14 FT.
AREAS ARE EXEMPT IF CUMULATIVE AREA IS 100 SQ.FT. OR LESS OR FACE A PUBLIC STREET.
“Floor Area Equivalent”Court Yards, Patios, Decks
(All Zones. Zoning Graphic No. 1, 1-17-06)(See CMC 86.04.307)
“Floor Area Equivalent”Covered Porches, Court Yards, Decks
Both are counted as “Floor Area Equivalent” since neither the roof is 65% or more permanently open to the passage of light and air to the sky nor at least 50% of the surrounding walls are 65% or more permanently open to the passage of light and air.
(All Zones. Zoning Graphic No. 2, 1-17-06)(See CMC 86.04.307)
“Floor Area Equivalent”Covered Porches, Court Yards, Decks
None of these examples are counted as “Floor Area Equivalent” since each roof is 65% or more permanently open to the passage of light and air to the sky or at least 50% of the surrounding walls are 65% or more permanently open to the passage of light and air.
(All Zones. Zoning Graphic No. 3, 1-17-06)(See CMC 86.04.307)
14’
Phantom Floor
“Floor Area Equivalent”Attics, Phantom Floors, Mezzanines
Mezzanine or Balcony
(See CMC 86.04.307)
An attic is considered as “Floor Area Equivalent” IF an attic is accessible by permanent stairs AND contains an exterior door or roof dormer open to the attic or another opening in the roof surface that admits light into the attic or provides exterior access to or from the attic. The amount of attic area to be included as floor area equivalent = 50% of the “gross floor area” of the floor below the attic.
Phantom floors above 14’ and interior mezzanines or balconies are also counted as “Floor Area Equivalent”
(All Zones. Zoning Graphic No. 4, 11-03-16)
“Story” Definition
An attic is not considered a “Story” so long as:1. The roof above has a 3:12 or greater pitch;2. The roof rafters or roof trusses are adjacent to or attached to the ceiling joists of the floor below and to the double top plate; and3. No walls are placed between the double top plate or the ceiling joists of the floor below and the roof rafters or roof trusses.
(All Zones. Zoning Graphic No. 5, 1-17-06)(See CMC 86.04.740)
Height limit as allowed for accessory buildings. Roof decks and balconies are prohibited.
Garage
40% of lot depth for lots which are greater than 110 ft. in depth.
30% of lot depth for lots which are 110 ft. or less in depth.
20% of lot depth for reverse corner lots.
Second Story Rear Yard Setback(All Single Family Zones, Except R-1A(BF) Sub-Zone. Zoning Graphic No. 6, Effective 11-03-16)
(See CMC 86.08.050, 86.08.070, 86.10.050 & 86.10.070)
“Architectural Projection”Side Yard Exception
MAX.
“Architectural Projections”, “Bay, bow, or garden windows”, chimneys, etc.: Max. 8’ each, Min. 10’ separation, & Max. cumulative length of the lesser of 20% of the façade length or 16’ (excluding window and door sills and awnings, cornices, roof eaves and gutters, and architectural features projecting a max. of 4”).(roof eaves are not limited to 24”)
(All Zones. Zoning Graphic No. 7, 11-03-06)(See CMC 86.04.094 & 86.56.580)
(All Single Family & R-3 Zones. Zoning Graphic No.8, Effective 11-03-16)
Roof Dormers(See CMC 86.08.080, 86.09.110, 86.10.080,
86.14.085 & 86.56.130)
Roof Decks & Balconies 14 ft. or Greater Above Grade(See CMC 86.08.090, 86.09.120, 86.10.085 86.14.090 & 86.56.140) (All Zones. Zoning Graphic No. 9, Effective 11-03-16)
1. Design Review Commission approval shall be required;
2. Access to decks or balconies shall not be enclosed or covered unless the 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;
3. No portion of decks or balconies shall be covered and shall be 100 percent permanently open;
4. No portion of decks or balconies or the top of structures or equipment placed on said decks or balconies (e.g. fireplaces and associated chimneys, spas, barbecues, storage cabinets, mechanical equipment, or similar) shall project beyond the daylight plane or exceed the allowable building height limit;
5. Design Review Commission approval shall not be required if:a) The deck does not exceed 40 sq. ft.;b) Is solely for mechanical equipment;c) Is located below the daylight plane and
building height limit;d) Is screened by the building architecture,
not a free-standing wall and positioned a minimum of two feet from an exterior façade;
e) Is not accessed by permanent stairs or a permanent ladder;
f) Is not covered and is 100 percent permanently open to the sky.
