Chapter 80.00 DESIGN REVIEW

The City Council finds that a design review process will support and assist in the implementation of the Coronado General Plan which has as its goal “...to preserve and improve Coronado principally as a beautiful, pleasant, residential community in which to live, work, shop and pursue leisure time activities.” The City Council further finds that certain commercial, institutional, industrial, manufacturing, high density and other nonresidential developments and uses have substantial impact on the visual appeal, environmental soundness, economic stability, and property values of the City. It is therefore the purpose of this chapter to achieve 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 a design review process as hereinafter described. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.020 Jurisdiction.

No building permit or occupancy permit shall be issued or given unless and until the proposed construction, exterior alteration, exterior remodeling, relocation or exterior repainting has been referred to the Design Review Commission for review as heretofore established, and a final disposition made by the Commission or, on appeal, by the City Council as hereafter provided. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.030 Scope of authority.

The Commission has design review authority over the following and related landscaping:

A. Construction, exterior alteration, addition to or an exterior repainting of any public building or structure including street furniture;

B. Relocation of any nonresidential building or multiple-family dwelling;

C. All development requiring a special use permit, planned unit development, or similar proceeding as exists now or as may in the future be established by the City;

D. Any exterior alteration, addition, new construction or exterior repainting in the C-R or H-M Zones, or Orange Avenue Corridor Specific Plan with the exception of single-family development;

E. All multiple-family dwelling units;

F. Any exterior alteration, addition, new construction or exterior repainting in the R-3 Zone except for single-family or duplex development which meets the minimum requirements of the R-3 Zone, excluding floor area ratio and structural coverage which shall comply with the R-1B Zone standards as provided in CMC 86.10.035 and 86.10.100;

G. Signs and advertising structures except as provided in CMC 86.60.100, 86.60.115 and 86.60.140;

H. Any matter referred to the Design Review Commission by the Planning Commission or City Council consistent with the purposes of this chapter;

I. Any matter referred to the Design Review Commission by the Community Development Department as provided in CMC 86.56.820, Vacant premises;

J. Any exterior alteration, addition, new construction, or exterior repainting of all nonconforming professional, commercial and manufacturing uses in Residential Zones;

K. Satellite antennas larger than three feet in diameter;

L. Any roof deck or balcony whose walking surface is 14 feet or greater above “grade” in the R-1A and R-1A Subzones, R-1B, R-3 and R-4 Zones. Design review shall be limited to features of the roof deck and how the deck and access to said deck is integrated into the building roof and building architecture and impacts to neighbors;

M. Single-family or duplex development in the R-1A and R-1A Subzones, R-1B and R-4 Zones when the property owner has voluntary elected Design Review Commission approval for a floor area ratio design feature bonus point in accordance with CMC 86.08.035, 86.09.050, 86.10.035 and the Orange Avenue Corridor Specific Plan Chapter V.B.13, respectively;

N. Any building with one or more “structural nonconformity” or “floor area ratio nonconformity” that is proposed to be enlarged by 150 percent or greater of the existing building gross floor area without correcting the nonconformities and the property owner has voluntary elected Design Review Commission approval in accordance with CMC 86.50.105(B). (Ord. 2062 § 2 (Exh. A), 2016)

80.00.032 Design review exemption.

A resource that has been designated as a historic resource by the City and listed on the historic resource inventory shall be exempt from the Design Review Commission process. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.035 Previously approved design and color schemes.

Design review shall not be required for maintenance and repair of any improvement previously reviewed and approved by the Design Review Commission when such work will not result in a change of color or design, unless such approval was expressly conditioned otherwise, and when such work is not otherwise in conflict with existing ordinances. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.037 Predesign meetings.

Predesign meetings are recommended with a Design Review Commission subcommittee prior to formal design review submittal. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.040 Procedure.

The following procedure shall govern the submission and review of site and building plan:

A. The following items must be submitted to the Community Development Department at least 21 days prior to a regularly scheduled meeting of the Commission:

1. An application for design review on forms prescribed by the Community Development Department and accompanied by the required fees established by City Council resolution.

2. Nine copies of each of the following:

a. Plot plan drawn to a scale of not less than one-eighth inch equals one foot showing dimensions and size of each lot to be built upon or otherwise used; the size, shape and location of existing and proposed buildings; and the location and layout of parking areas, parking spaces, and driveways.

b. A landscaping plan including location of proposed plantings and screenings and proposed location of fences, signs, and advertising structures. The Director of the Community Development Department may, at his discretion, waive this requirement when such applications as required in subsection (A)(1) of this section apply to other such minor changes where the submission of landscape plans would not, in his opinion, assist in describing the proposed change.

c. Exterior elevations of all sides of proposed new buildings and additions to existing buildings; exterior elevations of proposed remodeling or face lifting. In the case of additions to existing buildings, exterior elevations of both the addition and the existing building are required.

d. Exterior color samples.

e. Such other information, drawings, plans, material samples, models or renderings that may be required by the Community Development Department to assist the Commission in arriving at a decision. The use of color renderings and photographs is encouraged.

