and 9reater shall
not exceed a maximum 35’ in
height; (Ord. 1981)
b. Single-family dwellings or duplexes.
Main buildings shall not contain more
than two stories and shall comply
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with the following: (Ord. 1981)
1. Main buildings with a flat, false
mansard, or sloped roof with a
pitch of less than 3:12 shall not
exceed a maximum of 22 feet in
height except for parapet walls
which shall not exceed 25 feet in
height;
2. Main buildings with a sloped roof
of 3:12 and greater but less than
6:12 shall not exceed a maximum
of 27 feet, six inches in height;
3. Main buildings with a sloped roof
of 6:12 or greater shall not
exceed a maximum of 30 feet in
height. That portion of the roof
exceeding 27 feet, six inches
shall be limited to a maximum of
15 percent of the entire building
roof plan area.
c. Accessory buildings shall not contain
more than one story and shall comply
with the following: (Ord. 1981)
1. Accessory buildings with a flat,
false mansard, or sloped roof
with a pitch of less than 3:12
shall not exceed a maximum of
11 feet in height except for
parapet walls which shall not
exceed 14 feet in height;
2. Accessory buildings with a
sloped roof of 3:12 and greater
but less than 6:12 shall not
exceed a maximum of 14 feet,
four inches in height;
3. Accessory buildings with a
sloped roof of 6:12 or greater
shall not exceed a maximum of
15 feet, seven inches in height.
That portion of the roof
exceeding 14 feet, four inches
shall be limited to a maximum
of 15 percent of the entire
buildings roof plan area.
B.3. Front Yard Required
There shall be a front yard of not less
than twenty-five feet. (Ord. 1981)
B.4. Rear Yard Required
A. For multiple family dwellings or
nonresidential buildings, there shall
be a rear yard setback of not less than
five feet for the first story of the
building; not less than ten feet for the
second story of the building; and not
less than fifteen feet for the third story
of the building. (Ord. 1981)
B. For single family and duplex
development, there shall be a rear
yard of not less than ten percent of
the depth of the lot, provided,
however, such rear yard setback
need not exceed ten feet. There shall
be a minimum setback of five feet
from any rear property line for
accessory buildings and for covered
parking that is attached to the main
building. That portion of the covered
parking which is in the required rear
yard and is attached to the main
building, shall comply with the
allowable height for accessory
buildings. (Ord. 1981)
B.5. Side Yard Required
The minimum side yards shall be
required as set forth in Sections B.6 and
B.7 of the Zoning Ordinance.
B.6. Interior or Corner Lots
a. There shall be a side yard of not less
than ten percent of the width of the
lot, provided, however, that such side
yard shall not be less than three feet
and need not exceed five feet in
width. (Ord. 1817)
b. Where a single-family dwelling
building or duplex development is
proposed for two or more lots having
contiguous interior lot lines, one side
yard of each lot may be reduced to a
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zero setback upon site plan approval.
The remaining side yard shall not be
less than twenty percent of the width
of the lot, provided, however, that
such side yard shall not be less than
six feet and need not exceed ten feet
in width. All side street lot lines and
interior lot lines adjoining property not
part of the development shall not be
permitted to have such a reduced
side yard. (Ord. 1559)
B.7. Reversed Corner Lots
a. There shall be a side yard on the side
street lot line of a reversed corner lot
of not less than fifty percent of the
front yards required by this title on the
first five building sites on the block
face that are adjoining or adja-cent to
the rear lot line of the reversed corner
lot. The remaining side yard and the
rear yard shall not be less than ten
percent of the width or depth of the
lot, respectively, provided, however,
that such side yard width or rear yard
depth shall not be less than three feet
and need not exceed five feet. The
front yard shall be as provided in
Section B.3.
b. Where a single-family dwelling
building or duplex development is
proposed for two or more lots having
contiguous interior lot lines, the
reduced side yards as provided for
under Section B.6 shall apply only to
the interior lot line of a reversed
corner lot. The side yard on the side
street lot line shall be increased by
the width of the setback required for
the interior lot line prior to reduction.
c. Reversed corner lots having one side
lot line on a street and the remaining
side lot line on a street or alley shall
maintain a setback on the side street
lot line of not less than ten percent of
the width of the lot and no less than
twenty-five feet. Section 86.56.630
(Exceptions, Average Front Yard
Setback Rule) may be applied to the
setback on the side street lot line. The
remaining side yard and the rear and
front yards, shall be not less than ten
percent of the width (for the side yard)
or depth (for the front and rear yards)
of the lot respectively, provided,
however, that such side yard width or
front, or rear yard depth shall be not
less than three feet and need not
exceed five feet. (Ord. 1675)
B.8. Lot Area per Family
Each multiple dwelling structure
hereafter erected or structurally altered
shall have a minimum total gross lot area
of one thousand ninety square feet per
dwelling unit on a minimum three
thousand five hundred square foot lot or
building site. (Ord. 1559)
B.8.5 Minimum Density
For a project that creates one or more
new dwelling units on a development
site, the minimum density is 16 dwelling
units per acre.
