Coronado Municipal Code Ch. IX Infrastructure

A. INTRODUCTION

Utility service infrastructure such as water, wastewater, and storm drainage facilities are essential services and allow for the orderly growth and redevelopment of a community.

Per the City’s 1986 General Plan, service infrastructure for City of Coronado has been found satisfactory to accommodate the General Plan land uses and intensity of use. The SpeciZc Plan area is largely built out and the SpeciZc Plan does not increase residential density or commercial [oor area nor does it intensify the land uses set out in the General Plan or the Zoning Ordinance; therefore, Coronado’s existing infrastructure framework is generally considered adequate to service the SpeciZc Plan land uses.

For informational purposes these facilities are brie[y discussed in this section of the SpeciZc Plan.

B. WATER SERVICE

The City of Coronado obtains its domestic water from the California-American Water Company (the Company), whose primary supplier is the City of San Diego. The San Diego County Water Authority (CWA) supplies approximately 90 percent of San Diego’s water, imported from the Colorado River and the California Water Project, while the remaining 10 percent of the raw water supply comes from local reservoir systems owned and operated by the City of San Diego.

The Company service boundaries include the entire City of Coronado. Potable water is supplied by two trunk lines – one is a 24-inch transbay pipeline from San Diego that enters Coronado at First Street and A Avenue at the northeast end of the City, while the other is a 16-inch main that comes up the Strand from Imperial Beach. Additionally, a second 24-inch line under the bay from San Diego supplies North Island with water. The two 24-inch trunk lines are inter-connected for backup supply in the case of an emergency or other event that would cause one of the trunk lines to be out of service.

Since a facilities improvement program was completed in 1992, Coronado’s distribution system is free of main and service leaks, provides excellent water pressure, and is well maintained. The contract between the Company and the City of San Diego ensures that the Company has the right to purchase unlimited amounts of water for an indeZnite period of time.

The 1986 Coronado General Plan Land Use Element states that the “water system is in excellent condition with no major deZciencies” and that “the overall [ow rates and pressure are su\cient to accommodate the future growth projections for the community.” This SpeciZc Plan does not propose any land use changes di^erent from the General Plan land uses, which are also identical to the City’s zoning.

To conserve water, new development and redevelopment will comply with the applicable requirements of City of Coronado Municipal Code’s Title 64: Water Conservation. The section addresses low [ow Zxtures for residential development and low volume drip or bubble emitters for outside irrigation.

C. WASTEWATER SERVICE

The SpeciZc Plan area lies entirely within the “Village” wastewater service area,” which is operated and maintained by City of Coronado’s Department of Public Services. Wastewater in the City [ows northbound through gravity sewers from the Coronado Cays into the Village, and then [ows by gravity and force to the Transbay Sewage Pump Station at the Old Ferry Landing. The Transbay Pump Station transfers all the liquid sanitary waste collected in the City through a 24-inch force main under San Diego Bay to the City of San Diego’s Point Loma Wastewater Treatment Plant (WWTP), where it is treated and then discharged through an ocean outfall located two miles o^shore. Figure IX-1 shows wastewater conveyance pipes ten inches and larger within the SpeciZc Plan area and its near vicinity.

The 1986 Coronado General Plan Land Use Element states that the “sanitary system is in good overall condition and of adequate capacity to serve the projected population and development growth anticipated over the next several years” and also states that the entire system should serve for at least the next 40 years based upon current information.”

City of Coronado’s Sewer Master Plan (Poutney & Associates, Inc. 2000) indicates that the Transbay Pump Station is at its current capacity, which is 12.1 million gallons per day (MGD), if certain scenarios are assumed regarding peak [ows coming from other pump stations in Coronado. The 2000 Sewer Master Plan considered existing and future sewage [ows based on existing land uses and future land uses on vacant lots and parking lots, based on existing zoning.

This SpeciZc Plan does not propose any land use changes di^erent from the General Plan land uses, which are also identical to the City’s zoning.

