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
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 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.
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) 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.
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.
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.
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.
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 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.
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.
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)
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,
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.
Chapter III – GENERAL PROVISIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 32
Figure III-1: Specific Plan Zoning Map
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,
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
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
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 35
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 37
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 38
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 39
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 29
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.)
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 31
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/
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 32
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
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 34
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 35
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 36
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 37
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.
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 38
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
Chapter IV – COMMERCIAL ZONE (C) REGULATIONS
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 39
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.
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 49
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
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 50
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
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 51
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
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 52
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,
Chapter V – R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE
ORANGE AVENUE CORRIDOR SPECIFIC PLAN Page 53
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
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)
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.
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 that generally include milk, bread, soda, and snacks.
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. 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.
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. 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 future recreational development.
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.
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.
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.
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 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 “Developable Water Area” (as defined above in Policy “F6”). 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. 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.
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 in the City's General Plan and the Port District's Master Plan) a pedestrian and 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.
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)
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.
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. 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 designation.
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 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 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%
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 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) f. Nursing homes Convalescent Homes or other than General Hospitals. 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 on private property on the same block within 200 feet of the site. 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 included in the development.
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. 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 local coastal program amendment;
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. 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 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.
Figure 10
39 Figure 11
Figure 12
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.
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.
43 EXHIBIT C