B.9. Maximum Structural Coverage
Allowed
a. The total structural coverage of
multiple dwelling or nonresidential
development shall not exceed sixty
percent of gross lot area. (Ord. 1981)
b. The total structural coverage of single
family dwelling building or duplex
development shall not exceed fifty
(50) percent of gross lot area. (Ord.
1756)
B.10. Off-Street Parking Required
Off-street parking standards shall be met
in accordance with Chapter 86.58.
B.11. Design Review Required
Design review is required in conformance
with this Code. Predesign meetings are
recommended with a Design Review
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Commission subcommittee prior to
formal Design Review submittal. (Ord.
1981)
B.12. Development Landscaping
Required
a. A minimum of twenty-five percent of
the total site area of new residential
developments and fifteen percent of
the total site of new nonresidential
developments shall be landscaped.
Required parking spaces shall not be
considered as a portion of the
required landscaping. (Ord 1870)
b. When new construction or additions
over 500 square feet in size are
constructed, the property owner shall
plant a street tree in the public
rightofway adjacent to said property,
if space is available. All shade trees
shall have a minimum 2inch diameter
trunk (measured 4 feet 6 inches
above the root crown) and palm trees
shall have a minimum 6 foot brown
trunk. The tree species and planting
shall be at the direction of the City of
Coronado in accordance with City
specifications and the City's
approved street tree list. Irrigation of
said tree shall be the responsibility of
the adjoining property owner. (Ord.
1586, 1834).
c. See Section 86.56.800 for additional
landscape standards and Chapter
86.56 of the Zoning Ordinance for
landscape requirements pertaining to
off-street parking areas.
B.13. Floor Area Ratio
a. All multiple dwelling or nonresidential
development shall not exceed a Floor
Area Ratio of 1.60 (160%).
b. Single-family or duplex development
shall not exceed a floor area ratio
(FAR) of .54 (54%) except that the
FAR may be cumulatively increased
up to a maximum of .75 (75%) if the
development is designed:
1. With a different front elevation
compared to all other
development on both the
subject block face and the
block face immediately across
the street from the front of the
subject property if new
construction, replacement, or
50% or more reconstructed or
restored; and
2. In accordance with the
following Allowable FAR Table
when one or more of the
ADDITIONAL FEATURES
listed below are incorporated
into the project:
Table V1: Allowable Floor Area Ratio
No. of Additional Features Allowable FAR (%)
1 55
2 56
3 57
4 58
5 60
6 62
7 64
8 66
9 68
10 70
11 72
12 75
ADDITIONAL FEATURES:
1. A shade tree with no less than a 4-
inch diameter trunk (measured 4
feet 6 inches above the root
crown) planted in the required
front yard and an automatic
irrigation system, consistent with
water conservation laws, for all
landscaping in the front yard,
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including the adjoining public
property.
2. Plans drawn and signed by a
California licensed building
designer or architect.
3. An addition designed to be
compatible to, and to retain, the
architectural style of the original
dwelling.
4. All roofs which have a slope of
2:12 or greater with eaves of at
least 12 inches for the entire roof
perimeter.
5. A variation of roof lines visible
from all adjoining street rights-ofway.
6. A dwelling and garage with all
facades being of a different color,
style, and texture, and all visible
roofs being of a different color, as
compared to the dwellings and
garages of the adjoining next door
neighbors.
7. A roof with a pitch of 6:12 or
greater for at least 50% of the
length of the roof.
8. Preservation, restoration, or
replication of historical or
architectural elements and design
of the original dwelling if an
addition to a dwelling designated
historic by the City of Coronado,
State of California, or the Federal
Government.
9. A raised, covered, and
unenclosed front porch which
projects out at least 6 feet from the
dwelling and has a width of at
least 70% of the width of the
dwelling. The front and side walls
of said porch shall be open except
for required guard rails.
10.All windows along both side
facades offset at least 12 inches
(edge to edge) from windows of
immediately adjoining dwellings.
Windows with a sill height of 66
inches or more above the floor are
not required to be offset.
11.A front second story facade
setback a minimum of 8 feet from
the dominant first story facade.
12.A 25-foot required front yard
setback where the average front
yard setback of the block face is
23 feet or less.
13.A front yard setback which is at
least 20% greater than the
minimum required front yard
setback for 40% or more of the
front facade width. Porches,
architectural features, and other
permitted projections shall be
allowed to project the standard
distance from the normal required
front yard setback line.
14.A maximum structural coverage of
45% with normal exceptions
permitted.
15.Approval from the Environmental
Design Review Commission.
16.A garage with the vehicle entry
door turned 90 degrees or more
from the street. This shall only be
permitted for required off-street
parking in fully enclosed garages
and on lots which do not have
alley access.
