Chapter 86.09 R-1A(BF) – SINGLE-FAMILY RESIDENTIAL BAY FRONT SUBZONE

Chapter 86.09
R-1A(BF) – SINGLE-FAMILY RESIDENTIAL BAY FRONT SUBZONE

Sections:

86.09.010 Purpose and intent.

86.09.020 Permitted and accessory uses.

86.09.030 Measurement standards for “building height,” “grade,” “structural coverage,” “floor area ratio (FAR),” and “depth of lot.”

86.09.040 Height regulations.

86.09.050 Floor area ratio.

86.09.060 Lot width required.

86.09.070 Front yard required.

86.09.080 Rear yard required.

86.09.090 Side yards.

86.09.100 Height restrictions within side yards.

86.09.110 Dormers.

86.09.120 Roof decks and balconies above 14 feet.

86.09.130 Lot area.

86.09.140 Maximum structural coverage allowed.

86.09.150 Off-street parking required.

86.09.160 Development landscaping required.

86.09.170 Facade treatment required.

86.09.180 Undergrounding of utilities.

86.09.190 Noticing requirements.

86.09.200 Nonconforming uses and structural nonconformities.

86.09.210 Special provisions.

86.09.220 Lot and building certification required.

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86.09.010 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(BF) Subzone is a subzone of the R-1A Zone with unique development standards due to the subzone’s unusual location relative to the San Diego Bay and public rights-of-way; topography; lot configurations; and unbuildable portions of the lots. The R-1A(BF) Subzone is intended to provide for neighborhoods consisting of single-family dwelling buildings with a minimum gross lot size of 7,500 square feet of lot area per dwelling unit. Density is six dwelling units per acre. (Ord. 1971 § 2, 2005)

86.09.020 Permitted and accessory uses.

The following principal uses shall be allowed in the R-1A(BF) Subzone:

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

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

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.

C. Residential care facility. (Ord. 2022 §§ 5, 7, 2011; Ord. 2015 §§ 6, 13, 2010; Ord. 1971 § 2, 2005)

86.09.030 Measurement standards for “building height,” “grade,” “structural coverage,” “floor area ratio (FAR),” and “depth of lot.”

A. Lots Adjoining the Bay. The property owner of a lot adjoining the bay shall have the option of selecting either the “gross lot area” (as defined in CMC 86.04.325) or the “adjusted lot area,” for the combined purposes of “grade” determination, “structural coverage,” “floor area ratio” (or “FAR”), and “depth of lot” calculation. The “adjusted lot area” of a lot abutting the bay shall be the computed area contained within the lot lines less any panhandle area and less the area bayward from a line across the lot which is established at the discretion of the property owner on natural grade not created by landfill. If the property owner selects the “gross lot area” option, “grade” shall be the average ground level of the center line of First Street and the rear property line. If the property owner of a lot without street frontage selects the “gross lot area” option, “grade” shall be the average ground level of the front and rear property lines. If the property owner selects the “adjusted lot area” option, “grade” shall be the average ground level of the front and rear boundary lines of the “adjusted lot area,” and the “adjusted lot area” shall be used as “gross lot area” for FAR calculation (CMC 86.04.308 and 86.09.050) and structural coverage calculation (CMC 86.04.760 and 86.09.120).

B. Lots Not Adjoining the Bay but Adjoining the Frontage Road. For lots not adjoining the bay but adjoining the frontage road which runs parallel to and north of First Street, the “adjusted lot area” shall be used as “gross lot area” in the calculation of FAR (CMC 86.04.308 and 86.09.050) and structural coverage calculation (CMC 86.04.760 and 86.09.120). The “adjusted lot area” of said frontage road lots shall be the area bounded by the northerly curb of the said frontage road and the side and rear lot lines. However, if the entire lot area is 7,500 square feet or less and the calculated “adjusted lot area” is less than 70 percent of the entire lot area, then 70 percent of the entire lot area shall be used as the “adjusted lot area” for the calculation of FAR and “structural coverage.” “Grade” for said frontage road lots shall be the average ground level of the center line of First Street and the rear property line.

C. Lots Not Adjoining the Bay or the Frontage Road but Adjoining First Street. For lots not adjoining the bay or the frontage road but adjoining First Street “grade,” “structural coverage” and FAR shall be determined as prescribed by CMC 86.04.308, 86.04.318, 86.04.760, 86.09.050 and 86.09.120. (Ord. 1971 § 2, 2005)

86.09.040 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” as defined in CMC 86.04.318.