Carriage House only for single-familyzoned lots with both street and alley access
* The second story of the main dwelling may encroach into the 50 percent setback a maximum of five percent of the lot depth for no more than half of the rear facade width, provided there is an equal or greater volume of building set back the same distance beyond the 50 percent setback line.
*
(All Single Family Zones, Except R-1A(BF). Zoning Graphic No. 10. Effective 4-18-08)(See CMC 86.04.197, 86.08.030C, 86.10.030C & 86.56.110)
CARRIAGEHOUSE
Carriage House
“Grade" is the preexisting or proposed finished ground level, whichever is lower, excluding underground basements or underground parking garages and driveways to said garages, in ground swimming pools, or other unusual topographical features which are not consistent with the natural topography of the site.
For portions of the site covered by a structure, "grade" underlying the structure shall be an assumed plane connecting "grade" at each point on the structures perimeter.
(All Zones. Zoning Graphic No. 11, 1-17-06)(See CMC 86.04.318) “Grade”
Average Front Yard Setback( All Zones. Zoning Graphic No. 12, 1-17-06)
Lot A B C D E G H
F
Lot A B D F G H
80'
GARAGE
PORCHIF VACANTOR TO BE
DEMOLISHED)
IF LESS THAN ONE-HALF OF REQUIRED
(See CMC 86.56.630)
HEIGHT LIMIT EXCEPTIONS(All Zones. Zoning Graphic No. 13, 1-17-06)(See CMC 86.56.050)
Max. 1' width & 1 sq. ft.
4' width & 16 sq. ft.
10' width & 100 sq. ft.
6' width & 36 sq. ft.
“Grade”
25’, 30’, 40’
28’, 33’, 43’
33’, 38’, 48’
35’, 40’, 50’
Max. architectural feature height for single family or duplex developments in all zones except the R-1A(BF), multi family or non-residential in the R-3 Zone, and multi family or non-residential in the R-4 or non-residential Zones, respectively.
(All Single Family Zones. Zoning Graphic No. 14. Effective 6-18-09)(See CMC 86.04.617, 86.08.035.B, 86.09.050.B & 86.10.035.B)
F.A.R. Design Feature – Front Porch
A MIN. OF TWO CORNER POSTS ARE REQUIRED
65%
(All Zones, Except R-4. Zoning Graphic No. 15. Effective 11-03-16)(See CMC 86.04.307.F & 86.56.600.C)
Covered Balcony Above Front Porch
ANY 2ND OR 3RD STORY ENCLOSED OR COVERED DECK PROJECTING GREATER THAN 8 FT. FROM THE FAÇADE SHALL BE COUNTED AS “FLOOR AREA EQUIVALENT”.
F.A.R. Design Feature #18(All Single Family Zones Except R-1A(BF). Zoning Graphic No. 16, Effective 01-06-11)(See CMC 86.04.447, 86.04.467,
86.08.035B18, & 86.10.035B18)
#18A
SOUTHERLY SIDE PROPERTY LINE
NORTHERLY SIDEPROPERTY LINE.
Side
Yar
d Se
tbac
k
Side
Yard
Setb
ack
BuildingEnvelope
HeightLimit
LOT WIDTH
Daylight Plane - 1(Applicable to Main Buildings in all Single Family Zones, Except R-1A(BF) Sub-Zone. Zoning Graphic No. 17, Effective 11-03-16)(See CMC 86.04.245, 86.04.153, 86.08.030 & 86.10.030)
“Daylight Plane” is intended to provide for light and air, and to limit the impacts of bulk and mass on adjacentproperties. The daylight plane restriction when combined with the maximum height limit, defines the “buildingenvelope” 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 verticalup to the maximum height limit. Main buildings shall not contain more than two stories and shall comply with theheight limits and daylight plane restrictions.