17.A courtyard along the side facade,
open to the sideyard, of at least 15
feet in width (parallel to the side
property line), and a minimum
depth of 30% of the lot width from
the normal setback line. Said
courtyard shall be open to the sky,
except for architectural features
City of Coronado Page 429
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 54
which may project into the
courtyard up to a maximum of
10% of the lot width. Said
courtyard shall not be open to the
front or rear yards.
18.One side yard setback above the
first story which is at least 33%
greater than the minimum
required side yard setback.
19.One side yard setback at the first
story which is at least 33% greater
than the minimum required side
yard setback when item number
18 is implemented at the second
story on the same side.
20.An increased side yard setback
above 15 feet in height which
slopes away from the vertical
plane by at least 45 degrees for a
minimum of 50% of the side
facade length, continuous from
the front facade. Dormers shall be
permitted to encroach into the 45
degree setback, provided that
they shall be setback a minimum
of 5 feet from the property line,
shall not exceed a total width of
25% of the length of the roof
abutting the side yard, that each
dormer shall not exceed a width of
8 feet, and that there shall be a
minimum of 4 feet between each
dormer.
21.A second increased side yard
setback in accordance with item
no. 20 for the entire length of the
second or opposite side yard.
22.Two or more attached dwellings
and covered parking constructed
with a zero side yard setback on
two or more lots having
contiguous interior lot lines. The
remaining side yards shall not be
less than twenty percent of the
width of the lot, provided,
however, that such side yard shall
not be less than six feet and need
not exceed ten feet in width. All
side street lot lines and interior lot
lines adjoining property not part of
the development, shall not be
permitted to have such a reduced
side yard. (Ord. 1649, 1756, 1865)
B.14. Facade Treatment
a. For single family and duplex
development, the side facades of all
stories of main buildings and carriage
houses shall incorporate design
components to provide relief and
visual and architectural interest and
variety. Such components may
consist of facade plane offsets,
vertical and/or horizontal articulation
of the facade, architectural
projections, recessed
windows, varied texture and
materials, and similar design
features. Long uninterrupted exterior
walls shall be avoided. The facade
treatment shall not encroach into the
required side yards except as
permitted else where in the Municipal
Code. (Ord. 1981)
b. For multiple family and nonresidential
development, the front and side
facades of main buildings shall
incorporate design components to
assure visual interest and relief. Such
components may consist of
architectural projections, balconies,
facade plane offsets and similar
design features. (Ord. 1981)
c. For multiple family and nonresidential
development, facade plane offsets
are permitted to extend to the ground,
contain floor area and extend or
project into a required side yard
setback for a distance of not more
than one-third of the required side
yard setback width subject to the
following: (Ord. 1981)
City of Coronado Page 430
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 55
1. No single facade plane offset
shall exceed a maximum of 20'
in length.
2. That building volume
encroaching into the required
setback shall be reduced by
25% in a reciprocal fashion
behind the setback line on the
same side of the building.
3. The cumulative total linear
distance of facade plane
offsets and architectural
projections into required side
yards, measured at their
widest point, along a given
side facade shall not exceed
28 feet.
B.15. Additional Development
Standards
See Chapter 86.04, Chapter 86.56 and
Chapter 86.58 of the Municipal Code for
additional standards.
City of Coronado Page 431
56 APPENDIX 1
GLOSSARY OF TERMS
❖ Alterations: Interior or exterior changes to a building that do not result in additional floor area. ❖ Appurtenances: An incidental right attached to a principal property right and passing in possession with it, or an accessory object.
❖ Automobile Repair Facility: An establishment used primarily for the repair and maintenance of automobiles, motorcycles, or light trucks, including but not limited to body, fender, muffler or upholstery work, oil change and lubrication, tire service and sales, or the installation of radios, car alarms, or stereo equipment.
❖ Automotive Parts and Accessory Store: Establishments primarily engaged in retailing new, used, and/or rebuilt automotive parts and accessories or establishments primarily engaged in retailing and installing automotive accessories.
❖ Awnings: Coverings of sidewalks projecting from above first floor doors and windows of buildings. Foldable fabric awnings are preferred. Colors should lie in the range of hues described in the Design Criteria. Individual awnings over upper floor windows are also encouraged.
❖ Bay Width: he linear str et front width of a window or series of windows forming a storefront bay.
❖ Bulkhead: The space located between the pavement/sidewalk and the bottom of a traditional storefront.
❖ Cabinet or Can Sign: A cabinet or can sign has a plastic (or other type of translucent) face(s) that are internally illuminated by fluorescent lamps. The faces are retained to a metal frame, usually extruded aluminum. These are shaped like a box to enclose the illumination so that It shines through the translucent portions of the signs copy panel(s). Logo boxes are not considered cabinet signs.