D. STORM DRAINAGE

Due to Coronado’s location and its relatively [at topography, most storm water runo^ [ows by gravity into either the PaciZc Ocean or San Diego Bay. The average rainfall in the City is 8.1 inches. Localized street and residential and commercial [ooding occurs approximately two to four times per year with moderately heavy rainfall in less than 10-year frequency storms.

City of Coronado’s Department of Public Services is responsible for the maintenance and operation of the storm drainage system within the City. Portions of the SpeciZc Plan Area lie within the following storm drainage basins, as seen in Figure IX-2:

1. First Street Storm Drain

2. North Orange Storm Drain (entirely within the SpeciZc Plan area)

3. A Avenue Storm Drain

4. Palm Avenue Storm Drain

5. McCain Boulevard Storm Drain

6. G Avenue Storm Drain

7. Orange Avenue Storm Drain (encompassing a signiZcant portion of the SpeciZc Plan area)

8. Isabella Avenue Storm Drain

9. C Avenue Storm Drain

10. Churchill-Dana Storm Drain

Storm drainage system pipes 18 inches and larger within the SpeciZc Plan area and its near vicinity and storm water discharge points are shown on Figure IX-3.

According to the City’s adopted Master Plan of Drainage (Berryman & Stephenson, Inc. 1980), six of the Storm Drain subareas that are part of the SpeciZc Plan area are identiZed as having major drainage deZencies:

1. First Street Storm Drain

2. A Avenue Storm Drain

3. McCain Boulevard Storm Drain

4. G Avenue Storm Drain

5. Orange Avenue Storm Drain (encompassing a signiZcant portion of the SpeciZc Plan area)

6. Isabella Avenue Storm Drain

The City’s Master Environmental Assessment (Harland Bartholomew & Associates, 1995) indicates that several recommended improvements have occurred or are proposed.

Private site development within the SpeciZc Plan area would be designed to discharge into an approved storm drainage system as determined appropriate at the time of individual permitting. Individual projects must comply with Regional Water Quality Control Board Standards for discharge and pollutant runo^ mitigation. All public rightof-way projects would need to be designed compatibly with existing and planned drainage systems and infrastructure.

Figure IX-1 Wastewater System

Figure IX-2 Storm Drainage Subareas

Figure IX-3 Storm Drainage System

E. SOLID WASTE

Solid waste is provided by the City of Coronado through a private waste collection service. It was estimated that the City disposes of approximately 18,000 tons of solid waste annually (Master Environmental Assessment, Harland Bartholomew & Associates, 1995.) Solid waste is disposed at the Otay landZll in the City of Chula Vista.

New development and redevelopment within the SpeciZc Plan area should be conditioned to reduce solid waste generation by participating in available commercial and residential recycling programs.

In accordance with the provisions of the California Administrative Code, the design of any new, remodeled or expanded building or complex of buildings shall make provision for adequate storage and handling facilities which will accommodate the solid waste loading anticipated and which will allow for e\cient and safe waste removal or collection. The design shall demonstrate that it includes the required provisions for storage capabilities and access to waste containers. Every new location for waste receptacles shall be screened by a wall or fence so that the receptacles are not visible from any adjacent street or property. (CAC Section 17313)

F. ENERGY

The City of Coronado obtains its energy supply of natural gas and electricity from the San Diego Gas & Electric Company (SDG&E.) SDG&E’s local substation has a capacity of approximately 90 MVA of Zrm capacity, with the ability to increase to 120 MVA. Natural gas is supplied to the City by two transbay gas mains. SDG&E is able to meet existing demands and per the Master Environmental Assessment (Harland Bartholomew & Associates, 1995) was analyzing the feasibility of another gas feeder system to improve service levels.

The City General Plan’s Conservation Element addresses the strategies for regional and local energy conservation and states that “the City Council has approved a number of...programs/policies that will reduce...energy consumption” and cites lack of an alternative e\cient energy infrastructure.

