Chapter 86.08 R-1A – SINGLE-FAMILY RESIDENTIAL ZONE

Chapter 86.08
R-1A – SINGLE-FAMILY RESIDENTIAL ZONE

Sections:

86.08.010 Purpose and intent.

86.08.020 Permitted and accessory uses.

86.08.030 Height regulations.

86.08.035 Floor area ratio.

86.08.037 Lot frontage required for CC-1 Subzone.

86.08.040 Front yard required.

86.08.050 Rear yard required.

86.08.060 Side yards – Interior or corner lots.

86.08.070 Reversed corner lots – Side and rear yards.

86.08.080 Dormers.

86.08.090 Roof decks and balconies above 14 feet.

86.08.100 Lot area.

86.08.110 Maximum structural coverage allowed.

86.08.120 Off-street parking required.

86.08.130 Development landscaping required.

86.08.140 Facade treatment required.

86.08.150 Courtesy notice.

86.08.160 Nonconforming uses and structural nonconformities.

86.08.170 Special provisions.

86.08.180 Lot and building certification required.

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86.08.010 Purpose and intent.

The purpose and intent of this chapter is to provide regulations that preserve and enhance the residential characteristics for those areas so designated on the zoning map of the City. The R-1A Zone is intended to provide for communities consisting of single-family dwelling buildings with a minimum gross lot size of 7,500, 6,600, 6,000 or 5,500 square feet of lot area per dwelling unit (six to eight dwelling units per acre), except that single-family dwelling buildings or duplexes may be placed on a minimum lot size of 5,250 square feet of lot area per dwelling unit in those areas more specifically described in this chapter. (Ord. 1971 § 2, 2005)

86.08.020 Permitted and accessory uses.

The following principal uses shall be allowed in the R-1A Zone:

A. One single-family dwelling building (to include manufactured housing), on one lot, which conforms to minimum lot area requirements.

B. One duplex or two single-family dwelling buildings are allowed in areas zoned R-1A(E), but only on a lot of no less than 10,500 square feet. Condominiums, stock cooperatives, common interest subdivisions, or any similar form of multiple ownership of more than one unit on one lot are prohibited within this zone.

C. The following accessory uses are allowed in conjunction with the single-family dwelling building or duplex:

1. Incidental home occupations subject to the provisions of Chapter 20.08 CMC.

2. Accessory buildings subject to the provisions of Chapter 86.56 CMC.

3. Off-street parking in conformance with Chapter 86.58 CMC.

D. Residential care facility. (Ord. 2022 §§ 5, 6, 2011; Ord. 2015 §§ 5, 12, 2010; Ord. 1971 § 2, 2005)

86.08.030 Height regulations.

A. No building shall have a finished first story floor or a finished floor directly above an underground parking garage or basement greater than 30 inches above “grade.”

B. Main Buildings. Main buildings shall not contain more than two stories and shall comply with the following:

1. Main buildings with a flat, mansard, or sloped roof with a pitch of less than 3:12 shall not exceed a maximum of 23 feet in height. Parapet walls shall not exceed 23.5 feet in height except for a maximum of 30 percent of the roof perimeter which may extend to 25 feet. A maximum of 60 percent of the front parapet may extend to 25 feet;

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’s roof plan area.

C. Accessory buildings shall not contain more than one story (except for a “carriage house” in accordance with CMC 86.56.110) and shall comply with the following:

1. Accessory buildings with a flat, 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 building’s roof plan area;

4. A “carriage house” with a flat, mansard, or sloped roof with a pitch of less than 3:12 shall not exceed a maximum of 20 feet in height except for parapet walls which shall not exceed 21 feet in height;

5. A “carriage house” with a sloped roof of 3:12 and greater shall not exceed a maximum of 22 feet in height; and

6. That portion of a “carriage house” which does not contain a second story “habitable room” shall be limited to the above height restrictions for one story accessory buildings and no roof dormers or other roof projections (except eaves) shall be permitted. (Ord. 2017 §§ 4, 5, 2010; Ord. 1992 §§ 1, 2, 2008)