❖ Channel Letter Signs: Individual sign letters that are three-dimensional, hollow, typically internally illuminated and used as wall signs on the corresponding business. The back of a standard channel letter Is aluminum. The letter face is a colored plexiglass to diffuse the glow of the neon tubes beneath. A Reverse Channel letter sign has an aluminum face with a back made of clear lexan. The letter is typically mounted 11f2" to 2" off the mounting surface, which allows the neon within to cast a soft outline glow on the wall behind it. This is ideal for situations where a softer, more subdued lighting effect is desired. ❖ Coffeehouse: A retail food establishment whose primary business is the sale of coffee, or other beverages (nonalcoholic). Food service, such as the sale of baked or deli goods, is secondary.
❖ Continuity: Continuity of the general street facade implies that the context of Coronado's streetscape (see below) should be preserved without the addition of inappropriate configurations. Continuity of the community's qualities of historical buildings and natural Environment implies that these qualities should be respected and used as design. inspiration sources, not for slavish imitation.
❖ Convenience Store: An establishment primarily engaged in retailing a limited line of goods City of Coronado that generally include milk, bread, soda, and snacks. Page 432 57 ❖ Corner "Cutoffs": A 45-degree angle bisecting a right angle of a building. ❖ Cornice: Projecting molding along the top, or roofline, of a building. ❖ Downtown Commercial Area: Generally the Orange Avenue Corridor from Adella Avenue to Eighth Avenue.
❖ Edge Condition: A distinct transition between the end of one area and the beginning of another.
❖ Entertainment Uses: Cinemas, live (nonadult) theatres, video rentals, etc. ❖ Facade: The major viewable side of the building facing the street; its principal elevation, the one seen and experienced by most people.
❖ Fenestration: Specifically, the placing and pattern of the windows in a building. Generally, the placing and pattern of all openings in a building. Discussed under "Windows, Doors and Entrances."
❖ Formed or Injection Molded Si ns: These signs are typically made o f a cotton-based plastic and are non illuminated, three-dimensional letters used as a wall sign. ❖ Formula Fast Food Restaurant: Any "Fast food restaurant" having both of the following characteristics: (a) uses trademark, logo, service mark or other mutually identifying name or symbol that is shared by fifteen or more restaurants; and (b) serves a prescribed ("formula") menu that is substantially the same as fifteen or more restaurants that shares its trademark, logo, service mark or other mutually identifying name or symbol. ❖ Formula Business: Any type of commercial business establishment that uses a trademark, logo, service mark or other mutually identifying name or symbol that is shared by fifteen or more commercial businesses (other than a "formula fast food restaurant") and which maintains any standardized ("formula") array of services and/or merchandise, decor, business method, architecture, layout, uniform, or similar, standardized feature. ❖ Hardscape: Pertains to street furnishings and pedestrian amenities as well as other paving treatment that make up the street scene.
❖ Hardware Store: An establishment primarily engaged in retailing a general line of new hardware items, such as tools and builders' hardware.
❖ Health Care Facility: Medical facilities including medical practitioner offices, freestanding surgery, optometry, dental/orthodontic, chiropractic, and other medical clinics. ❖ Home Improvement Center: An establishment primarily engaged in retailing a general line of new home repair and improvement materials and supplies, such as lumber, plumbing goods, electrical goods, tools, housewares, hardware, and lawn and garden supplies, with no one merchandise line predominating.
❖ Injected Molded Signs: Any sign constructed of plastic or fiberglass produced by a mold process.
❖ Internet Cafe: A business with a series of computer terminals with Internet or game access that sells use time in increments to the public.
❖ Light Assembly: A facility whose primary use is assembling items which do not create any danger to health and safety in surrounding areas, which do not create offensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of product or merchandise handled, does not create large volumes of truck traffic.
❖ Lighting, Nighttime: Evening illumination of downtown buildings and areas, both public and private. Private evening lighting should follow the tone and precepts of the Criteria for an environment that is cordial, welcoming, and even quietly exciting, but not chaotic or raucous. City of Coronado Page 433 58 ❖ Mansard Roof: A mansard roof in contemporary commercial architecture is actually not a roof at all. A mansard is typically a single sloped structure "tacked on" to the edge of a flat roof to give the appearance of a traditional roof or to hide the flat roof and provide additional space for signs.
❖ Masonry: Brickwork.
❖ Massing: (See Configurations.) The bulk and three-dimensional space occupied by buildings and their neighbors.
❖ Microbrewery: Any use where the square footage for brewing operations is equal to or greater than forty percent of the total business square footage. ❖ Minor Repairs (Light Assembly): Bicycle assembly, simple auto repair and services, cabinet making, etc.
❖ Mixed Use Development: The development of a site in an integrated, compatible and comprehensively planned manner with two or more different land uses, only one of which would normally not be permitted in the underlying zone. (Ord. 1981) ❖ Mixed-Use Residential. A land use or development project where the development site contains both multifamily residential and commercial uses. ❖ Monolithic: Refers to a building's scale being bulky, boxy, and/or too large for its context. ❖ Open Space: The spaces between, behind, and on upper levels of buildings that can be used to enhance people's use and introduce elements of the natural landscape into the built environment.