Daylight Plane - 2(Applicable to Main Buildings in all Single Family Zones, Except R-1A(BF) Sub-Zone. Zoning Graphic No. 18, Effective 11-03-16)(See CMC 86.04.245, 86.04.153, 86.08.030 & 86.10.030)
The following are exempt from the Daylight Plane requirements:a. The 45 degree off-set 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 2 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 5 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 Section 86.56.050.C.1.a-d.
e. Antennas.
* Volume of gable roof projecting beyond daylight plane = V
V in Cubic Feet = [Base(ft.)/2 X Ridge Length(ft.) ² ] 3
Base = horizontal width (ft.) of gable end along side façade
Base
Ridge
Page 1 of 2
CIT
Y O
F C
OR
ON
AD
O
CO
MM
UN
ITY
DE
VE
LO
PM
EN
T
Novem
ber 3, 2016
1825 STRAN
D W
AY C
OR
ON
ADO
, CALIFO
RN
IA 92118
WW
W.C
OR
ON
ADO
.CA.U
S
PRO
JEC
TS W
ITH
NO
NC
ON
FOR
MIN
G
SET
BA
CK
S
CITY HALL
PHO
NE: (619) 522-7326
FAX: (619) 522-2418
This handout is provided to architects, designers, contractors and hom
eowners w
ho are involved w
ith a remodel project involving a structure w
ith nonconforming setbacks or other
structural nonconformities. It is im
portant that you review this m
aterial prior to initiating a rem
odel project so that you understand how the C
omm
unity Developm
ent Departm
ent adm
inisters and applies regulations pertaining to nonconformities.
Coronado M
unicipal Code Section 86.50.070 Prohibition on increasing a nonconform
ity states: “Except as otherw
ise provided in this chapter, neither a nonconforming use nor a
structural nonconformity shall be enlarged, extended, expanded or in any other m
anner changed to increase its inconsistency w
ith the current zoning restrictions.” Section 86.50.090 A
lteration of structures with nonconform
ing setbacks or height: A building or structure w
hich does not conform to the yard or height regulations applicable to the
land on which such building or structure is located m
ay be structurally altered, added to, or enlarged, only w
hen: A. The alteration, addition or enlargem
ent does not increase the nonconformity and the
“proposed gross floor area” is less than 150 percent of the existing “gross floor area”; or B. The alteration, addition or enlargem
ent causes the building or structure to conform w
ith the general regulations of this title; or C
. A nonconforming accessory building m
ay be attached to a main building, if said
attachment does not increase the nonconform
ity. Section 86.50.105 V
oluntarily destroyed, damaged or altered buildings w
ith structural or floor area ratio nonconform
ities: A. Any building w
ith a “structural nonconformity” or “floor area ratio nonconform
ity” that is proposed to be structurally altered or dem
olished where m
ore than 50 percent of the exterior w
alls are removed shall be required to conform
to all City regulations as contained
herein, upon completion of any restoration or reconstruction project.
B. Any building with one or m
ore “structural nonconformity” or “floor area ratio
nonconformity” that is proposed to be enlarged w
here the proposed “gross floor area” is 150 percent or greater than the existing building “gross floor area” shall be required to conform
to all City regulations in effect at the tim
e of building permit issuance.
The following are exceptions to this requirem
ent:
Page 2 of 2
1. Approval from the D
esign Review C
omm
ission or Historic Resource C
omm
ission (if a designated historic resource); provided, that:
a. The existing architectural style shall be preserved and applied to the enlarged building; and b. The existing front facade shall be preserved in place.
Planning Departm
ent Guidelines:
1. Setbacks from
property lines shall be shown for all rem
aining walls and projections.
Measurem
ents are to be shown on a survey plat from
a Licensed Surveyor or Civil
Engineer. 2.
Each detached main or accessory building is treated individually and separately
calculated. 3.
If an alteration, addition or enlargement is planned w
here the proposed “gross floor area” is 150%
or more of the existing gross floor area then all elem
ents of the existing and proposed structure shall be required to conform
to all City regulations in effect at the tim
e of building perm
it issuance unless the project qualifies for an exemption under C
MC
Section 86.50.105.B
.1. 4.