The SpeciZc Plan continues to promote and enhance the existing pattern of dense shopping and employment uses very close to residential areas, which conserves energy because people can use alternative modes of transportation, such as walking, bicycling, and the shuttle bus.

New development and redevelopment within the SpeciZc Plan area are encouraged to use energy e\cient designs and materials when possible, and to take advantage of any City programs to conserve energy.

Appendix 1 GLOSSARY OF TERMS

• ❖ Alterations: Interior or exterior changes to a building that do not result in additional [oor area.

❖ Appurtenances: An incidental right attached to a principal property right and passing in possession with it, or an accessory object.

❖ Automobile Repair Facility: An establishment used primarily for the repair and maintenance of automobiles, motorcycles, or light trucks, including but not limited to body, fender, mu]er or upholstery work, oil change and lubrication, tire service and sales, or the installation of radios, car alarms, or stereo equipment.

❖ Automotive Parts and Accessory Store: Establishments primarily engaged in retailing new, used, and/or rebuilt automotive parts and accessories or establishments primarily engaged in retailing and installing automotive accessories.

❖ Awnings: Coverings of sidewalks projecting from above Zrst [oor doors and windows of buildings. Foldable fabric awnings are preferred. Colors should lie in the range of hues described in the Design Criteria. Individual awnings over upper [oor windows are also encouraged.

• ❖ Bay Width: The linear street front width of a window or series of windows forming a storefront bay.

• ❖ Bulkhead: The space located between the pavement/sidewalk and the bottom of a traditional storefront.

❖ Cabinet or Can Sign: A cabinet or can sign has a plastic (or other type of translucent) face(s) that are internally illuminated by [uorescent lamps. The faces are retained to a metal frame, usually extruded aluminum. These are shaped like a box to enclose the illumination so that It shines through the translucent portions of the signs copy panel(s). Logo boxes are not considered cabinet signs.

❖ Channel Letter Signs: Individual sign letters that are three-dimensional, hollow, typically internally illuminated and used as wall signs on the corresponding business. The back of a standard channel letter Is aluminum. The letter face is a colored plexiglass to di^use the glow of the neon tubes beneath. A Reverse Channel letter sign has an aluminum face with a back made of clear lexan. The letter is typically mounted 1-1/2" to 2" o^ the mounting surface, which allows the neon within to cast a soft outline glow on the wall behind it. This is ideal for situations where a softer, more subdued lighting e^ect is desired.

❖ CoReehouse: A retail food establishment whose primary business is the sale of co^ee, or other beverages (nonalcoholic). Food service, such as the sale of baked or deli goods, is secondary.

❖ Continuity: Continuity of the general street facade implies that the context of Coronado's streetscape (see below) should be preserved without the addition of inappropriate conZgurations. Continuity of the community's qualities of historical buildings and natural Environment implies that these qualities should be respected and used as design inspiration sources, not for slavish imitation.

❖ Convenience Store: An establishment primarily engaged in retailing a limited line of goods that generally include milk, bread, soda, and snacks.

• ❖ Corner “Cut-oRs”: A 45-degree angle bisecting a right angle of a building.

• ❖ Cornice: Projecting molding along the top, or roo[ine, of a building.

• ❖ Downtown Commercial Area: Generally the Orange Avenue Corridor from Adella Avenue to Eighth Avenue.

• ❖ Edge Condition: A distinct transition between the end of one area and the beginning of another.

• ❖ Entertainment Uses: Cinemas, live (nonadult) theatres, video rentals, etc.

❖ Facade: The major viewable side of the building facing the street; its principal elevation, the one seen and experienced by most people.

❖ Fenestration: SpeciZcally, the placing and pattern of the windows in a building. Generally, the placing and pattern of all openings in a building. Discussed under "Windows, Doors and Entrances."

❖ Formed or Injection Molded Signs: These signs are typically made of a cotton-based plastic and are nonilluminated, three-dimensional letters used as a wall sign.