❖ Optical Goods Stores: Establishments primarily engaged in one or more of the following:
{1) retailing and fitting prescription eyeglasses and contact lenses; (2) retailing prescription eyeglasses in combination with the grinding of lenses to order on the premises; and (3) selling nonprescription eyeglasses.
❖ Paseos: A walkway that serves as a connector between parking facilities, commercial street frontage, and other popular destinations. Paseos are intended for use by the general public and may be either publicly or privately owned and maintained. ❖ Pavers: Decorative material (such as brickwork, stone, stamped concrete or other elements) that forms a firm level surface for travel, in accessory to traditional street paving material. ❖ Permitted Use: A use permitted by right within the designated land use classification. These uses must obtain a business license and a certificate of occupancy prior to commencement of the use.
❖ Plant Materials: The range of natural vegetation that can be used to enhance open spaces and the streetscape. Plant materials native to, or long since introduced to this region should be used. The official flower of Coronado is the Crown of Bohemia Hibiscus. ❖ Prohibited: A use that is not permitted within the designated land use classification. ❖ Proprietary Design: Used herein to cite those facades, parts of buildings, complete buildings, and signs and symbols that are fabricated elsewhere, generally as part of the corporate image of products and businesses, and erected in many communities usually with scant regard for their environmental, historic, cultural or social appropriateness. ❖ Recessed Entry: An entryway that is inset from the rest of the building's facade, increasing the distance between the right-of-way and the structure's entry. ❖ Renovation: Restoring, repair, remodeling and/or recycling of an existing building and its facade. The Design Criteria apply with special force to the facades and open spaces of these buildings.
City of Coronado Page 434
59 ❖ Rhythm: Combination of a number of elements that produce the overall impact of the streetscape. They include relationships of building openings, rooflines, colors, awnings & trellises, open spaces, and the public precincts of the streets and sidewalks. When designed in context with existing neighbors, buildings can evoke interesting rhythms, modulated or syncopated in turn. When a design is out of context, it can produce discordant and unsettling rhythms.
❖ Sight Triangle Requirements: In the case of corner lots in the Specific Plan area, the sight triangle refers to an area created by a line connecting points along the street curb lines which are established 50 feet in distance from the intersection of such curb lines at the corner of a block.
❖ Special Effects: The "extras" in the public and private environment that can make a community livelier and more pleasurable. They include fountains and other uses of water; murals, sculpture and other public and private art works; kiosks, flower stalls, and temporary displays of interest to the community. Plazas, courts and other places to move in and congregate can be powerful special effects that make a downtown memorable. ❖ Special Qualities, Coronado's: Coronado is a community enriched by its setting of beach and water and lush greenery; notable in its colorful history; resplendent in a rich variety of architectural styles; and fortunate in a continually concerned and involved citizenry. The designer who appreciates and utilizes all these qualities will enhance his or her creativity; the one who ignores or degrades them will encounter opposition and disdain. ❖ Street Wall: The edges created by buildings and landscaping that enclose the street and create space.
❖ Streetscape: The confluence in visual and sensory experience of the observer of all the manmade and natural aspects of the environment in the urban scene. Includes street furniture, public signing, surfaces and textures and colors of public and private elements, landscaping; indeed, all the design elements treated in these Criteria. ❖ Symbols: Three-dimensional, bas relief or intaglio objects that can adorn buildings to proclaim products, services, or simply act as decoration. ❖ Transom: The horizontal division or crossbar in a window. A window opening above a door. ❖ Trellises: Coverings for pedestrian passageways and courtyard areas and arcades. Can be of wood or metal. Appropriate for supporting signs, symbols, banners, flags, and vines. ❖ Uptown Commercial Area: The approximate area encompassed by the 100 block of Orange Avenue and the two blocks located immediately east, between Orange Avenue and B Street.
City of Coronado Page 435
60 EXHIBIT B
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 City of Coronado future recreational development. Page 436 61 6. Maintain high standards for visual aesthetics and preserve these scenic qualities as recreational resources.
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.
City of Coronado Page 437
62 7. Protect against any significant disruption of habitat values in environmentally 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. City of Coronado Page 438 63 12. Require, where feasible, that approved filling, dredging, and construction activities be timed to minimize their impact on the mating, nesting, or hatching of 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.
City of Coronado Page 439
16 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 City of Coronado Page 440 17 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 City of Coronado “Developable Water Area” (as defined above in Policy “F6”). Page 441 18 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.
City of Coronado Page 442
19 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 longterm 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.
City of Coronado Page 443
20 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 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 City of Coronado in the City's General Plan and the Port District's Master Plan) a pedestrian and Page 444 21 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.
City of Coronado Page 445
22 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 singlefamily 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)
City of Coronado Page 446
23 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.
City of Coronado Page 447
24 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.
City of Coronado Page 448
25 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 City of Coronadodesignation. Page 449
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 City of Coronado Page 450 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 City of Coronado Page 451 28 visual resources.