B. The Community Development Department shall determine whether the application is complete, and shall refer complete submittals, with its comments, to the Commission at its next available regular meeting. The Commission shall act on the application within 30 days after such referral, unless applicant requests, and the Commission grants, an extension of time.

C. The Department shall notify the applicant in writing within 30 days of the application submittal if (and why) the application is incomplete. The applicant may appeal to the Planning Commission the Department’s determination that the application is incomplete up to 10 days after receiving notice of the Department’s decision. The Community Development Department shall refer the appeal, with its comments, to the Planning Commission at its next available regular meeting. The Planning Commission shall act on the appeal within 60 days after the appeal is received by the City unless the appellant and the City agree to a time extension of no more than 60 days.

D. The Community Development Department shall advise the applicant in writing of the time, date and place of the Commission’s consideration of the application, or appeal to the Planning Commission, and the final disposition thereof.

E. The decision of the Design Review Commission is final unless appealed as provided for in CMC 80.00.140. The decision of the Planning Commission on whether an application is complete is final. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.045 Hotels and motels in the Orange Avenue Corridor Specific Plan.

Notwithstanding the other provisions of this chapter, an application for design review involving the establishment, or expansion by more than 1,000 square feet of floor area, of a hotel or motel in the Orange Avenue Corridor Specific Plan shall be submitted to the Design Review Commission for approval. The decision of the Design Review Commission is final unless appealed to the City Council. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.050 Approval criteria.

The Design Review Commission may approve, approve with conditions, or disapprove any project or item under its review authority after considering whether the criteria are complied with. Projects located in Commercial and R-4 (Multiple-Family Residential) Zones shall also comply with the design criteria, contained in CMC Title 88, of the Orange Avenue Corridor Specific Plan. These criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in focusing on design principles that can result in creative solutions to assist in promoting the purpose of this chapter. The issuance of a building permit or occupancy permit by the Community Development Department in any matter subject to the Commission’s scope of authority shall be subject to the Commission’s actions on the project or item. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.060 Relationship of building to site.

A. The site shall be planned to accomplish a desirable transition with the streetscape, and to provide for adequate planting, pedestrian movement, and parking areas.

B. Site planning in which setbacks and yards which exceed current regulations are encouraged to provide an inviting streetscape.

C. Parking areas shall be treated with decorative elements, building wall extension, plantings, berms or other innovative means so as to largely screen parking areas from view from public ways.

D. The height and scale of each building of different architectural styles shall be made compatible by such means as screens, site breaks, colors, and materials. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.070 Relationship of building and site to surrounding area.

A. Adjacent buildings of different architectural styles shall be made compatible by such means as screens, site breaks, colors, and materials.

B. Attractive landscape transition to surrounding properties shall be provided.

C. Harmony in texture, lines, and masses is required. Monotony shall be avoided.

D. Buildings shall have compatible scale to those in the surrounding area. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.075 Findings for denial for commercial development.

A. The purpose of the standards in this section is to regulate Commercial Zones in order to maintain the City’s unique village character, the vitality of our commercial districts, and the quality of life of Coronado residents.

B. The Design Review Commission shall deny the application for a design review permit for property in the Central Commercial, Limited Commercial, or Hotel-Motel Zones if one or more of the following is found:

1. Proposed improvements will conflict with other development in the area, in terms of design, landscape, or scale;

2. Proposed improvements will result in visual clutter or garish color, or cause a building facade to have inappropriate, conflicting design elements;

3. Proposed improvements will fail to achieve human scale, will be excessively massive, or will dominate the neighborhood;

4. Proposed signage:

a. Is not in keeping with the design of the structure;

b. Is not in scale with the size of the building facade and adjacent properties;

c. Emphasizes corporate logos; or

d. Incorporates unnatural or fluorescent colors, or intense lighting that intrudes on the nightscape; and

5. Proposed improvements will adversely impact the quality of life in Coronado by:

a. Discouraging business vitality and diversity;

b. Detracting from the village ambiance;

c. Detracting from the pedestrian-friendly environment; or

d. Detracting from the rhythm of the street (i.e., incompatibility with the scale, facade plane offsets, detailing, fenestration, etc., of existing store facades of the streetscape). (Ord. 2062 § 2 (Exh. A), 2016)

80.00.080 Landscape and site treatment.

Landscape elements included in these criteria consist of all forms of planting and vegetation, ground forms, rock groupings, water patterns, and all visible construction except buildings and utilitarian structures.