❖ Formula Fast Food Restaurant: Any "Fast food restaurant" having both of the following characteristics: (a) uses trademark, logo, service mark or other mutually identifying name or symbol that is shared by Zfteen or more restaurants; and (b) serves a prescribed ("formula") menu that is substantially the same as Zfteen or more restaurants that shares its trademark, logo, service mark or other mutually identifying name or symbol.

❖ Formula Business: Any type of commercial business establishment that uses a trademark, logo, service mark or other mutually identifying name or symbol that is shared by Zfteen or more commercial businesses (other than a "formula fast food restaurant") and which maintains any standardized ("formula") array of services and/or merchandise, decor, business method, architecture, layout, uniform, or similar, standardized feature.

❖ Hardscape: Pertains to street furnishings and pedestrian amenities as well as other paving treatment that make up the street scene.

❖ Hardware Store: An establishment primarily engaged in retailing a general line of new hardware items, such as tools and builders' hardware.

❖ Health Care Facility: Medical facilities including medical practitioner o\ces, freestanding surgery, optometry, dental/orthodontic, chiropractic, and other medical clinics.

❖ Home Improvement Center: An establishment primarily engaged in retailing a general line of new home repair and improvement materials and supplies, such as lumber, plumbing goods, electrical goods, tools, housewares, hardware, and lawn and garden supplies, with no one merchandise line predominating.

• ❖ Injected Molded Signs: Any sign constructed of plastic or Zberglass produced by a mold process.

❖ Internet Café: A business with a series of computer terminals with Internet or game access that sells use time in increments to the public.

❖ Light Assembly: A facility whose primary use is assembling items which do not create any danger to health and safety in surrounding areas, which do not create o^ensive noise, vibration, smoke, dust, odor, heat or glare, and which by reason of high value in relation to size and weight of product or merchandise handled, does not create large volumes of truck tra\c.

❖ Lighting, Night-time: Evening illumination of downtown buildings and areas, both public and private. Private evening lighting should follow the tone and precepts of the Criteria for an environment that is cordial, welcoming, and even quietly exciting, but not chaotic or raucous.

❖ Mansard Roof: A mansard roof in contemporary commercial architecture is actually not a roof at all. A mansard is typically a single sloped structure "tacked on" to the edge of a [at roof to give the appearance of a traditional roof or to hide the [at roof and provide additional space for signs.

• ❖ Masonry: Brickwork.

❖ Massing: (See ConZgurations.) The bulk and three-dimensional space occupied by buildings and their neighbors.

❖ Microbrewery: Any use where the square footage for brewing operations is equal to or greater than forty percent of the total business square footage.

❖ Minor Repairs (Light Assembly): Bicycle assembly, simple auto repair and services, cabinet making, etc.

❖ Mixed Use Development: The development of a site in an integrated, compatible and comprehensively planned manner with two or more di^erent land uses, only one of which would normally not be permitted in the underlying zone. (Ord. 1981, 2006)

❖ Mixed-Use Residential: A land use or development project where the development site contains both multifamily residential and commercial uses.

❖ Monolithic: Refers to a building’s scale being bulky, boxy, and/or too large for its context.

❖ Open Space: The spaces between, behind, and on upper levels of buildings that can be used to enhance people's use and introduce elements of the natural landscape into the built environment.

❖ Optical Goods Stores: Establishments primarily engaged in one or more of the following: (1) retailing and Ztting prescription eyeglasses and contact lenses; (2) retailing prescription eyeglasses in combination with the grinding of lenses to order on the premises; and (3) selling nonprescription eyeglasses.

❖ Paseos: A walkway that serves as a connector between parking facilities, commercial street frontage, and other popular destinations. Paseos are intended for use by the general public and may be either publicly or privately owned and maintained.

❖ Pavers: Decorative material (such as brickwork, stone, stamped concrete or other elements) that forms a Zrm level surface for travel, in accessory to traditional street paving material.

