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    Daylight plane and 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.

86.08.190    Undergrounding of utilities.

86.08.200    Mechanical equipment.

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. 2062 § 2 (Exh. A), 2016)

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, supportive housing, and transitional housing. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.030 Daylight plane and height regulations.

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

B. Main Buildings. “Daylight plane” is intended to provide for light and air, and to limit the impacts of bulk and mass on adjacent properties. The daylight plane restriction, when combined with the maximum height limit, defines the “building envelope” within which all new structures or additions must be contained. The daylight plane is an inclined plane, beginning at 18 feet above grade at the side property line, and extending into the site at 45 degrees from the vertical up to the maximum height limit. Main buildings shall not contain more than two stories and shall comply with the height limits and daylight plane restrictions depicted in the following table and graphic illustration:

Lot Width

Height limit for roof pitch less than 3:12 including the top of any wall surrounding a roof with a pitch of less than 3:12

Height limit for roof pitch 3:12 and greater

< 27 feet

25 feet

26 feet

27 – 27.9 feet

25 feet

27 feet

28 – 28.9 feet

25 feet

28 feet

29 – 29.9 feet

25 feet

29 feet

30 feet & greater

25 feet

30 feet

Daylight Plane

1. The following are exempt from the daylight plane requirements:

a. The 45-degree offset shall not be required along a side property line which is adjoining and parallel to a public street, public alley or public open space.

b. The following features may extend beyond the daylight plane provided they are below the height limit:

i. Dormers, gables, cupolas, domes, skylights, parapet walls or similar architectural features; provided, that such features shall not exceed the height limit and the sum of the actual or implied volume of such features which project beyond the daylight plane shall not exceed a maximum of 100 cubic feet when both sides are combined. Furthermore, no one side shall exceed 50 cubic feet except when along a “southerly side lot line” which shall be allowed a maximum of 100 cubic feet. The area of parapet walls, roof decks behind parapet walls and similar design features shall include the volume bounded by the daylight plane, the vertical face of the parapet wall and a level plane at the top of the parapet;

ii. Cornices, eaves, and similar architectural features, provided such features do not extend past the daylight plane more than two feet (flat roofs, flat eaves, continuous walls or enclosures of usable interior space are prohibited to extend past the daylight plane except as permitted above).

c. Chimneys and flues that do not exceed five feet in width; provided, that chimneys do not extend past the required daylight plane a distance exceeding the minimum required by building codes.

d. Architectural features permitted by CMC 86.56.050(C)(1)(a) through (d).

e. Antennas.

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

Accessory Building Maximum Height Limit

< 3:12 Roof Pitch

3:12 – < 6:12 Roof Pitch

≥ 6:12 Roof Pitch

11 feet.

14 feet, 4 inches.

14 feet, 4 inches.

Parapet walls may extend to 14 feet.

15% of the roof plan area may extend to 15 feet, 7 inches.

Carriage House Maximum Height Limit

< 3:12 Roof Pitch

≥ 3:12 Roof Pitch

20 feet.

22 feet.

Parapet walls may extend to 21 feet.

That portion of a “carriage house” which does not contain a second story “habitable room” shall be limited to the above height restrictions for one-story accessory buildings and no roof dormers or other roof projections (except eaves) shall be permitted.

(Ord. 2062 § 2 (Exh. A), 2016)

86.08.035 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

(sq. ft.)

Base FAR

Max FAR

GLA

(sq. ft.)

Base FAR

Max FAR

GLA

(sq. ft.)

Base FAR

Max FAR

GLA

(sq. ft.)