A. Where natural or existing topographic patterns contribute to beauty and utility of a development, they shall be preserved and developed. Modification to topography will be permitted where it contributes to good appearance.

B. Grades of walks, parking spaces, terraces, and other paved areas shall provide an inviting and stable appearance for walking and, if seating is provided, for sitting.

C. Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important areas, and provide shade.

D. Unity of design shall be achieved by repetition of certain plant varieties and other materials, and by correlation with adjacent developments.

E. Plant material shall be selected for interest in its structure, texture, and color and for its ultimate growth.

F. In locations where plants will be susceptible to injury by pedestrians or motor traffic, they shall be protected by appropriate curbs, tree guards, or other devices.

G. Parking areas and trafficways shall be enhanced with landscaped spaces containing trees or tree groupings which shall be adequately irrigated and maintained. Shrubs shall be used only where they will not obscure vision.

H. The placement of trees in parkways or paved areas is encouraged.

I. Service yards, and other places which tend to be unsightly, shall be screened by use of walls, fencing, plantings, or combinations of these.

J. In areas where general planting does not prosper, other materials, such as fences, walls, and paving of wood, brick, stone, gravel or cobbles, shall be used. Carefully selected plants shall be combined with such materials where possible.

K. Exterior lighting, when used, shall enhance the building design and the adjoining landscape. Lighting standards and fixtures shall be of a design and size compatible with the building and adjacent areas. Lighting shall be restrained in design, color, and brilliance. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.085 Water conservation.

The semi-arid climate zone in which the City of Coronado is located requires the appropriate use of landscape materials and irrigation methods to conserve water.

A. Xeriscape principles shall be used in the design of a landscape and irrigation plan to ensure water conservation.

B. Drought-tolerant landscape materials which will demand less water and will continue to flourish in drought conditions shall be planted wherever possible.

C. Low volume irrigation, moisture sensors, and rain sensors are water-conserving irrigation methods which shall be included in irrigation systems and plans wherever possible. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.090 Building design.

A. Evaluation of the appearance of a project shall be based on the quality of its design and its relationship to its surroundings. Inappropriate, incompatible, bizarre, and exotic designs shall be avoided.

B. Buildings shall have good scale and be in harmonious conformance with permanent neighboring development.

C. Materials shall have good architectural character, be of durable quality, and shall be selected for harmony of the building with surrounding buildings. In any design in which the structural frame is exposed to view, the structural materials shall meet the other criteria for materials.

D. New building components, such as windows, doors, eaves, and parapets, shall have good proportions and relationship to one another.

E. Colors shall be harmonious.

F. Mechanical equipment or other utility hardware on roof, ground, or buildings shall be screened from public view with materials harmonious with the building, or they shall be located so as not to be visible from any public ways.

G. Exterior lighting shall be part of the architectural concept. Fixtures, standards and all exposed accessories shall be harmonious with building design.

H. Refuse and waste removal areas, service yards, storage yards, and exterior work areas shall be screened from view from public ways, using materials as stated in criteria for equipment screening.

I. Monotony of design in single- or multiple-building projects shall be avoided. Variation of detail, form, and siting shall be used to provide visual interest. In multiple-building projects, variable siting or individual buildings may be used to prevent a monotonous appearance. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.100 Signs.

A. Wall signs shall be part of the architectural concept. Size, color, lettering, location, and arrangement shall be harmonious with the building design, and shall be compatible with approved signs on adjoining buildings. Signs shall have good proportions.

B. Ground signs shall be designed to be compatible with the architecture of the building. The same criteria applicable to wall signs shall apply to ground signs.

C. Materials used in signs shall have good architectural character and be harmonious with building design and surrounding landscape.

D. Every sign shall have good scale in its design and in its visual relationship to buildings and surroundings.

E. Colors shall be used harmoniously and with restraint. Lighting shall be harmonious with the design. If external spot or floodlighting is used, it shall be arranged so that the light source is shielded from view. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.110 Miscellaneous structures and street furniture.

A. Miscellaneous structures include any structures, other than buildings, visible to view from any public way or ways. Street furniture includes all objects not commonly referred to as structures and located in streets and public ways and outside of buildings.

B. Miscellaneous structures and street furniture located on private property shall be designed to be part of the architectural concept of design and landscape. Materials shall be compatible with buildings, scale shall be good, colors shall be in harmony with buildings and surroundings, and proportions shall be attractive.

C. Lighting in connection with miscellaneous structures and street furniture shall meet the criteria applicable to site, landscape, buildings, and signs. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.113 Formula fast food restaurants.