❖ Permitted Use: A use permitted by right within the designated land use classiZcation. These uses must obtain a business license and a certiZcate of occupancy prior to commencement of the use.

❖ Plant Materials: The range of natural vegetation that can be used to enhance open spaces and the streetscape. Plant materials native to, or long since introduced to this region should be used. The o\cial [ower of Coronado is the Crown of Bohemia Hibiscus.

• ❖ Prohibited: A use that is not permitted within the designated land use classiZcation.

❖ Proprietary Design: Used herein to cite those facades, parts of buildings, complete buildings, and signs and symbols that are fabricated elsewhere, generally as part of the corporate image of products and businesses, and erected in many communities usually with scant regard for their environmental, historic, cultural or social appropriateness.

❖ Recessed Entry: An entryway that is inset from the rest of the building's facade, increasing the distance between the right-of-way and the structure's entry.

❖ Renovation: Restoring, repair, remodeling and/or recycling of an existing building and its facade. The Design Criteria apply with special force to the facades and open spaces of these buildings.

❖ Rhythm: Combination of a number of elements that produce the overall impact of the streetscape. They include relationships of building openings, roo[ines, colors, awnings & trellises, open spaces, and the public precincts of the streets and sidewalks. When designed in context with existing neighbors, buildings can evoke interesting rhythms, modulated or syncopated in turn. When a design is out of context, it can produce discordant and unsettling rhythms.

❖ Sight Triangle Requirements: In the case of corner lots in the SpeciZc Plan area, the sight triangle refers to an area created by a line connecting points along the street curb lines which are established 50 feet in distance from the intersection of such curb lines at the corner of a block.

❖ Special ERects: The "extras" in the public and private environment that can make a community livelier and more pleasurable. They include fountains and other uses of water; murals, sculpture and other public and private art works; kiosks, [ower stalls, and temporary displays of interest to the community. Plazas, courts and other places to move in and congregate can be powerful special e^ects that make a downtown memorable.

❖ Special Qualities, Coronado’s: Coronado is a community enriched by its setting of beach and water and lush greenery; notable in its colorful history; resplendent in a rich variety of architectural styles; and fortunate in a continually concerned and involved citizenry. The designer who appreciates and utilizes all these qualities will enhance his or her creativity; the one who ignores or degrades them will encounter opposition and disdain.

❖ Street Wall: The edges created by buildings and landscaping that enclose the street and create space.

❖ Streetscape: The con[uence in visual and sensory experience of the observer of all the manmade and natural aspects of the environment in the urban scene. Includes street furniture, public signing, surfaces and textures and colors of public and private elements, landscaping; indeed, all the design elements treated in these Criteria.

❖ Symbols: Three-dimensional, bas relief or intaglio objects that can adorn buildings to proclaim products, services, or simply act as decoration.

• ❖ Transom: The horizontal division or crossbar in a window. A window opening above a door.

❖ Trellises: Coverings for pedestrian passageways and courtyard areas and arcades. Can be of wood or metal. Appropriate for supporting signs, symbols, banners, [ags, and vines.

❖ Uptown Commercial Area: The approximate area encompassed by the 100 block of Orange Avenue and the two blocks located immediately east, between Orange Avenue and B Street. (Ord. 2024-02 § 2 (Exh. A), 2024)

Appendix 2

LIST OF LOCATIONS FOR PHOTOGRAPHS FOUND IN THE ORANGE AVENUE CORRIDOR SPECIFIC PLAN

CITY OF CORONADO

Addresses for Photographs Shown in Orange Avenue Corridor

SpeciOc Plan

CITY OF CORONADO

Addresses for Photographs Shown in Orange Avenue Corridor

SpeciOc Plan

Appendix 3 GENERAL PLAN CONSISTENCY ANALYSIS

California law requires a SpeciZc Plan to be consistent with the General Plan of the adopting locality. To ensure consistency with the General Plan, a review was done of the existing City of Coronado General Plan for any relevant goals and policies. This review revealed the SpeciZc Plan and the General Plan to be complementary and consistent.