If an alteration is planned where the proposed “gross floor area” is less than 150%
of the existing gross floor area then the follow
ing guidelines are applied: a.
Plans shall detail all proposed revisions to remaining w
alls. b.
The length, height or surface area of a nonconforming w
all cannot be increased. c.
A nonconform
ing wall cannot be rem
oved and reconstructed in kind. d.
If more than 50%
of a building's perimeter w
alls are removed, then the structure is
required to be modified to com
ply with all C
ity regulations in effect at the time of
building permit issuance.
e. M
ore than 50% of a building's 1st floor perim
eter walls shall rem
ain. f.
More than 50%
of a building's 2nd floor perimeter w
alls shall remain.
g. A
ll of the remaining w
alls shall retain a minim
um of 50%
or more of the original
studs and top and bottom plates.
h. Each floor is treated separately and each floor m
ust retain more than 50%
of its exterior perim
eter walls.
i. The w
all is considered to be the bare studs (skeleton) of the building structure, including existing top and bottom
plates. j.
The roof of a nonconforming structure m
ay be removed. The roof includes the
exterior material and roof fram
ing e.g. trusses. k.
The foundation should remain but m
ay be replaced in kind to comply w
ith latest structural codes. The building can be lifted to accom
plish the replacement. The
footprint of the nonconforming foundation cannot be increased.
l. The ability to retain a nonconform
ing setback wall is considered a privilege. A
n architect or structural engineer m
ust certify that the nonconforming w
all(s) and foundation of a nonconform
ing structure to be retained are for the majority, in
acceptable condition. This certification shall be provided as part of the building perm
it application. m
. The ceiling height or rooms located in a setback cannot be increased, and cripple
walls are not allow
ed above the existing top plates of nonconforming w
alls. See C
hapter 86.50 of the Municipal C
ode for additional information.
i:\comm
unity development\building\bldg\handouts\projects w
ith nonconforming setbacks.docx
CITY O
F CORO
NADO
DEPARTM
ENT O
F COM
MU
NITY DEVELO
PMEN
T BU
ILDING
DIVISION
1825 STRAN
D WAY, CO
RON
ADO, CA 92118
(619) 522-7331 / (619) 522-2418 (FAX) CO
MM
DEV@CO
RON
ADO.CA.U
S
HANDO
UT
111 N
OV 2016
COU
RTESY NO
TICE D
emolition, Excavation, Shoring, N
ew Construction
PURPO
SE: To inform
adjacent residents that construction activity on a subject property will com
mence in the near future.
AU
THORITY:
Coronado Municipal Code 86.08.150, 86.09.190, 86.10.140, 86.14.150 and 86.56.632
“No building or dem
olition permit for the dem
olition or new construction of 200 square feet or m
ore, in any
residential zone, except R-5, R-PCD and R-SCD zones, shall be approved unless the adjacent residents are notified in
advance of the permitted w
ork comm
encing.”
2013 California Building Code – Section 3307 Protection of Adjoining Property
“3307.1 Protection Required. Adjoining public and private property shall be protected from dam
age during construction, remodeling and
demolition w
ork. Protection shall be provided for footings, foundations, party walls, chim
neys, skylights and roofs. Provisions shall be made to
control water runoff and erosion during construction or dem
olition activities. The person making or causing an excavation to be m
ade shall
provide w
ritten notice to the owners of adjoining buildings advising them
that the excavation is to be made and that the adjoining buildings
should be protected. Said notification shall be delivered not less than 10 days prior to the scheduled starting date of the excavation.” N
OTES:
1. A permit to proceed w
ith demolition or construction w
ill not be issued for a minim
um of 10 calendar days from
the date of this notice.
2. Applicant must subm
it envelopes prepared with the applicant’s return address, the recipient’s address (as listed
below), and proper postage to the Building Division for m
ailing of the Courtesy Notice by the City of Coronado.
Enclose 1 copy of this Courtesy Notice in each envelope.
3. Envelopes shall be addressed: Resident At (Parcel Address)
Coronado, CA 92118
4. Applicant must subm
it a listing of addresses to which the Courtesy N
otice has been sent. The Applicant may
request a listing of addresses requiring this Courtesy Notice from
the Building Division.