A. The purpose of the standards in this section is to regulate the construction of formula fast food restaurants in order to maintain the City’s unique village character, the vitality of our commercial districts, and the quality of life of Coronado residents.

B. In addition to the other regulations in this code, the regulations in this section shall be used to review an application for a design review permit for proposed improvements to a formula fast food restaurant.

C. The Design Review Commission shall deny the application for a design review permit if one or more of the following is found:

1. Proposed improvements will conflict with other development in the area, in terms of design, landscape, or scale;

2. Proposed improvements will result in visual clutter or garish color, or cause the formula fast food restaurant to have conflicting design elements;

3. Proposed improvements will fail to achieve human scale, will be excessively massive, or will dominate the neighborhood;

4. Proposed signage:

a. Is not in keeping with the design of the resulting formula fast food restaurant;

b. Is not in scale with the size of the building facade and adjacent properties;

c. Emphasizes corporate logos; or

d. Incorporates unnatural or fluorescent colors, or intense lighting that intrudes on the nightscape; and

5. Proposed improvements will adversely impact the quality of life in Coronado by:

a. Discouraging business vitality and diversity;

b. Detracting from the village ambiance;

c. Detracting from the pedestrian-friendly environment; or

80.00.115 Satellite antennas.

A. An apparatus capable of receiving communications from a transmitter or a transmitter relay located in a planetary orbit or a dish microwave antenna shall be subject to the applicable regulations of this title, subject to such conditions as may be necessary to accomplish the purposes of this title.

B. The proposal will be approved so long as the location, size, design and operating characteristics of the proposed apparatus is compatible with and does not adversely affect, in a material manner, adjacent uses, residences, structures or natural resources, with consideration given to, among other things, the following:

1. The effect on the character of the neighborhood;

2. The effect upon views from public and private vantage points;

3. The effect upon environmental quality or natural resources; and

4. The susceptibility of the site for the type and intensity of use or development which is proposed.

C. Satellite antennas shall be located and designed and screened so as to cause the least visual impact on views from surrounding properties and from public areas.

D. Notwithstanding the above, the regulations of this section shall not be administered so as to:

1. Prevent reception of satellite-delivered signals from major communication satellites that, when viewed on a conventional television set, are at least equal in picture quality to those received from local commercial television stations; or

2. Impose costs on the potential user of the antenna that are excessive in light of the purchase and installation costs of the equipment.

E. If an applicant claims that an imposed regulation violates one or both of the provisions of subsection D of this section, the applicant shall deposit with the City a sum determined by the Director of Community Development sufficient to obtain an expert evaluation and opinion. Any unused portion of the deposit shall be refunded to the applicant upon a final determination on the application.

F. Upon the acceptance of an application, the Community Development Department shall cause the application to be set for a public hearing before the Design Review Commission no less than 14 days nor more than 60 days from the date of acceptance.

G. Notice shall be mailed to all owners of property within 100 feet of the site of the proposed project, as shown in the latest tax rolls. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.120 Maintenance – Planning and design factors.

A. Continued good appearance depends upon the extent and quality of maintenance. The choice of materials and their use, together with the types of finishes and other protective measures, must be conducive to easy maintenance and upkeep.

B. Materials and finishes shall be selected for their durability and wear as well as for their beauty. Proper measures and devices shall be incorporated for protection against the elements, neglect, damage, and abuse.

C. Provision for washing and cleaning of new buildings and structures, and control of dirt and refuse, shall be included in the design. Such configurations that tend to catch and accumulate debris, leaves, trash, dirt, and rubbish shall be avoided. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.130 Other applicable provisions.

Applicable provisions of this code, including but not limited to the zoning, subdivision, and sign ordinances, shall be a part of these criteria. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.140 Appeals.

Any person may appeal a decision of the Design Review Commission to the City Council by filing with the City Clerk a written notice of appeal within 10 calendar days after a decision of the Commission in accordance with Chapter 1.12 CMC. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.150 Recognition for exceptional design.

The Commission may establish a procedure whereby outstanding developments or projects receive public recognition and an appropriate certificate issued on behalf of the City. (Ord. 2062 § 2 (Exh. A), 2016)

80.00.160 Expiration of design review approval.

Unless extended pursuant to this provision, approval of a design review application shall expire if substantial work on the project has not commenced within three years of the date of final City approval. The Director of Community Development, upon a written request of the applicant, may grant an extension of an approval up to an additional year. The Design Review Commission, upon a written request of the applicant, may grant or extend an approval for a determinant period greater than what would otherwise be allowed, if the Commission’s motion or resolution incorporates a finding of the ongoing nature of the project, and specifically states the duration of the approval. (Ord. 2062 § 2 (Exh. A), 2016)