86.08.035 Floor area ratio.

Development shall not exceed a base and maximum “floor area ratio” (FAR) in accordance with the following chart and table:

Allowable Base “Floor Area Ratio” (FAR) and Maximum FAR vs. “Gross Lot Area” (GLA)
GLA	Base FAR	Max FAR	GLA	Base FAR	Max FAR	GLA	Base FAR	Max FAR	GLA	Base FAR	Max FAR
600	0.641	0.740	3100	0.606	0.697	5600	0.525	0.633	8100	0.436	0.565
700	0.640	0.738	3200	0.604	0.695	5700	0.521	0.630	8200	0.432	0.562
800	0.639	0.736	3300	0.603	0.693	5800	0.518	0.628	8300	0.429	0.560
900	0.637	0.735	3400	0.601	0.692	5900	0.514	0.625	8400	0.425	0.557
1000	0.636	0.733	3500	0.600	0.690	6000	0.511	0.622	8500	0.421	0.554
1100	0.634	0.731	3600	0.596	0.687	6100	0.507	0.619	8600	0.418	0.552
1200	0.633	0.729	3700	0.593	0.685	6200	0.504	0.617	8700	0.414	0.549
1300	0.631	0.728	3800	0.589	0.682	6300	0.500	0.614	8800	0.411	0.546
1400	0.630	0.726	3900	0.586	0.679	6400	0.496	0.611	8900	0.407	0.543
1500	0.629	0.724	4000	0.582	0.676	6500	0.493	0.609	9000	0.404	0.541
1600	0.627	0.723	4100	0.579	0.674	6600	0.489	0.606	9100	0.400	0.538
1700	0.626	0.721	4200	0.575	0.671	6700	0.486	0.603	9200	0.396	0.535
1800	0.624	0.719	4300	0.571	0.668	6800	0.482	0.600	9300	0.393	0.533
1900	0.623	0.717	4400	0.568	0.666	6900	0.479	0.598	9400	0.389	0.530
2000	0.621	0.716	4500	0.564	0.663	7000	0.475	0.595	9500	0.386	0.527
2100	0.620	0.714	4600	0.561	0.660	7100	0.471	0.592	9600	0.382	0.524
2200	0.619	0.712	4700	0.557	0.657	7200	0.468	0.590	9700	0.379	0.522
2300	0.617	0.711	4800	0.554	0.655	7300	0.464	0.587	9800	0.375	0.519
2400	0.616	0.709	4900	0.550	0.652	7400	0.461	0.584	9900	0.371	0.516
2500	0.614	0.707	5000	0.546	0.649	7500	0.457	0.581	10000	0.368	0.514
2600	0.613	0.705	5100	0.543	0.647	7600	0.454	0.579	10100	0.364	0.511
2700	0.611	0.704	5200	0.539	0.644	7700	0.450	0.576	10200	0.361	0.508
2800	0.610	0.702	5300	0.536	0.641	7800	0.446	0.573	10300	0.357	0.505
2900	0.609	0.700	5400	0.532	0.638	7900	0.443	0.571	10400	0.354	0.503
3000	0.607	0.699	5500	0.529	0.636	8000	0.439	0.568	≥10500	0.350	0.500

The base FAR may be cumulatively increased to the maximum FAR shown in the above chart and table if the development is designed:

A. With a different front elevation compared to all other development on both the subject block face and the block face immediately across the street from the front of the subject property if new construction, replacement, or 50 percent or more reconstructed or restored; and

B. With one or more of the following additional design features incorporated into the project. Each additional design feature has a corresponding FAR bonus, which is cumulatively added to the base FAR up to the maximum FAR permitted above. In addition, the following list is succeeded by a list of FAR deductions, which cumulatively reduce the allowable FAR, but in no case shall the allowable FAR be reduced below the above base FAR:


ADDITIONAL DESIGN FEATURES			FAR BONUS
LANDSCAPE (A maximum of 0.03 FAR bonus points permitted.)
1. Preserve a tree (with a minimum diameter of eight inches for a shade tree or 16 inches for a palm tree, measured four feet, six inches above the root crown, and a height of no less than 20 feet) and its root system in the required front yard, and install an automatic irrigation system for all landscaping in the front yard, including the adjoining public property.			.02
2. Preserve a shade tree (with a minimum diameter of eight inches, measured four feet, six inches above the root crown, and a height of no less than 20 feet) and its root system on the subject property, other than within the required front yard, and install an automatic irrigation system for all landscaping in the rear yard.			.01
3a. Plant a shade tree (with a minimum diameter of three inches, measured four feet, six inches above the root crown) in the required front yard, and install an automatic irrigation system for all landscaping in the front yard, including the adjoining public property.			.01
3b. Design and install water-efficient plant material and irrigation in compliance with Chapter 64.06 CMC for the entire lot (exemptions provided within Chapter 64.06 CMC shall not apply).			.01
4. A required front yard with no walls, fences or hedges over three feet in height excluding walls, fences, or hedges on or within 12 inches of the common side property lines, architectural features or columns on said walls or fences up to a maximum of four feet in height, and landscape accessory structures as permitted in CMC 86.56.595 plus all of the following:			.02
	A. Installed landscaping with automatic irrigation for the entire lot and adjoining public property which has been designed by a licensed landscape architect;
	B. Preservation or installation of three trees on the subject private property with at least one tree located in the front yard. A minimum of two of said trees shall be shade trees and all shade trees shall have a diameter of no less than three inches (measured four feet, six inches above the root crown). One of said trees may be a cluster of palm trees with a minimum of three stems with each stem having a minimum six-foot brown trunk height;
	C. A minimum of 35 percent of the lot shall be landscaped, of which a maximum of one-half shall be decorative hardscape or water features; and
	D. Plant material shall cover a minimum of 80 percent of the front yard between the main building and the front property line (excluding driveways within the front yard where the center of the driveway is planted and maintained with turf or other plant material equal to 100 percent or more of the total width of all hard drivable surface area (wheel well, Bermuda or Hollywood style driveways).
NEIGHBORHOOD COMPATIBILITY (A maximum of 0.02 FAR bonus points permitted.)
5. An addition designed to be compatible to, and to retain, the architectural style of the original dwelling.			.01
6. Underground all existing, proposed, and future utilities to the site.			.01
7. Install a building-integrated photovoltaic (BIPV) system incorporated into the building architecture with a minimum 1.2kW (kilowatts) (e.g., thin film photovoltaic (PV) cells integrated into roof shingles). (Bonus points for 7 and 8 may not be combined.)			.01
8. Install a minimum 1.2kW photovoltaic system with solar panels not visible from ground-level public property adjacent to the dwelling as viewed from within the property lines projected into all adjoining street rights-of-way. (Bonus points for 7 and 8 may not be combined.)			.01
FRONT PORCH
9. An unenclosed front porch with a minimum of 50 percent of the perimeter walls of said porch at least 65 percent or more permanently open to the passage of light and air (porches on corner lots may wrap a maximum of 60 percent of the required length around the corner of the dwelling from the front to the street side yard so long as required setbacks are satisfied):
	A. Raised a minimum of 12 inches above the ground, has a length of at least 65 percent of the width of the dwelling, projects out a minimum of eight feet from the dwelling (eaves may project an additional 12 inches) and a minimum of 50 percent is covered with a permanent, solid, waterproof roof and the remaining portion covered by a minimum 10 percent solid trellis; or		.02
	B. Has a length of at least 50 percent of the width of the dwelling, projects out a minimum of six feet from the dwelling (eaves may project an additional 12 inches) and is 100 percent covered with a permanent, solid, waterproof roof.		.01
ROOFS (A maximum of 0.02 FAR bonus points permitted.)
10. A roof on the main building having a slope of at least 4:12 but less than 6:12 for at least 80 percent of the total building area with eaves projecting a minimum of 12 inches for the entire sloped roof perimeter.			.01
11. A roof on the main building with a pitch of 6:12 or greater for at least 80 percent of the total building area with eaves projecting a minimum of 12 inches for the entire sloped roof perimeter and the 6:12 portion of the roof’s ridge axis perpendicular to the street.			.02
12. On lots which are 40 feet or less in width: a main building with a variation of roof lines visible from all adjoining street rights-of-way.			.01
13. A roof on the main building having a slope of 4:12 or greater for at least 80 percent of the total building area with eaves equivalent to at least five percent of the width of the front facade for the entire sloped roof perimeter with a minimum of 24 inches.			.01
WINDOWS
14. All windows along both side facades of the main building, at each story, offset horizontally at least 12 inches (edge to edge) from windows of immediately adjoining main buildings. Windows with a sill height of 66 inches or more above the floor, obscure, or separated by 20 feet or more horizontally are not required to be offset.			.01
STRUCTURAL COVERAGE
15. A maximum total structural coverage of 40 percent with exceptions otherwise permitted:
	A. For lots with a gross lot area of 5,650 square feet or less; or		.02
	B. For lots with a gross lot area greater than 5,650 square feet.		.01
16. A main building where the second story gross floor area and floor area equivalent is 50 percent or less of the gross floor area and floor area equivalent of the first story.			.02
GARAGES AND DRIVEWAYS (A maximum of 0.02 FAR bonus points permitted.)
17. An on-grade detached garage adjacent to the rear property line with the following garage and site restrictions: (a) limited to a depth of 26 feet from the rear property line; (b) a maximum of 11 feet in height for flat roofs or 13 feet in height for sloped roofs of 4:12 or greater; and (c) a minimum rear yard setback of 66 feet to any main building (the separation between the garage and main building shall be open from the ground to the sky except for projections or landscape accessory structures otherwise permitted).			.02