California Government Code Section 65450-65553 allows for the adoption and administration of SpeciZc Plans as an implementation tool for elements contained in a jurisdiction’s General Plan. State law requires that SpeciZc Plans must demonstrate consistency with goals, objectives, policies and programs of a jurisdiction’s General Plan.

To ensure that the Orange Avenue Corridor SpeciZc Plan is consistent with City of Coronado’s General Plan, a thorough review was undertaken. The following section provides analysis of applicable General Plan goals and provides discussion regarding consistency with the Orange Avenue Corridor SpeciZc Plan. Where there are inconsistencies, the General Plan will need to be amended. The Local Coastal Program (LCP) Land Use Plan will also need to be amended.

This section analyzes the goals and policies of the City’s General Plan that are most relevant to the Orange Avenue Corridor SpeciZc Plan area. Goals and policies in the General Plan that are not applicable to the SpeciZc Plan were not included. Below each of the identiZed goals and policies is a brief discussion of the consistency of the SpeciZc Plan with the City’s General Plan (shown in italics.)

Community Design Element

Goals and policies identiZed in the Community Design Element that relate to the SpeciZc Plan include:

Design Goal 2 – To maintain and enhance vibrant commercial districts that are in scale with the remainder of the community, and that facilitate and encourage pedestrian usage.

Design Goal 4 – To encourage preservation of the City’s historic and architecturally signiZcant structures.

Design Goal 5 – To assure that adequate emphasis is placed on community design/project design e^orts in order to improve the quality of new development in the City; and

Design Goal 6 – To provide developers, where appropriate, with adequate design criteria and feedback.

Also in the General Plan is a subsection that discusses community design principles, titled “Scale/ConZgurations /Continuity/ Rhythm/Land Use.” The following list summarizes those principles:

• ❖ Conserve and continue Coronado’s present human-scale, pedestrian-oriented, intimately textured environment.

• ❖ By and large, the scale of downtown should remain one and two stories, with appropriate higher accent structures at corners.

• ❖ The rhythm of the street as provided by 20-30 feet wide structures and storefronts must be preserved, and larger expanses of façade should be broken up to conform to this rhythm.

• ❖ A variety of building conZgurations and roo[ines is essential to respect the village-like scale.

• ❖ Achieve a continuity of the good qualities that already exist in Coronado and not replace them with inappropriate fad designs.

• ❖ Create a pedestrian environment that is safe, inviting, and has vitality.

• ❖ Reduce the visual bulk of multi-family development through height, setback, structural coverage, [oor area and façade restrictions.

• ❖ Use open spaces between and behind buildings to improve the street environment.

• ❖ Encourage o^-the-sidewalk indentations and upper [oor setbacks for outdoor uses.

• ❖ Develop outdoor community gathering places downtown.

• ❖ On-site parking should be accessed when possible from the alleys or secondary streets.

• ❖ Commercial development should be encouraged to provide required parking at the rear or beneath the project.

• ❖ Drive-in automobile oriented uses should be discouraged from locating on Orange Avenue.

SpeciZc Plan Consistency with General Plan: The SpeciZc Plan’s goals and objectives are consistent with the General Plan. The Plan’s development standards, design standards and design criteria directly address appropriate scale and pedestrian enhancements. Design criteria addresses improvements to older or historic structures, as well as new development. Since developers of new projects must adhere to the design standards, development standards and design criteria in the Plan, the quality of new development in the SpeciZc Plan area is improved. Design criteria is presented in a user-friendly manner, with many photographs and diagrams. Furthermore, the design criteria directly addresses and incorporates the intent of the community design principles discussed in the General Plan.

Land Use Element

Goals and policies identiZed in the Land Use Element that relate to the SpeciZc Plan include:

Land Use Goal 3 – That the residential character and village ambiance of the City should be maintained and enhanced.