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 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. (Ord. 2017 §§ 4, 6, 2010; Ord. 1971 § 2, 2005)

86.09.050 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) or “Adjusted Lot Area” (ALA) per CMC 86.09.030
GLA or ALA	Base FAR	Max FAR	GLA or ALA	Base FAR	Max FAR	GLA or ALA	Base FAR	Max FAR	GLA or ALA	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. For lots with a frontage of 40 feet or greater along First Street and not adjoining the frontage road, a required front yard with no wall, fence, or hedge 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. (Bonus points for 1 and 2 may not be combined)			.01
2. A required front yard with no wall, fence or hedge 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. 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
	C. Plant material shall cover a minimum of 80 percent of the required front yard (excluding driveways designed in accordance with the below number 9). (Bonus points for 1 and 2 may not be combined)
3. Design and install water-efficient plant material and irrigation systems in compliance with Chapter 64.06 CMC for the entire lot (exemptions provided within Chapter 64.06 CMC shall not apply).			.01
NEIGHBORHOOD COMPATIBILITY (A maximum of 0.02 FAR bonus points permitted.)
4. Install a building-integrated photovoltaic (BIPV) system integrated into the building architecture with a minimum 1.2 kilowatts (kW) (e.g., thin film photovoltaic (PV) cells integrated into roof shingles). (Bonus points for 4 and 5 may not be combined)			.01
5. 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 4 and 5 may not be combined)			.01
6. An addition designed to be compatible to, and to retain, the architectural style of the original dwelling.			.01
FRONT PORCH
7. For lots with a front property line of 40 feet or more in width, a covered and 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:
	A. Raised a minimum of 12 inches above the ground, has a length of at least 65 percent of the width of the dwelling and 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 and 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
GARAGES AND DRIVEWAYS (A maximum of 0.02 FAR bonus points permitted.)
8. All on-grade 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
9. 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
10. All parking garages that have doors turned 90 degrees or more from First Street or are otherwise not visible from First Street.			.02
ROOFS
11. A main building with a variation of roof lines visible from all adjoining street rights-of-way.			.01
12. A roof on the main building with a ridge axis perpendicular to the street and having a slope or pitch 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 six inches for the entire sloped roof perimeter, but a maximum of six inches into required side yards.			.02
13. Roofs with a ridge axis perpendicular to the street and having a slope or pitch between 4:12 and 12:12 for at least 80 percent of the total building area which projects into the structure of the building a minimum of five feet and with a top plate no higher than six feet above the finished floor elevation for the entire length of the roof along one side yard (permitted for one- or two-story buildings).			.01
STRUCTURAL COVERAGE
14. A maximum total structural coverage of 40 percent of the gross lot area or the adjusted lot area, as applicable in accordance with CMC 86.09.030 (exceptions otherwise permitted).			.02
15. 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.			.03
EXTERIOR RAILINGS AND GUARDRAILS
16. All exterior railings and guardrails over eight feet above grade which do not exceed the minimum height standard contained in the Uniform Building Code at decks, balconies, and stairs, are 70 percent transparent above the lower six inches (i.e., 70 percent total railing area each 10-foot increment is air, 30 percent is solid, meaning support posts, vertical and horizontal members, etc.). Clear glass meeting Uniform Building Code standards, but not plastic-related materials, can be used to meet this transparency criterion.			.01
SETBACKS AND HEIGHT
17. 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
18. 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
19. A main building with a roof height limited to 90 percent of otherwise allowable height (may not be combined with other height features).			.01
20. 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
21. Increase view corridor side yard (CMC 86.09.090) setback by five feet for the entire length of both stories (normal exceptions permitted):
	A. Lots adjoining the bay; or		.01
	B. Lots not adjoining the bay.		.02
22. Increase non-view corridor side yard setback by five percent or more of lot width for the entire length of both stories (e.g., 50 feet lot width x 0.05 percent = two and one-half feet additional) (normal exceptions permitted).			.01
23. Both of number 21 and 22 above (bonus points are cumulative).			.01
24. Second story front set back from the first story facade by six feet or more (normal exceptions permitted) for 50 percent or more of front facade width, provided the roofline of the first story facade (below said setback) or 70 percent transparent railings (see number 16) do not exceed the second story finished floor height by three feet.			.01
25.
	A. Second story side yard set back from the first story facade, for its entire length on the view corridor side yard, for each of up to three increments equal to five percent of lot width (e.g., 50 feet lot width x 0.05 percent = two and one-half feet additional per increment) (normal exceptions permitted); or		.01 (.01 x 3 = 0.03 max)
	B. All buildings 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. Dormers shall be permitted to encroach into the 45-degree setback; provided, that they shall be set back from the side property line a minimum of 150 percent of the required side yard, shall not exceed eight feet in width and a cumulative width of 25 percent of the length of the roof abutting the side yard and shall maintain a minimum of eight-foot separation between dormers. The highest point of each such dormer shall be a minimum of 12 inches lower than the ridge of the abutting main roof.		0.01
(25A and B may not be combined on one side but are permitted on opposite sides for additional bonus points.)
26. A courtyard along the side facade of the main building, open to the side yard, of at least 15 feet in width (parallel to the side property line), and a minimum depth of 30 percent of the lot width from the normal setback 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
ARCHITECT AND DESIGN REVIEW
27. 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
28. Approval from the Design Review Commission.			.01
HISTORIC DESIGNATION
29. 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
30. 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 setback of five feet from the adjoining front facade;
		2. An interior side setback from the side facade of the structure as follows:

	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. A required front yard with landscaping of plant material or water features 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, 10, 2010; Ord. 2003 § 7, 2009; Ord. 1971 § 2, 2005)

86.09.060 Lot width required.

There shall be a lot width of not less than 50 feet, except for panhandle portions of lots which shall be permitted in accordance with the Coronado Municipal Code Subdivision Ordinance. (Ord. 1971 § 2, 2005)

86.09.070 Front yard required.

There shall be a front yard of not less than 25 feet or as may be otherwise specified on a recorded subdivision, record of survey or parcel map recorded prior to the effective date of this title. 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)

86.09.080 Rear yard required.

A. There shall be a rear yard of not less than 20 percent of the depth of the lot; provided, however, such rear yard need not exceed 15 feet. In addition thereto, there shall be a setback of five feet from any rear property line for accessory buildings and for covered parking, which 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.

B. For lots 110 feet or less in depth and not adjoining the bay, single-family dwelling buildings 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. (Ord. 1971 § 2, 2005)

86.09.090 Side yards.

The following minimum side yards and restrictions shall apply:

A. Lots Adjoining the Bay. There shall be a side yard on one side of a building of not less than 10 percent of the width of the lot; provided, however, that such side yard shall not be less than three feet wide and need not exceed five feet. The opposite side yard shall be designated as a view corridor side yard and shall be not less than 12 feet in width. The view corridor side yard shall, when possible, be on the same side as the adjoining lot’s view corridor or wider side yard and continuous with the view corridor of the adjoining lot located between the subject lot and First Street (if one exists). If the subject lot is of a panhandle shape said view corridor side yard shall be provided on the panhandle side of the lot. The goal of said view corridor shall be to provide a minimum 20- to 24-foot wide (depending on lot location) view corridor from First Street to the bay between every two adjacent dwellings. Where an interior side property line is also the rear property line of a lot adjoining the frontage road, a minimum 15-foot side yard shall be provided from said common lot line except for single story garages limited to 14 feet in height which shall maintain a minimum five-foot side yard from the common lot line.

B. Lots Not Adjoining the Bay. There shall be a side yard on one side of a building of not less than 10 percent of the width of the lot; provided, however, that such side yard shall not be less than three feet wide and need not exceed five feet. The opposite side yard shall be designated as a view corridor side yard. If the subject lot adjoins one or more panhandle-shaped lots which extend to the bay, said view corridor side yard shall be provided on the side of the lot adjoining said panhandle lot and shall be no less than 10 feet in width measured from the mid-point of the combined (one or more) adjoining panhandles with a minimum side yard (from the subject lot’s side property line to the building) of no less than 10 percent of the width of the lot and no less than three to five feet wide (depending on lot width). If not adjoining a panhandle-shaped lot, the view corridor side yard shall be on the same side as the adjoining lot’s view corridor or wider side yard and continuous with the view corridor of the adjoining lot located between the subject lot and the bay and shall be not less than 10 feet in width. The goal of said view corridor shall be to provide a minimum 20- to 24-foot wide (depending on lot location) view corridor from First Street to the bay between every two adjacent dwellings.