18. A garage with the following garage and site restrictions: (a) on a lot that does not abut an alley, or due to the location of the lot or physical attributes of the land the garage may only be accessed by vehicles through the front yard; (b) the garage provides the required covered parking; and (c) the lot is not a corner lot:
	A. All on-grade garages located in the rear 50 percent of the lot depth with a driveway maximum width of 10 feet in the first 30 percent of the lot depth.		.02
	B. All on-grade attached garages with parking garage doors which are visible from the street with a maximum cumulative door width of 18 feet set back four feet or more from the dominant adjoining building facade which are wood and contain architectural details.		.01
	C. All parking garages with vehicle access doors turned 90 degrees or more from the street or which are otherwise not visible from the street, provided the garage door(s) are facing the adjacent side yard setback and the garage wall facing toward the street does not extend beyond the adjacent front facade of the building.		.01
	D. Driveways within the front yard setback where the center of the driveway is planted and maintained with turf or other plant material equal to 100 percent or more of the total width of all hard drivable surface area (wheel well, Bermuda or Hollywood style driveways).		.01
SETBACKS AND HEIGHT
19. A main building limited to one story with a maximum height of 14 feet to top of a flat roof and 20 feet to the ridge or peak of sloped roofs (otherwise permitted exceptions allowed).			.03
20. A main building with a maximum flat or ridge roof height of 150 percent of the flat or sloped roof ridge height of the shortest of the immediately adjoining next door main building, provided at least one of the neighboring main buildings does not exceed one story or 14 feet in height (may not be combined with other height features).			.02
21. A main building with a roof height limited to 90 percent of otherwise allowable height (may not be combined with other height features).			.01
22. A second story front facade set back a minimum of eight feet from the dominant first story facade for a minimum of 70 percent of the width of the first story.			.01
23. A courtyard along the side facade of the main building, open to the side yard, of at least 15 feet in depth (parallel to the side property line), and a minimum width of 30 percent of the lot width from the side property line. Said courtyard shall be open to the sky, except for architectural features which may project into the courtyard up to a maximum of 10 percent of the lot width. Said courtyard shall be an integral part of the main building and not open to the front or rear yards.			.01
24. An increased front yard setback a minimum of eight feet for all stories for 50 percent or more of the front facade width with exceptions otherwise permitted from said increased setback line; provided, that any portion of a garage along the front facade is set back the additional eight feet.			.02
25. A main building with one increased side yard setback above 16 feet in height which slopes away from the vertical plane of the required side yard setback line by at least 45 degrees:
	A. With the increased side yard provided along a northerly side property line which has a compass bearing between N 60° E and S 60° E; or		.02
	B. With the increased side yard located other than along the northerly side property described above. Dormers shall be permitted to encroach into the 45-degree setback; provided, that they comply with CMC 86.08.080, Dormers.		.01
26. A main building with increased side yard setbacks on both sides above 16 feet in height which slope away from the vertical plane of the required side yard setback lines by at least 45 degrees. Dormers shall be permitted to encroach into the 45-degree setbacks; provided, that they comply with CMC 86.08.080, Dormers (may not be combined with number 25).			.02
27. One side yard setback above the first story which is at least 33 percent greater than the minimum required side yard setback.			.01
28. Both side yard setbacks above the first story which are at least 33 percent greater than the minimum required side yard setback (may not be combined with number 27).			.02
29. A main building with one side yard setback for all stories which is at least 33 percent greater than the minimum required side yard setback with projections otherwise permitted from the increased setback line except for eaves which may project from the minimum setback line.			.01
30. A main building with both side yard setbacks for all stories which are at least 33 percent greater than the minimum required side yard setback with projections otherwise permitted from the increased setback line except for eaves which may project from the minimum setback line (may not be combined with number 29).			.02
31. On lots which are 30 feet or less in width: two or more attached dwellings and covered parking constructed with a common zero side yard setback on two or more lots having contiguous interior lot lines. The remaining side yards shall not be less than 20 percent of the width of each respective lot. All side street lot lines and interior lot lines adjoining property not part of the development shall not be permitted to have such a reduced side yard.			.02
ARCHITECT AND DESIGN REVIEW
32. Plans drawn and signed by a California licensed architect with the architect-of-record’s title block on all sheets of the plans and an affidavit signed by the architect stating that the plans were drawn by or under the direct supervision and approval of him or her.			.01
33. Approval from the Design Review Commission.			.01
HISTORIC DESIGNATION
34. Approval of a historic alteration permit by the City of Coronado Historic Resource Commission to alter, add to, or modify a main building designated as a historic resource by the City of Coronado, State of California, or the Federal Government.			.02
FAR DEDUCTIONS
35. FAR Deductions:
	A. More than 18 lineal feet (cumulative) of garage door(s) on the front facade of the main building;		-.01
	B. A deck or balcony on any building adjoining a building facade or on or above the roof which is above the finished floor of the second story or 14 feet above grade, which does not have all of the following minimum setbacks:		-.01
		1. A front and street side setback of five feet from the adjoining front or street side facade;
		2. An interior side setback from the side facade of the structure as follows:

		3. A rear setback of 50 percent of the lot depth;
	C. A main building whose front and side elevations have architectural elements such as, but not limited to, windows, doors and columns that are higher than 14 feet or have a cumulative proportion opening-to-solid of greater than 30 percent with each story per facade calculated separately;		-.01
	D. A finished first story floor or a finished floor directly above an underground parking garage or basement greater than 30 inches above grade;		-.01
	E. Landscaping with plant material or water features between the front of the main building and the front property line which is less than 40 percent of said area for lots with a frontage less than 50 feet in width and less than 60 percent for lots with a frontage of 50 feet or greater;		-.01
	F. A main building with facades of the same color, style, and texture as the main building of either adjoining property;		-.01
	G. Construction of a new main building with the same roof pitch as the main building of either adjoining property as viewed from the street (a minimum roof pitch of 1:12 difference is required). The following roofs are excluded:		-.01
		1. Roofs with the main ridge line oriented 90 degrees to the ridge line of both adjoining roofs; and
		2. Roofs with the main ridge line having an eight-foot or greater vertical height difference as compared to the ridge line of both adjoining roofs (e.g., one story vs. two story).

(Ord. 2017 §§ 8, 9, 2010; Ord. 2003 § 3, 2009; Ord. 1971 § 2, 2005)

86.08.037 Lot frontage required for CC-1 Subzone.

The lot frontage of CC-1 Subzone lots shall be at least 65 feet in length, on at least one public street. (Ord. 1971 § 2, 2005)

86.08.040 Front yard required.

There shall be a front yard of not less than 25 feet. Lots having a depth of 60 feet or less shall have a front yard of not less than 15 percent of the depth of the lot. (Ord. 1971 § 2, 2005)

86.08.050 Rear yard required.

A. There shall be a first story rear yard of not less than 20 percent of the depth of the lot; provided, however, such rear yard need not exceed 15 feet (the handle portion of a panhandle lot shall be excluded from lot depth calculations).