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%
City of Coronado Page 452
29 The percent of landscaping provided for development shall be calculated excluding land utilized to provide required streets, alleys, sidewalks, or navigable 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. 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 City of Coronado Page 453
30 Commission, whichever parking standard requires the greater number of parking spaces.
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 space per each 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) City of Coronado f. Nursing homes Convalescent Homes or other than General Hospitals. Page 454 31 One space for each three patient beds;
g. General Hospitals. One space per patient bed; one space per three hundred 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. 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 City of Coronado on private property on the same block within 200 feet of the site. Page 455 32 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 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 City of Coronadoincluded in the development. Page 456
33 x. Title 88 Orange Avenue Corridor Specific Plan, Chapter IV Commercial Zone section IV.
J. + Off Street Parking
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.
City of Coronado Page 457
34 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 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 City of Coronado local coastal program amendment; Page 458 35 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.
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.
City of Coronado Page 459
36 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
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 City of Coronado Page 460
37 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.
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Figure 10
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39 Figure 11
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Figure 12
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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.
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42 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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43 EXHIBIT C
City of Coronado Page 467
CITY COUNCIL STAFF REPORT
April 16, 2024 5g
SECOND READING AND ADOPTION OF TWO ORDINANCES AMENDING PORTIONS OF
THE CORONADO MUNICIPAL CODE, INCLUDING THE ORANGE AVENUE CORRIDOR SPECIFIC PLAN AND THE CITY’S LOCAL COASTAL PROGRAM RELATED TO THE SIXTH
CYCLE HOUSING ELEMENT UPDATE
RECOMMENDATION:
Conduct the second reading and adopt Ordinance No. 2024-02 “An Ordinance of the City Council of the City of Coronado Amending Portions of the Coronado Municipal Code and the City’s Local Coastal Program Related to the Sixth Cycle Housing Element Update” and Ordinance No. 2024- 03 “An Ordinance of the City Council of the City of Coronado Amending Portions of the Coronado Municipal Code and the City’s Local Coastal Program Related to the Sixth Cycle Housing Element Update”
BACKGROUND:
The Housing Element is one of seven state-mandated elements included in the City’s General Plan and is the only one required to be updated periodically. Its purpose is to identify and plan for existing and projected housing needs in the region within the eight-year planning cycle. The City is required to update the Housing Element to address the 2021-2029 planning period, including a Regional Housing Needs Assessment (RHNA) for the City of 912 units.
Pursuant to Assembly Bill 1398, a jurisdiction that did not adopt a compliant housing element within one year from the statutory deadline cannot be found in compliance until rezones to make prior identified sites available or accommodate a shortfall of sites are completed pursuant to Government Code Section 65583, subdivision (c)(1)(A), and 65583.2, subdivision (c). Because Coronado adopted a Housing Element more than one year from the statutory deadline the subject ordinances are required to be adopted in order to achieve certification from the state.
In October 2023, acting through the Attorney General’s Office, the State of California and HCD filed a petition for writ of mandate and declaratory relief against the City for its failure to adopt a Housing Element that HCD found to be substantially compliant with state law. The State and the City agreed to the terms of a stipulated judgment, which was accepted by the Superior Court of San Diego County on November 8, 2023. The judgment requires the City to adopt an updated HEU and associated implementing actions by April 16, 2024 and submit the same to HCD by April 17, 2024.
Pursuant to Government Code Sections 62854 to 62857, consideration of Municipal Code revisions to the zoning regulations require a noticed public hearing with the Planning Commission, which was held on March 26, 2024. The Planning Commission recommended that the City Council not adopt the proposed Municipal Code amendments. A noticed public hearing of the City Council to introduce the ordinance was held on April 9, 2024.
City of Coronado Page 103
Attachment 2
City of Coronado Page 468
ANALYSIS:
To have a compliant HEU, Coronado must plan for and show that it can accommodate 912 units spread across the different income categories and adopt zoning ordinance amendments to effectuate the changes called for in the HEU.
The Draft HEU meets the assigned RHNA plus the “No Net Loss” buffer through a four-pronged approach as shown below that includes: (1) Entitled or Proposed Projects (Pipeline); (2) Accessory Dwelling Units and Carriage House Conversions; (3) Navy Housing; and (4) Opportunity Sites.
Nine opportunity sites that could accommodate future housing were identified. Site details can be found in Section 7 of the Revised Draft HEU. The draft Housing Element Update also includes five Housing Goals with a series of programs and policies to further those various goals that can be found in section 8 of the plan. These programs were developed through consultation with HCD, are considered requirements to achieving Housing Element certification from HCD and are in response to their official findings letters. Staff has prepared proposed amendments to the municipal code that can be found attached to this staff report. The major changes required by HCD that are found in the draft HEU and associated General Plan and Code amendments include:
Parking: In order to incentivize development of affordable units and ADUs, parking standards would be reduced to require one uncovered space per each affordable unit, as well as all studio and one bedroom units. ADUs that are deed restricted to be affordable to low, very low, and extremely low income households would also not be required to provide parking.