Base FAR

Max FAR

600

0.641

0.740

3100

0.606

0.697

5600

0.525

0.633

8100

0.436

0.565

700

0.640

0.738

3200

0.604

0.695

5700

0.521

0.630

8200

0.432

0.562

800

0.639

0.736

3300

0.603

0.693

5800

0.518

0.628

8300

0.429

0.560

900

0.637

0.735

3400

0.601

0.692

5900

0.514

0.625

8400

0.425

0.557

1000

0.636

0.733

3500

0.600

0.690

6000

0.511

0.622

8500

0.421

0.554

1100

0.634

0.731

3600

0.596

0.687

6100

0.507

0.619

8600

0.418

0.552

1200

0.633

0.729

3700

0.593

0.685

6200

0.504

0.617

8700

0.414

0.549

1300

0.631

0.728

3800

0.589

0.682

6300

0.500

0.614

8800

0.411

0.546

1400

0.630

0.726

3900

0.586

0.679

6400

0.496

0.611

8900

0.407

0.543

1500

0.629

0.724

4000

0.582

0.676

6500

0.493

0.609

9000

0.404

0.541

1600

0.627

0.723

4100

0.579

0.674

6600

0.489

0.606

9100

0.400

0.538

1700

0.626

0.721

4200

0.575

0.671

6700

0.486

0.603

9200

0.396

0.535

1800

0.624

0.719

4300

0.571

0.668

6800

0.482

0.600

9300

0.393

0.533

1900

0.623

0.717

4400

0.568

0.666

6900

0.479

0.598

9400

0.389

0.530

2000

0.621

0.716

4500

0.564

0.663

7000

0.475

0.595

9500

0.386

0.527

2100

0.620

0.714

4600

0.561

0.660

7100

0.471

0.592

9600

0.382

0.524

2200

0.619

0.712

4700

0.557

0.657

7200

0.468

0.590

9700

0.379

0.522

2300

0.617

0.711

4800

0.554

0.655

7300

0.464

0.587

9800

0.375

0.519

2400

0.616

0.709

4900

0.550

0.652

7400

0.461

0.584

9900

0.371

0.516

2500

0.614

0.707

5000

0.546

0.649

7500

0.457

0.581

10000

0.368

0.514

2600

0.613

0.705

5100

0.543

0.647

7600

0.454

0.579

10100

0.364

0.511

2700

0.611

0.704

5200

0.539

0.644

7700

0.450

0.576

10200

0.361

0.508

2800

0.610

0.702

5300

0.536

0.641

7800

0.446

0.573

10300

0.357

0.505

2900

0.609

0.700

5400

0.532

0.638

7900

0.443

0.571

10400

0.354

0.503

3000

0.607

0.699

5500

0.529

0.636

8000

0.439

0.568

≥10500

0.350

0.500

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

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

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

ADDITIONAL DESIGN FEATURES 

FAR BONUS

LANDSCAPE

(A maximum of 0.03 FAR bonus points permitted.)

 

1.    Preserve an existing tree (with a minimum diameter of eight inches for a shade tree or 16 inches for a palm tree, measured four feet, six inches above the root crown, and a height of no less than 20 feet) and its root system in the required front yard, and install an automatic irrigation system for all landscaping in the front yard, including the adjoining public property.

.02

2.    Preserve an existing shade tree (with a minimum diameter of eight inches, measured four feet, six inches above the root crown, and a height of no less than 20 feet) and its root system on the subject property, other than within the required front yard, and install an automatic irrigation system for all landscaping in the rear yard.

.01

FRONT PORCH

 

3.    An unenclosed front porch with a minimum of 50 percent of the perimeter walls of said porch at least 65 percent or more permanently open to the passage of light and air (porches on corner lots may wrap a maximum of 60 percent of the required length around the corner of the dwelling from the front to the street side yard so long as required setbacks are satisfied):

 

 

A.    Raised a minimum of 12 inches above the ground, has a length of at least 65 percent of the width of the dwelling, projects out a minimum of eight feet from the dwelling (eaves may project an additional 12 inches) and a minimum of 50 percent is covered with a permanent, solid, waterproof roof and the remaining portion covered by a minimum 10 percent solid trellis; or

.02

 

B.    Has a length of at least 50 percent of the width of the dwelling, projects out a minimum of six feet from the dwelling (eaves may project an additional 12 inches) and is 100 percent covered with a permanent, solid, waterproof roof.

.01

ROOFS

(A maximum of 0.02 FAR bonus points permitted.)

 

4.    A roof on the main building having a slope of at least 4:12 but less than 6:12 for at least 80 percent of the total building area with eaves projecting a minimum of 12 inches for the entire sloped roof perimeter.

.01

5.    A roof on the main building with a pitch of 6:12 or greater for at least 80 percent of the total building area with eaves projecting a minimum of 12 inches for the entire sloped roof perimeter and the 6:12 portion of the roof’s ridge axis perpendicular to the street.

.02

6.    On lots which are 40 feet or less in width: a main building with a variation of roof lines visible from all adjoining street rights-of-way.

.01

7.    A roof on the main building having a slope of 4:12 or greater for at least 80 percent of the total building area with eaves equivalent to at least five percent of the width of the front facade for the entire sloped roof perimeter with a minimum of 24 inches.

.01

WINDOWS

 

8.    All windows along both side facades of the main building, at the second story, offset horizontally at least 12 inches (edge to edge) from windows of immediately adjoining main buildings. Windows with a sill height of 66 inches or more above the floor or separated by 20 feet or more horizontally are not required to be offset.

.01

STRUCTURAL COVERAGE

 

9.    A maximum total structural coverage of 40 percent with exceptions otherwise permitted:

 

 

A.    For lots with a gross lot area of 5,650 square feet or less; or

.02

 

B.    For lots with a gross lot area greater than 5,650 square feet.

.01

10.    A main building where the second-story gross floor area and floor area equivalent is 50 percent or less of the gross floor area and floor area equivalent of the first story.