B. 1. There shall be a setback of five feet from any rear property line for accessory structures and for covered parking which is attached to the main building, except that for lots without vehicle access from an alley or that front solely on an alley, a maximum of three feet shall be required for rear yards of single story detached garages limited to 24 feet in width and located in the rear 26 feet of the lot depth.

2. That portion of the covered parking which is in the required rear yard and is attached to the main building shall comply with the allowable height for accessory buildings.

C. For all lots except those with a rear property line adjoining a public park or bay, there shall be a second story rear yard of not less than 20 percent of the depth of the lot, except for lots that are both 110 feet or greater in depth and 6,000 square feet or greater in lot area, for which there shall be a second story rear yard of not less than 40 percent of the lot depth. However, in no case would the lot area of the required second story rear yard be required to exceed 20 percent or 40 percent of the gross lot area, respectively (the handle portion of a panhandle lot shall be excluded from lot depth calculations).

1. The height of a single story within the required second story rear yard shall comply with the allowable height for accessory buildings.

2. Roof decks and second story balconies are prohibited in the second story rear yard except as otherwise permitted to project from said increased second story setback line.

D. For lots 110 feet or less in depth without alley access, single story additions to existing single-family dwelling buildings or duplexes may extend into the required rear yard a distance of five feet provided the area of such extension does not exceed 25 percent of the required rear yard. In no case shall the rear yard be less than 10 feet at any point and the height of said addition shall comply with the allowable height for accessory buildings.

E. Rear yards for reversed corner lots shall be as provided in CMC 86.08.070.

F. Rear yards for a carriage house shall be as provided in CMC 86.56.110. (Ord. 2017 §§ 12, 13, 2010; Ord. 2003 § 4, 2009)

86.08.060 Side yards – Interior or corner lots.

A. There shall be a minimum side yard on each side of a building in accordance with the following table; provided, however, that such side yard shall not be less than three feet in width:


Lot Size (Square Feet)	Side Yard (Percent of Lot Width)
<8,000	10%
8,000 – 8,999	11%
9,000 – 9,999	12%
10,000 – 10,999	13%
11,000 – 11,999	14%
>11,999	15%

Exceptions:

1. For side yards adjoining an alley a maximum of five feet shall be required;

2. For single story detached accessory structures located in the rear 26 feet of the lot depth, side yards of not less than 10 percent of the width of the lot shall be provided; however, such side yards shall not be less than three feet and need not exceed five feet;

3. For lots without vehicle access from an alley or that front solely on an alley, a single story detached garage limited to 24 feet in width and located in the rear 26 feet of the lot depth shall be required to provide a maximum three-foot side yard; and

4. For lots 50 feet or less in width, regardless of lot size, side yards of not less than 10 percent of the width of the lot shall be provided; however, such side yards shall not be less than three feet and need not exceed five feet.

B. Where a single-family dwelling building, duplex development, or detached garage is proposed for two or more lots having contiguous interior lot lines, one side yard of each lot may be reduced to a zero setback upon site approval. The remaining side yard shall not be less than 20 percent of the width of the lot; provided, however, that such side yard shall not be less than six feet. All side street lot lines and interior lot lines adjoining property not part of the development shall not be permitted to have a reduced side yard. In the case of duplex units, no more than two such units may be attached where allowed in the R-1A Zone. (Ord. 1971 § 2, 2005)

86.08.070 Reversed corner lots – Side and rear yards.

A. There shall be a side yard on the side street lot line of a reversed corner lot of not less than 50 percent of the average of the front yards required on the first five building sites on the block face that are adjoining or adjacent to the rear lot line of the reversed corner lot or as required in CMC 86.08.060(A), whichever is greater. The remaining side yard and the first story rear yard shall not be less than 10 percent of the width or depth of the lot respectively; provided, however, that such side yard width or first story rear yard depth shall not be less than three feet and need not exceed five feet. The front yard shall be as provided in CMC 86.08.040.