Also in the General Plan is a subsection that discusses each land use designation. The following list is a summary of that discussion which is relevant to the SpeciZc Plan’s land uses:

• ❖ Land uses anticipated in the Central Commercial zone are customary downtown type facilities for comparison shopping, convenience and personal facilities, and space for o\ces.

• ❖ O\ce spaces in the Central Commercial zone should include speciZc o\ce structures and o\ce use over street level commercial facilities.

❖ Land uses in the Limited Commercial zone are intended primarily for convenience centers with land uses customarily located within a short distance of the residential areas they serve.

❖ Tradesmen may locate in the Limited Commercial zone; however, service facilities requiring outdoor storage and trading activities and light repair shops of a semi-industrial nature, are only permitted under controlled conditions with a SUP.

SpeciZc Plan Consistency with General Plan: The SpeciZc Plan’s goals and objectives are consistent with the General Plan’s goals and objectives. The SpeciZc Plan combines the Central Commercial and Limited Commercial Zones into one Commercial Zone, but remains consistent with the listed discussion items of the General Plan. The SpeciZc Plan does not propose changes in existing land use, i.e., commercial, multiple family residential, civic use, open space, nor does it propose any increased intensity in use.

Parking Element

Goals and policies identiZed in the Parking Element that relate to the SpeciZc Plan include:

Parking Goal 1 – To require that new development or redevelopment provide adequate parking facilities in a functional and unobtrusive manner;

Parking Goal 6 – To minimize the amount of City land area utilized solely for parking purposes by encouraging the provision of underground or under building parking facilities.

SpeciZc Plan Consistency with General Plan: The SpeciZc Plan’s goals and objectives are consistent with the General Plan’s goals and objectives. The SpeciZc Plan’s design criteria requires new development to minimize curb cuts and utilize side street and alley access for parking areas whenever possible. The SpeciZc Plan encourages underground parking in the Commercial Zone through a lower parking requirement ratio (parking space per for building square footage) than if surface parking is used.

Circulation Element

The following goal from the General Plan dealing with circulation is consistent with and supported by the DSPC.

Circulation Goal 7 – Minimize pedestrian / bicycle / motor vehicle con[ict points within the system.

SpeciZc Plan Consistency with General Plan: The SpeciZc Plan does not encourage bicycle or pedestrian usage in the alleys, due to their functional nature and to limit the potential for bicyclist/vehicle con[icts, especially where alleys intersect with streets.

Conclusion

The goals and objectives of the Orange Avenue Corridor SpeciZc Plan are consistent with those of the City of Coronado General Plan. Establishment of development standards, design standards and design criteria within the SpeciZc Plan combine to e^ectively implement a variety of goals and policies of the General Plan. The Orange Avenue Corridor SpeciZc Plan is consistent with the General Plan.

Appendix 4

MARKET STUDY SUMMARY

As part of the Orange Avenue Corridor SpeciZc Plan e^ort (formerly called Downtown SpeciZc Plan), a Market Study with a demographic overview and evaluation of current conditions for commercial, residential, and hotel land uses within and around the SpeciZc Plan area was prepared by Keyser Marston Associates (June 2002.) The reader is encouraged to read the entire Market Demand Study on Zle in the Community Development Department at City Hall. The following is a summary of the Market Demand Study.

MARKET OVERVIEW

Introduction

This section identiZes Coronado’s demographic trends; provides an overview of market conditions for retail, residential, o\ce, and lodging; and includes KMA’s key observations on real estate market conditions; the City’s assets and constraints; and main factors a^ecting various land uses. The conclusions were reached through a process of interaction with stakeholders, City sta^, and Navy service providers as well as through research and analysis of market conditions and economic trends.

Demographic Overview

Coronado has approximately 24,500 residents -- one-third are military personnel (8,100 persons) and two-thirds are civilians (16,400 persons.) Coronado’s overall demographic characteristics re[ect an a]uent non-ethnic community with high proportions of seniors/retirees and youthful military personnel. The following bullet points summarize demographic characteristics of Coronado’s combined military and civilian population, unless otherwise indicated.