ADUs: Changes are proposed that would bring the City’s ADU standards into compliance with Lower Mod. Above Mod. Total
RHNA 481 159 272 912 15% Buffer1 72 24 41 137 553 183 313 1,049 Entitled or Proposed Projects (Pipeline) 0 0 146 146
Accessory Dwelling Unit Potential 117 25 53 195
Carriage House Conversion Program 72 0 31 103
Navy Housing
2 305 69 0 374
Subtotal 494 94 230 818 Net RHNA with 15% Buffer (after credits are applied) 59 89 83 231 Opportunity Sites
3 184 89 180 453
Total (125) (0) (97) (222)
Units by Income Level
Alternative Methods to Meet the RHNA (Credits)
1HCD recommends a 15% buffer for lower-income (very low and low) sites to protect the City from the No Net Loss provision. The City Included a buffer for the moderate- and above moderate-income levels for the same reason. The City calculated its buffer as a percentage of the gross RHNA. 2As determined by HCD Enforcement Division in coordination with the US Navy and the City of Coronado. 3Not including the Navy Housing Units City of Coronado Page 104
Attachment 2
City of Coronado Page 469
current state law, which include changes to the height and setback requirements. Additionally, carriage houses that comply with the current carriage house standards would be allowed to convert to an ADU by installing a kitchen and sanitation facilities while still complying with all other carriage house standards. Carriage house conversions will be required to provide one parking space unless they are deed restricted to low, very low, or extremely low income households.
Zoning: A new Housing Element Opportunity Site Overlay Zone has been drafted to be added as Chapter 86.34 of the Zoning Ordinance. It aims to encourage new housing that is affordable to lower-income households with alternative development standards for projects that meet affordability criteria. Two subzones are included (HE-1 and HE-2), each with unique development standard allowing development up to four stories in height and reduced setbacks. Additionally, this chapter includes a ‘By-Right Approval Process” for projects that are on properties that were either upzoned through the HEU, or are non-vacant properties that were included in the previous HEU, as required by Gov’t Code Section 65583.2.
Height and Story Limits: HCD staff has identified the City’s height limits in the R-3 and R-4 zone are a constraint on housing development. In their letter dated March 5, 2024 they state the existing height limits are “a constraint to development, affordability, supply, and achieving maximum densities.” As a result, the Housing Element includes a program to address the development standards limiting building heights. Specifically, the program proposes code changes to increase the allowable stories and height limit for the R-3 zone from 2 stories and 33- feet to 3 stories and 36 feet. Opportunity sites in the R-4 zone would see an increase to the existing story limitation from 3 to 4 stories, and allowing height up to 42 feet where 35 is required today. The opportunity sites in the R-PCD zone will also see increased height limits up to 50 feet and five stories where it is limited to 40-feet today. The HEU also includes a program to initiate a ballot measure to propose City voters amend the height limitation in 1972’s Proposition R to allow four stories elsewhere in the R-4 zone (with a height limit of 40-42 feet outside of the opportunity sites).
Maps: The City currently has a Zoning Map, but does not have a General Plan Designation Map.
A new General Plan Designation Map has been created and the Zoning Map was updated to identify the new Housing Element Opportunity Sites Overlay zone. The Zoning Map was also updated to change the zoning for Opportunity Site 1 (919 C Avenue) from R-3 to R-4 to allow residential development at up to 40 dwelling units per acre.
On April 8, 2024, HCD provided the City with a letter stating that the Revised Draft Housing Element Update meets the statutory requirements and could be found in substantial compliance once the necessary rezoning is complete. The subject ordinances would effectuate the necessary rezoning called for in the HEU.
FISCAL IMPACT:
On February 21, 2023, the City Council authorized an Agreement for Professional Services with Harris and Associates for the revised Coronado Housing Element Update and associated environmental review. The contract amount was for $925,000. A subsequent amendment to include the required General Plan/Zoning Code amendments was processed for Harris and Associated to use a subconsultant, Ben Noble Planning, to prepare these amendments for an additional $63,618 for a total contract cost of $988,618. Housing Elements are required by the State and are intended to effectuate State policy. Some State and SANDAG funding is contingent upon a State-certified Housing Element. Without a certified Housing Element, Coronado is not eligible to receive these funds. Additionally, if found out of compliance the State can suspend the City’s authority to issue building permits, grant zone changes or variances, or grant subdivision City of Coronado Page 105
Attachment 2
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map approvals, and can fine the City up to $100,000 per month. AB 72, passed in 2017, further strengthened State housing law by allowing for HCD to refer any non-compliance to the State Attorney General for enforcement. This happened when the State sued Huntington Beach in 2019 for removing capacity to build affordable housing units and forced them to rezone sites to provide adequate affordable housing.
ALTERNATIVE:
The City Council may choose to not amend the Municipal Code.