DATA:
1. Application Date :________________ Project Address:_______________________________________________
2. Project Description: ___________________________________________________________________________
____________________________________________________________________________________________
3. � Demolition � Excavation � Shoring � N
ew Construction (CHECK ALL THAT APPLY)
4. Property Ow
ner: _____________________________________________________________________________
(N
ame)
(Address)
_____________________________________________________________________________
(Phone #)
(E-Mail)
5. Contractor: _____________________________________________________________________________
(Nam
e)
(Address)
_____________________________________________________________________________
(Phone #) (E-M
ail) RECIPIEN
T: As recipient of this Courtesy N
otice, you may w
ant to contact the Ow
ner or Contractor to learn the details of the
project or w
hen actual construction activities will com
mence so you can take appropriate m
easures to minim
ize
dust, noise or other im
pacts on your property. Construction plans may be available for your review
at the Building
Division O
ffice in City Hall. Please call (619) 522-7331 to ensure that plans have actually been submitted.
i:\comm
unity development\building\bldg\w
ebsite docs\word versions\handout #111 courtesy notice.doc
I:\Bldg\H
ANDOUTS\H
ANDOUT #15 - L
ot B
ldg Cert R
equire
ments.d
oc
Community Development Departm
ent
City of Coronado Public H
andout #15
LOT AND BUILDING CERTIFICATION REQUIREMENTS FOR ALL
PROPERTY UNDER THE JURISDICTION OF THE CITY OF
CORONADO EXCEPT THE CORONADO CAYS
Effectiv
e July 22, 2005. R
evised
June 18, 2009.
In acco
rdance w
ith sectio
n 86.56.635 of th
e Coronado M
unicip
al Code, th
e follo
wing Lot an
d B
uild
ing
Certificatio
n Requirem
ents are n
ecessary:
86.56.635
Lot and building certifica
tion req
uired
.
A.
All co
nstru
ction plan
s for n
ew or rep
lacement b
uild
ings o
r the ad
ditio
n of n
ew sq
uare fo
otag
e to
existin
g build
ings, w
here an
y portio
n of th
e new
or rep
lacement b
uild
ing or b
uild
ing ad
ditio
n is
over 5
00 sq
uare feet, sh
all inclu
de:
1.
The fo
llowing provided by a C
alifornia licen
sed lan
d su
rveyor o
r civil en
gineer:
a. Lot lin
e distan
ces;
b.
Gross lo
t area;
c. Descrip
tion an
d lo
cation of all co
rner m
onuments; an
d
d.
Existin
g and proposed
grad
e, which
ever
is lower,
with
one-fo
ot contour lin
es
shown with
the b
enchmark
locatio
n an
d data id
entified
.
2.
Corner m
onuments, if n
ot cu
rrently
set, shall b
e set, mapped an
d certified
by a C
alifornia
licensed
land su
rveyor o
r civil en
gineer.
B.
Prio
r to a fo
undatio
n an
d fram
ing in
spectio
n by a b
uild
ing in
specto
r and upon co
mpletio
n of
exterio
r framing fo
r new
or rep
lacement b
uild
ings o
r the fo
undatio
n or fram
ing fo
r the ad
ditio
n of
new
square fo
otag
e to ex
isting build
ings w
here an
y portio
n of th
e new
or rep
lacement b
uild
ing or
build
ing additio
n is
over
500 square
feet or more
than 14 feet
in heig
ht,
certification by a
Califo
rnia
licensed
lan
d surveyor or civ
il engineer
shall
be
provided to the
Community
Develo
pment D
epartm
ent certify
ing th
at the fo
llowing co
mply with
the ap
proved plan
s:
1.
Foundatio
n and build
ing heig
ht fro
m grad
e usin
g the
same
benchmark
identified
in
subsectio
n (A
)(1)(d
) of th
is section;
2.
Foundatio
n an
d build
ing setb
ack distan
ces from all p
roperty
lines; an
d
3.
Foundatio
n an
d build
ing arch
itectural p
rojectio
ns fro
m all setb
ack lin
es.