.02

GARAGES AND DRIVEWAYS

(A maximum of 0.02 FAR bonus points permitted.)

 

11.    An on-grade detached garage adjacent to the rear property line with the following garage and site restrictions: (a) limited to a depth of 26 feet from the rear property line; (b) a maximum of 11 feet in height for flat roofs or 13 feet in height for sloped roofs of 4:12 or greater; and (c) a minimum rear yard setback of 66 feet to any main building (the separation between the garage and main building shall be open from the ground to the sky except for projections or landscape accessory structures otherwise permitted).

.02

12.    A garage with the following garage and site restrictions: (a) on a lot that does not abut an alley, or due to the location of the lot or physical attributes of the land the garage may only be accessed by vehicles through the front yard; (b) the garage provides the required covered parking; and (c) the lot is not a corner lot:

 

 

A.    All on-grade garages located in the rear 50 percent of the lot depth with a driveway maximum width of 10 feet in the first 30 percent of the lot depth.

.02

 

B.    All on-grade attached garages with parking garage doors which are visible from the street with a maximum cumulative door width of 18 feet, set back four feet or more from the dominant adjoining building facade and which are wood and contain architectural details.

.01

 

C.    All parking garages with vehicle access doors turned 90 degrees or more from the street or which are otherwise not visible from the street, provided the garage door(s) are facing the adjacent side yard setback and the garage wall facing toward the street does not extend beyond the adjacent front facade of the building.

.01

SETBACKS AND HEIGHT

 

13.    A main building limited to one story with a maximum height of 14 feet to top of a flat roof and 20 feet to the ridge or peak of sloped roofs (otherwise permitted exceptions allowed).

.03

14.    A main building with a maximum flat or ridge roof height of 150 percent of the flat or sloped roof ridge height of the shortest of the immediately adjoining next door main building, provided at least one of the neighboring main buildings does not exceed one story or 14 feet in height (may not be combined with other height features).

.02

15.    A main building with a roof height limited to 90 percent of otherwise allowable height (may not be combined with other height features).

.01

16.    A second-story front facade set back a minimum of eight feet from the dominant first-story facade for a minimum of 70 percent of the width of the first story.

.01

17.    A courtyard on the side facade of the main building which is along a “northerly side lot line,” open to the side yard, of at least 15 feet in width (parallel to the side property line), and a minimum depth of 30 percent of the lot width from the side property line. 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

18.    A main building with one increased side yard setback above 16 feet in height which slopes away from the vertical plane of the required side yard setback line by at least 45 degrees:

 

 

A.    With the increased side yard provided along a “northerly side lot line”; or

.02

 

B.    With the increased side yard located other than along the “northerly side lot line.”

.01

 

Dormers shall be permitted to encroach into the 45-degree setback; provided, that they comply with CMC 86.56.130, Roof dormers.

 

19.    A main building with increased side yard setbacks on both sides above 16 feet in height which slope away from the vertical plane of the required side yard setback lines by at least 45 degrees. Dormers shall be permitted to encroach into the 45-degree setbacks; provided, that they comply with CMC 86.56.130, Roof dormers (may not be combined with number 18).

.02

20.    One side yard setback above the first story which is at least 33 percent greater than the minimum required side yard setback.

.01

21.    Both side yard setbacks above the first story which are at least 33 percent greater than the minimum required side yard setback (may not be combined with number 20).

.02

22.    On lots which are 30 feet or less in width: two or more attached dwellings and covered parking constructed with a common zero side yard setback on two or more lots having contiguous interior lot lines. The remaining side yards shall not be less than 20 percent of the width of each respective lot. All side street lot lines and interior lot lines adjoining property not part of the development shall not be permitted to have such a reduced side yard.

.02

ARCHITECT AND DESIGN REVIEW

 

23.    Plans drawn, stamped and signed by a California licensed architect with the architect-of-record’s title block on all sheets of the plans and an affidavit signed by the architect stating that the plans were drawn by or under the direct supervision and approval of him or her.