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
The project is exempt from the requirements of the California Environmental Quality Act pursuant to Government Code Section 65759, because the project consists of actions necessary to bring the City’s General Plan into conformance with state law under the terms of a judgment entered by the Superior Court of San Diego on November 8, 2023. As provided in Government Code Section 65759, the City has prepared and Environmental Assessment (EA), the content of which substantially conforms to the required content for a draft environmental impact report set forth in Article 9 (commencing with Section 15140) of Title 14 of the California Code of Regulations, to analyze potential environmental impacts from the project. The EA identifies mitigation measures that are required to reduce potential impacts to a less than significant level related to Biology (preconstruction nesting bird survey), Cultural Resources (archaeological and Native American monitor), Geology and Soils (fault study and geotechnical reports required prior to construction, and paleontological monitoring), Greenhouse Gas Emissions (Require project attributes to comply with the 2022 Scoping Plan design requirements, and Noise (vibration impact analysis).
If adopted by the City Council, the EA will be incorporated by reference into the City’s General Plan, and future development projects on Housing Element Opportunity Sites would be required to comply with these Mitigation Measures. All other impact areas are considered less than significant without mitigation.
PUBLIC NOTICE:
In lieu of the full text of the ordinances being published within 15 days after passage, the City Clerk published the summary of the proposed ordinances on April 10, 2024, and will publish a summary of the ordinances within 15 days after adoption.
ATTACHMENTS:
1. Ordinance No. 2024-02
2. Ordinance No. 2024-03
Submitted By: Community Development Department / Richard Grunow City of Coronado Page 106
Attachment 2
City of Coronado Page 471
CITY COUNCIL STAFF REPORT
May 7, 2024 5l
AUTHORIZE THE CITY MANAGER TO EXECUTE A FIRST RESTATED MANAGEMENT
SERVICES AGREEMENT WITH THE PACIFIC ANIMAL WELFARE SOCIETY OF CORONADO (PAWS) FOR OPERATIONS OF THE CORONADO ANIMAL CARE FACILITY RECOMMENDATION:
Authorize the City Manager to execute a First Restated Management Services Agreement, in a form approved by the City Attorney, with Pacific Animal Welfare Society (PAWS) for the operation of the Coronado Animal Care Facility.
BACKGROUND:
PAWS has operated the Coronado Animal Care Facility (ACF) since November 1, 2014, taking over from the Coronado Police Department per a Management Services Agreement between PAWS and the City. Under the agreement, PAWS manages the operations of the ACF and provides for the care, feeding, veterinary care, behavioral assessment, and adoption of Coronado’s stray animals. PAWS also assumes emergency custodial care of animals at the request of the Police Department.
The Management Services Agreement has been amended four times to extend the term and adjust the contract cost by consumer price index factors. The most recent amendment adjusted the contract price through FY 2022-23.
PAWS has demonstrated that ACF operations have sustained significant cost increases in medical expenses, staffing costs related to both animal volumes and care demand as well as escalating CPI. As the Management Services Agreement had been amended several times in the 10 years since initial execution, the City and PAWS agreed to undertake a more thorough review of the contract to arrive at a First Restated Agreement.
ANALYSIS:
The First Restated Agreement is presented to the City Council for approval and authorization to execute. The agreement retains the same level of animal care support as has been provided. Key changes to the Agreement include:
· Term of 5 years
· Total annual contract price of $541,000 with annual adjustments for CPI not to exceed 5.5% and an annual true-up for utilities costs and insurance premiums · A joint effort by the City and PAWS to plan needed renovation to the ACF to improve animal care and adoption success, improve operability, and contain medical care costs. As the ACF is a City facility, the City will manage and fund renovations.
City staff negotiated this Agreement in good faith and recommends Council approval.
FISCAL IMPACT:
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Sufficient funds are budgeted in the FY 2023-24 Budget for the current year contract costs. Future funds will be budgeted annually after the analysis of CPI and other variable factors.
ALTERNATIVE:
The City Council could decline to authorize the contract and provide alternate direction to staff.
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
Not Applicable.
PUBLIC NOTICE:
No notice required.
ATTACHMENTS:
1. First Restated Management Services Agreement with Pacific Animal Welfare Society Submitted By: City Clerk's Office / Kelsea Holian
City of Coronado Page 473
294258260 v6
Attachment 1
1 FIRST AMENDED AND RESTATED MANAGEMENT SERVICES
AGREEMENT FOR THE CORONADO ANIMAL CARE FACILITY
This FIRST AMENDED AND RESTATED MANAGEMENT SERVICES
AGREEMENT FOR THE CORONADO ANIMAL CARE FACILITY (hereinafter referred to as the "Agreement") is entered into this ___ day of ________, 2024 (hereinafter referred to as the "Effective Date") by and between the CITY OF CORONADO, a municipal corporation (hereinafter referred to as the "City") and Pacific Animal Welfare Society, doing business as PAWS OF CORONADO, a 501(c)(3) tax exempt California non-profit corporation (hereinafter referred to as "PAWS").