B. There shall be a second story rear yard for a reversed corner lot of not less than 20 percent of the depth of the lot. However, in no case shall the lot area of the required second story rear yard exceed 20 percent of the total lot size, respectively.

1. The height of a single story within the required second story rear yard shall comply with the allowable height for accessory buildings.

2. Roof decks and second story balconies are prohibited in the second story rear yard except as otherwise permitted to project from said increased second story setback line.

C. Where a single-family dwelling building or duplex development is proposed for two or more lots having contiguous interior lot lines, the reduced side yard as provided under CMC 86.08.060(B) shall apply only to the interior lot line of a reversed corner lot. The side yard on the side street lot line shall be increased by the width of the setback required for the interior lot line prior to reduction.

D. Reversed corner lots having one side lot line on a street and the remaining side lot line on a street or alley shall maintain a setback on the side street lot line of not less than 10 percent of the width of the lot and no less than 25 feet. CMC 86.56.630 (Exceptions – Average front yard setback rule) may be applied to the setback on this side street lot line. The remaining side yard shall be no less than 10 percent of the width (for the front and rear yards) of the lot, respectively; provided, however, that such side yard width or front, or rear yard depth, shall not be less than three feet and need not exceed five feet. (Ord. 2003 § 5, 2009)

86.08.080 Dormers.

A. A dormer with its lowest point of the vertical face above the ceiling joists of a second story or greater than 18 feet in height above “grade,” or a dormer with window openings into an attic above a second story, and which faces a side, front, or rear yard, shall be subject to the following requirements:

1. Each dormer facing a side property line shall be set back from the exterior side facade of the wall below a minimum of 50 percent of the required side yard setback and need not exceed three feet;

2. Each dormer facing a front or rear property line shall be set back from the exterior front or rear facade of the wall below a minimum of three feet;

3. Each dormer shall not exceed a width of eight feet, and there shall be a minimum separation between each dormer of no less than 1.5 times the width of the narrowest dormer along each respective front, side or rear of a building;

4. The total cumulative width of all dormers on any one front, side or rear of a building shall not exceed 35 percent of the length of the roof abutting the given front, side or rear yard, with a minimum cumulative width of eight feet permitted;

5. The highest point of any dormer shall be no higher than one foot lower than the ridge of the abutting main roof for roofs of less than 6:12 slope, or one foot, six inches lower than the ridge for roofs of 6:12 or greater slope;

6. Gable dormers shall be exempt from subsection A of this section if said dormers have a minimum roof pitch equal to or greater than the main roof, the exterior vertical face is continuous with the exterior facade of the story below and if the dormer contains windows they must open to the first or second story.

B. Each dormer shall contain vertical windows or vents of at least four square feet in cumulative size facing the adjoining front, side or rear yard (excluding gable dormers with a minimum roof pitch equal to or greater than the main roof and where the exterior vertical face is continuous with the exterior facade of the story below). (Ord. 2003 § 6, 2009)

86.08.090 Roof decks and balconies above 14 feet.

A deck or balcony whose walking surface is 14 feet or greater above “grade” shall maintain the following minimum setbacks, access, and design restrictions:

A. A front and street side yard setback of five feet from the adjoining front or street side facade;

B. An interior side setback from the side facade of the structure as follows:


Lot Width	Facade Setback Required
25 feet or less	3 feet
26 – 50 feet	5 feet
51 feet and greater	8 feet

C. A rear setback of 50 percent of the lot depth;

D. Access to said decks or balconies shall not be enclosed or covered unless said access is incorporated into the roof of the building, shall not be through a roof dormer, and shall not have the appearance of a separate structure;

E. No portion of said decks or balconies shall be covered with any structures and shall be 100 percent permanently open to the passage of light and air to the sky; and