.01

24.    Approval from the Design Review Commission of the exterior design of all proposed structures on the property.

.04

HISTORIC DESIGNATION

 

25.    Approval of a historic alteration permit by the City of Coronado.

.02

FAR DEDUCTIONS

 

26.    FAR Deductions.

 

 

A.    More than 18 lineal feet (cumulative) of garage door(s) or garage doors over 8 feet in height on the front facade of the main building;

-.01

 

B.    For existing dwellings, a deck or balcony on any building adjoining a building facade or on or above the roof which is above the finished floor of the second story or 14 feet above grade, which does not have all of the following minimum setbacks:

-.01

 

 

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

 

 

 

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

 

 

 

 

 

 

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

 

 

C.    A main building whose front and side elevations have architectural elements such as, but not limited to, windows, doors and columns that are higher than 14 feet;

-.01

 

D.    For existing dwellings, a finished first-story floor or a finished floor directly above an underground parking garage or basement greater than 30 inches above grade;

-.01

 

E.    For existing dwellings, landscaping with plant material or water features between the front of the main building and the front property line which is less than 40 percent of said area for lots with a frontage less than 50 feet in width, and less than 60 percent for lots with a frontage of 50 feet or greater;

-.01

 

F.    A main building with facades of the same color, style, and texture as the main building of either adjoining property;

-.01

 

G.    Construction of a new main building with the same roof pitch as the main building of either adjoining property as viewed from the street (a minimum roof pitch of 1:12 difference is required). The following roofs are excluded:

-.01

 

 

1.    Roofs with the main ridge line oriented 90 degrees to the ridge line of both adjoining roofs; and

 

 

 

2.    Roofs with the main ridge line having an eight-foot or greater vertical height difference as compared to the ridge line of both adjoining roofs (e.g., one story vs. two story).

 

(Ord. 2062 § 2 (Exh. A), 2016)

86.08.037 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. 2062 § 2 (Exh. A), 2016)

86.08.040 Front yard required.

There shall be a front yard of not less than 25 feet.

The following are exceptions to this requirement:

A. Lots having a depth of 60 feet or less shall have a front yard of not less than 15 percent of the depth of the lot.

B. Lots with a “front lot line” solely along an alley shall provide a first-story front yard of no less than five feet and a second-story front yard of no less than 10 feet. No portion of a structure within 10 feet of the alley front lot line shall exceed the height limit for accessory buildings.

C. Where the average front yard setback of a block face is less than 25 feet, the required setback may be computed based on said average in accordance with CMC 86.56.630. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.050 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 40 percent of the depth of the lot, except for lots that are 110 feet or less in depth, for which there shall be a second-story rear yard of not less than 30 percent of the lot depth. However, in no case would the lot area of the required second-story rear yard be required to exceed 40 percent or 30 percent of the gross lot area, respectively (the handle portion of a panhandle lot shall be excluded from lot depth calculations).

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

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

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. 2062 § 2 (Exh. A), 2016)

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%

The following are exceptions to this requirement:

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

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

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

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

B. Where two single-family dwelling buildings, duplex development, or detached garages are proposed for two or more lots having contiguous interior lot lines, one side yard of each lot may be reduced to a zero setback upon site 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. 2062 § 2 (Exh. A), 2016)

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. 2062 § 2 (Exh. A), 2016)

86.08.080 Dormers.

Dormers shall be in accordance with CMC 86.56.130. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.090 Roof decks and balconies above 14 feet.

Roof decks and balconies above 14 feet shall be in accordance with CMC 86.56.140. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.100 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. 2062 § 2 (Exh. A), 2016)

86.08.110 Maximum structural coverage allowed.

The total structural coverage shall not exceed 50 percent of the gross lot or building site area and the gross floor area of the second story shall not exceed the gross floor area of the first story (attached enclosed garages shall be considered as part of the first-story gross floor area).

The following are exceptions to this requirement:

A. The total structural coverage may be increased to 60 percent of the gross lot or building site area so long as the main building is limited to one story with a maximum height of 14 feet to the top of a flat roof with a pitch less than 3:12 and 20 feet to the ridge of a sloped roof with a pitch of 3:12 or greater. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.120 Off-street parking required.

Off-street parking shall be provided in accordance with Chapter 86.58 CMC. (Ord. 2062 § 2 (Exh. A), 2016)

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. 2062 § 2 (Exh. A), 2016)

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. 2062 § 2 (Exh. A), 2016)

86.08.150 Courtesy notice.

Courtesy notice shall be in accordance with CMC 86.56.632. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.160 Nonconforming uses and structural nonconformities.

Nonconforming uses and structural nonconformities shall be in accordance with Chapter 86.50 CMC. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.170 Special provisions.

Special provisions (additional regulations, exceptions and lot and building certification requirements) shall be in accordance with Chapter 86.56 CMC. (Ord. 2062 § 2 (Exh. A), 2016)

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. 2062 § 2 (Exh. A), 2016)

86.08.190 Undergrounding of utilities.

Undergrounding of utilities shall be in accordance with CMC 86.56.840. (Ord. 2062 § 2 (Exh. A), 2016)

86.08.200 Mechanical equipment.

Mechanical equipment shall be in accordance with CMC 86.56.120. (Ord. 2062 § 2 (Exh. A), 2016)