C.
Notw
ithstan
ding su
bsectio
ns A
or B
of th
is section an
d due to
unique lo
t or site co
nditio
ns, th
e
Directo
r of C
ommunity
Develo
pment is h
ereby au
thorized
to req
uire a p
roperty
owner to
provide th
e inform
ation called
for in
subsectio
ns A
and B of th
is section as n
eeded to
assure
new
develo
pment is co
nsisten
t with
zoning reg
ulatio
ns.
FEN
CE
S, WA
LL
S, & H
ED
GE
S ZO
NIN
G R
EST
RIC
TIO
NS
Municipal C
ode Title 86 N
ovember 3, 2016
Note:
The following regulations are excerpts; additional ordinances in other chapters m
ay apply. 86.04.295
Fences, walls and hedges, height of. "H
eight of fences, walls and hedges" m
eans the vertical distance from
"grade" or the ground level of public property closest to the property line on w
hich the fence, wall or hedge is located; w
hichever is lower, to the highest point on the fence, w
all or hedge. The height of a fence, w
all or hedge separating private property shall mean the vertical distance
from "grade" to the highest point on the fence, w
all, or hedge. Where a property line separates
property having unequal ground levels, the lower "grade" shall be used to m
easure the vertical distance of the fence, w
all, or hedge. (Ord. 1971 § 2, 2005)
86.56.160 Fences, walls or hedges – H
eight limit, side or rear yard. A
ny fences, walls or hedges
located in Residential Zones shall not exceed eight feet in height in a required side or rear yard and six
feet in the area between the front or side lot line and the nearest building located on the lot w
hen no front or side yard is required. (O
rd. 1971 § 2, 2005) 86.56.165 Fences, w
alls or hedges – Height lim
it, front yard. A
. Fences, walls, or hedges located w
ithin the required front yard shall not exceed four feet in height. The follow
ing are exceptions to this requirement:
1. A fence or w
all up to six feet in height may be located along the side property lines, w
ithin the front yard, and project into the front yard eight feet. Said six foot fence or w
all shall extend no closer than 10 feet to the front property line;
2. Those lots which front solely on an alley or the follow
ing streets may enclose 100 percent of
their front yards with an eight-foot w
all, fence, or hedge: Third Street between A
Avenue and
Alam
eda Boulevard, all of Fourth Street, A
lameda B
oulevard between Third and Fourth Street
and Pomona A
venue between Third and Fourth Street. W
here walls or fences are perm
itted to be over four feet in height and adjoin public rights-of-w
ay, said wall or fence shall be buffered
with landscaping to soften the fence or w
all. The proposed landscaping shall be approved by the C
ity of Coronado prior to installation. W
alls or fences over four feet in height, adjacent to an alley, are not required to be buffered w
ith landscaping. (Ord. 2062 § 2 (Exh. A
), 2016) 86.56.170 Fences, w
alls or hedges – Height lim
it, street side yard. Fences, walls, or hedges shall
not exceed six feet in height in any required street side yard required on any corner lot. Exception: Those lots w
hich are located along the following streets m
ay construct a fence, wall, or
hedge not to exceed eight feet in height along the street side yard: Third Street between A
Avenue and
Alam
eda Boulevard, all of Fourth Street, A
lameda B
oulevard between Third and Fourth Street and
Pomona A
venue between Third and Fourth Street. W
here walls or fences are perm
itted to be over four feet in height in the street side yard, said fences or w
alls shall not be located within the sight triangle
required in CM
C 86.56.175. (O
rd. 1971 § 2, 2005) 86.56.175 V
ertical barriers – Fences, walls or hedges – H
eight limit, sight triangle for residential
corner lot. In the case of corner lots in Residential Zones, vertical barriers, including fences, w
alls and hedges, shall not exceed three feet in height in a triangle area created by a line connecting points along the street curb lines w
hich are established 50 feet in distance from the intersection of such curb
lines at the corner of a block. Exception: Single stem plants or trees w
ithout foliage between a height
of three and eight feet may be planted and m
aintained within the corner triangular area and shall be
measured from
the established curb grade. (Ord. 1971 § 2, 2005) (N
OTE: See diagram
#1) i:\com
munity developm
ent\building\bldg\handouts\handout #3 - fence zoning.doc
DIA
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AM
#1 SIT
E T
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FOR
CO
RN
ER
LO
TS.