F. No portion of roofs, decks or balconies above 14 feet above grade within the setback requirements of subsection A, B, or C of this section shall be designed for pedestrian use, shall be accessible by an exterior door greater than 30 inches by 30 inches, or shall be waterproofed and/or finished in a material designed for pedestrian foot traffic. (Ord. 2017 §§ 15, 16, 2010; Ord. 1992 §§ 1, 2, 2008)

86.08.100 Lot area.

Lots in the R-1A Zone shall have a lot size of no less than 5,500 square feet, except lots designated as R-1A(E) on the zoning map shall have a lot size of no less than 5,250 feet, lots designated as R-1A(CC-1) on the zoning map shall have a lot size of no less than 7,500 square feet, lots designated as R-1A(CC-2) on the zoning map shall have a lot size of no less than 6,600 square feet, and lots designated as R-1A(CC-3) on the zoning map shall have a lot size of no less than 6,000 square feet. (Ord. 1971 § 2, 2005)

86.08.110 Maximum structural coverage allowed.

The total structural coverage shall not exceed 50 percent of the gross lot or building site area. (Ord. 1971 § 2, 2005)

86.08.120 Off-street parking required.

Off-street parking shall be provided in accordance with Chapter 86.58 CMC. (Ord. 1971 § 2, 2005)

86.08.130 Development landscaping required.

A. A minimum of 35 percent of the total site area of new residential developments and 15 percent of the total site area of new commercial developments (in both cases excluding waterways, and required streets and sidewalks) shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping;

B. A maximum of 50 percent of the landscaping required by this title may be provided by the use of either water features or by the use of water features and decorative rock, decorative paved surfaces, fixed seating, planter walls, open decks, barbecues, fire pits, arbors or gazebos limited to 50 square feet, and similar garden hard surface features;

C. For lots with a “frontage” less than 50 feet, a minimum of 40 percent of the area between the front of the main building and the front property line shall be landscaped with plant material or water features;

D. For lots with a “frontage” of 50 feet or greater, a minimum of 60 percent of the area between the front of the main building and the front property line shall be landscaped with plant material or water features;

E. When new construction or additions over 500 square feet in size are constructed, the property owner shall plant street trees in all public rights-of-way adjacent to said property, if space is available. It shall be the responsibility of the adjoining property owner to provide an automatic irrigation system for said trees. All shade trees shall have a minimum two-inch diameter trunk (measured four feet, six inches above the root crown) and palm trees shall have a minimum six-foot brown trunk. The tree species, spacing, planting, and/or removal of existing trees shall be at the direction of the City of Coronado in accordance with City specifications and the City’s approved street tree list. (Ord. 1971 § 2, 2005)

86.08.140 Facade treatment required.

A. 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.

B. The facade treatment shall not encroach into the required side yards except as permitted elsewhere in this title. (Ord. 1971 § 2, 2005)

86.08.150 Courtesy notice.

No building or demolition permit for the demolition or new construction of 200 square feet or more shall be approved unless the adjacent residents are notified in advance of the permitted work commencing. Addressed and stamped envelopes and letters in a form prescribed by the Community Development Department shall be submitted to the City of Coronado by the applicant at the time of permit application and shall be a minimum of 10 calendar days in advance of the building or demolition permit being approved. Each notice shall be completed by the applicant and mailed by the City. Noticed properties shall include residents of adjoining properties which share a property line with the subject property and those properties, lots, parcels or residences of which all or any part thereof is directly across any adjoining public or private right-of-way or easement from the subject property. (Ord. 1971 § 2, 2005)

86.08.160 Nonconforming uses and structural nonconformities.

Nonconforming uses and structural nonconformities shall be in accordance with Chapter 86.50 CMC. (Ord. 1971 § 2, 2005)

86.08.170 Special provisions.

Special provisions (additional regulations, exceptions and lot and building certification requirements) shall be in accordance with Chapter 86.56 CMC. (Ord. 1971 § 2, 2005)

86.08.180 Lot and building certification required.

Property corners, lot dimensions, gross lot area, grade, building height, front, side and rear yard setback certification shall be in accordance with CMC 86.56.635. (Ord. 1971 § 2, 2005)