C. Lots Adjoining a Public Park or Perpetual Public Access Easement. There shall be a side yard on each side of a building of not less than 10 percent of the width of the lot; provided, however, that such side yard shall not be less than three feet wide and need not exceed five feet so long as when the side yard adjoining a public park or perpetual public access easement is combined with the open space of said park or easement that the total width is at least 24 feet for lots adjoining the bay and 20 feet for lots not adjoining the bay. To qualify, said park or easement must extend from First Street to the bay, and must run parallel to and for the entire length of the subject property’s side property line. The side yard adjoining said park or easement shall be designated as a view corridor side yard. If the total minimum combined view corridor side yard and open space is not achieved both side yard requirements shall be as prescribed in the relevant subsection A or B of this section. The goal of said view corridor shall be to provide a minimum 20- to 24-foot wide (depending on lot location) view corridor from First Street to the bay between every two adjacent dwellings.

D. Lots Less Than 50 Feet in Width, Excluding Any Panhandle Portion. There shall be a side yard on each side of a building of not less than 10 percent of the width of the lot; provided, however, that such side yard shall not be less than three feet wide and need not exceed five feet. (Ord. 1971 § 2, 2005)

86.09.100 Height restrictions within side yards.

View corridor side yards required above shall be open to the sky and maintained free of all visual obstructions (e.g., fences/walls, plants or vegetation, accessory buildings, etc.) above six feet in height above natural ground level. Said view corridor side yards shall be open from the street frontage, or property line closest to the street, through to the bay except for architectural projections from the building permitted elsewhere in this title. (Ord. 1971 § 2, 2005)

86.09.110 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,” as determined by CMC 86.09.030, 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 § 8, 2009)

86.09.120 Roof decks and balconies above 14 feet.

A deck or balcony whose walking surface is 14 feet above “grade” as determined by CMC 86.09.030 shall maintain the following minimum setbacks and access restrictions:

A. A front setback of five feet from the adjoining front facade;

B. A view corridor side yard setback of five feet from the adjoining side facade;

C. A non-view corridor side yard 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

D. A rear setback of 50 percent of the lot depth (the panhandle portion of a lot and the area south of the northerly curb of the frontage road shall be excluded from lot depth calculations);

E. 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;

F. 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

G. No portion of roofs, decks or balconies above 14 feet above grade within the setback requirements of subsection A, B, C, or D 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, 18, 2010; Ord. 1992 §§ 1, 2, 2008)

86.09.130 Lot area.

Lots in the R-1A(BF) Subzone shall have a lot size of no less than 7,500 square feet. (Ord. 1971 § 2, 2005)

86.09.140 Maximum structural coverage allowed.

The total structural coverage shall not exceed 50 percent of the “gross lot area” or of the “adjusted lot area” required per CMC 86.09.030(A) and (B). Yard, setback, or other restrictions may prevent development from obtaining 50 percent structural coverage. (Ord. 1971 § 2, 2005)

86.09.150 Off-street parking required.

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

86.09.160 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 required front yard 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 required front yard 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)

86.09.170 Facade treatment required.

A. The side facades of main buildings shall incorporate design components to provide relief, to assure 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)

86.09.180 Undergrounding of utilities.

When new construction in the R1-A(BF) Subzone occurs or when improvements result in more than 50 percent of an existing dwelling being demolished and rebuilt, or when property is improved or renovated with a building permit valuation for the improvement or renovation of $100,000 or more, the property owner of said property shall underground all existing and future utilities to the site, except for utilities which are not possible to underground (such as backflow valves and transformers). Said utilities shall be located on private property and said utilities shall be screened from public view, at the direction of the City of Coronado. (Ord. 1971 § 2, 2005)

86.09.190 Noticing requirements.

A. 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.

B. In addition to applicable City, State, or Federal requirements, all property owners within the R-1A(BF) Subzone and within 300 feet of a subject property shall receive written notification of all public hearings regarding discretionary permits requested from the City of Coronado for property within said subzone. The property owner of said requested permit shall provide the list of said owners and the addressed and stamped envelopes to the City of Coronado, if available, or compensate the City for providing this service. (Ord. 1971 § 2, 2005)

86.09.200 Nonconforming uses and structural nonconformities.

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

86.09.210 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)

86.09.220 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)