RE
STR
ICT
ED
FEN
CE
, WA
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, & H
ED
GE
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IGH
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Fences, Walls, H
edges M
ax. 3 ft. in Height
City of C
oronado Public Handout #12
SLO
PED
DR
IVE
WA
YS
Novem
ber 3, 2016 Purpose:
Relate m
inimum
construction specifications for sloped driveways leading to subterranean
parking garages on private property.
R
elate requirements for H
ydrology Studies necessitated by subterranean parking garages. A
ttachment: C
ity of Coronado Engineering Services letter and sloped drivew
ay diagram
Diagram
s: 1.
Sloped driveway w
/transitions
N
otes: 1.
Primary ram
ps shall have a 20% m
aximum
slope and a minim
um eight foot
horizontal run. 2.
Primary ram
ps over 14% slope shall have a transition ram
p of at least eight feet
(8’-0”) at each end of the primary ram
p. The transition ramp shall slope at one-half
the degree of the prim
ary ramp.
3. R
amps w
ith a slope of 14% or greater shall be surfaced w
ith asphalt or concrete w
ith a deep broom finish perpendicular to the direction of travel.
4. In all cases the design of the drivew
ay shall prevent contact of any portion a vehicle w
ith the ramp.
5. N
o required parking shall be allowed on ram
ps greater than 14%.
i:\comm
unity development\building\bldg\handouts\handout #12 - sloped drivew
ays.doc
CIT
Y O
F C
OR
ON
AD
O
EN
GIN
EE
RIN
G &
PR
OJE
CT
DE
VE
LO
PM
EN
T D
EP
AR
TM
EN
T
ME
MO
RA
ND
UM
DA
TE
: June 2, 2005
TO
: B
uilders of Subterranean G
arages/Cellars
FR
OM
: Jam
es F. Benson
Director of E
ngineering & P
roject Developm
ent
SUB
JEC
T:
HY
DR
OL
OG
Y S
TU
DIE
S
It is
the C
ity of
Coronado's
policy that
the proposed
construction of
subterranean garages/cellars w
ill, as part of the design process, include a hydrology study if the driveway
or walkw
ay to the underground garage begins its descent on City property (i.e., directly
behind the sidewalk).
On m
ost streets in the City, private property begins four feet behind
the sidewalk, or sixteen feet from
the curb face. It is the C
ity of Coronado's policy that the
sidewalk w
ill not be depressed in the area of the drivew
ay crossing. If the descending
driveway is w
holly contained within private property a hydrology study w
ill not be required. H
owever, a prudent developer w
ill have a study performed to clearly define the level of risk
exposure.
The C
ity of Coronado's property slopes up from
the top of curb to the private property line at a grade of 2%
. In m
ost cases, as discussed above, this is a rise of 0.32 feet. It is intended
that the flood waters associated w
ith the 100-year design storm be contained w
ithin the public right of w
ay, including the street, gutter and parkway area, until the w
ater can be transported to the storm
drain, and finally the ocean outfall. T
his containment of the 100-
year design stormw
ater is intended to minim
ize damage to private property.
Alteration
of this containm
ent area
by sloping
a drivew
ay dow
n to
an underground
garage/cellar within the public right of w
ay may cause extensive dam
age to private property as a result of flooding.
How
ever, depending on the topography of the particular location, a hydrology study m
ay reveal that there is adequate drainage, allowing the descent to private
property to begin in the public right of way.
The hydrology study m
ust be performed and stam
ped by a California R
egistered Engineer.
The study m
ust conform to the C
ounty of San D
iego Hydrology M
anual and be based on the 100-year design storm
. If the study show
s that flooding will occur during the 100-year
design storm
, the
subterranean garage/cellar cannot be
constructed. T
here w
ill be
no exceptions.
Exam
ples of completed studies are available at the E
ngineering &
Project D
evelopment
Departm
ent, 1825 Strand W
ay, Coronado, C
A 92118. Phone:
(619) 522-7383