❖ Population and Income

• Population growth declined slightly between 1990 and 2002 (-0.61%).

• Over the next Zve years, population growth is expected to be relatively static (0.76% annually),

• adding about 950 persons by 2007.

• Household incomes are strong -- approximately 69% of households have yearly incomes more than

• $50,000 and roughly 51% have incomes more than $75,000.

• Per capita income (PCI) in 2002 was estimated at approximately $40,000, which is much higher than

• City of San Diego ($27,500) or the County ($26,400).

• Coronado’s median household income in Coronado ($76,900) far outpaces the City ($54,833) and

• County ($56,039.)

• If looking only at civilian census tracts, Coronado’s PCI rises by more than $11,000 to approximately

• $51,300, equating to an annual spending potential of $842 million. Median household income increases to nearly $81,000.

❖ Age

Coronado is a mature community with many Seniors, and for the most part, Coronado’s age distribution is similar to age distributions in the City of San Diego and the County of San Diego. Notable exceptions include:

• Coronado has a lesser share of residents in the Under 20 Years age group, 20.5%, as compared with

• the City and County of San Diego at 27.3% and 28.7%, respectively.

• Coronado’s share of 20-24 Year olds is much higher than the City of San Diego’s share and nearly

• double that of the County of San Diego. This is attributable to the large proportion of the military population within this age category.

• Coronado has a higher proportion of seniors, aged 60 and above. This age segment represents

• nearly 20% of the City’s population, at least 5% higher than metropolitan or regional geographies.

❖ Ethnicity

The resident population in Coronado is less ethnically diverse than in the City/County of San Diego. Whites are the predominant ethnic group comprising 83.8% of the population. Other Ethnicities, 7.1%; African Americans, 5.2%; and Asians, 4.0%. Approximately 10.3% indicate Hispanic heritage.

Many of these statistics change dramatically when the military census tracts are removed, as detailed below:

• Coronado’s civilian population becomes more elderly and even less ethnically diverse.

• The median age rises from 34 years to 46 years.

• The proportion of residents aged 20 to 24 years falls from 15.9% to just 3.6%.

• The proportion of residents aged 45 and over increases from 35.3% to 51.4%.

• The 60 and Over age category jumps from 19.1% of the population to 28.4%.

• The proportion of ethnic residents declines from 16.3% to 6.90% and the percentage of Whites rises

• from 83.8% to 93.2%.

Retail Market Overview

This section describes Coronado’s Commercial Zone, identiZes year 2000 trends in retail sales (the most recent year for which complete data is available), and provides key retail Zndings and recommendations.

❖ Retail Market Districts

The retail concentration along the Orange Avenue Corridor is segmented into two main districts, north of Second Street and south of Eighth Street. The intervening blocks from Second Street to Eighth Street are dominated by dense rental housing, condominiums, and small hotels/motels.

North Commercial Area. The area north of Second St. is primarily restaurant anchored, including eating and drinking establishments and a grocery store. The north area’s retail mix includes approximately 39,000 SF of tourist-serving uses located at Coronado Ferry Landing, a tourist-oriented specialty retail center. Although the Ferry Landing is outside the SpeciZc Plan boundary, its size and proximity in[uence the SpeciZc Plan area.

Downtown Commercial Area. Most of the Plan area’s retail space is located along Orange Avenue, south of Eighth St. extending to the Hotel Del Coronado. The area is comprised of dense storefronts, generally narrow and deep in conZguration, occupied by local-serving retail/commercial users. The Downtown retail segment is dominated by the following categories:

• Eating Places

• Personal Services

• Business Services

• Tourist Serving

The true core of the Coronado’s retail market lies in the area between Tenth St. and the Hotel Del Coronado. This area is characterized by a curving streetscape accented by unique architecture with historic character. A number of small retail centers, totaling more than 94,000 SF of retail space, are located on Orange Avenue between the southern terminus of C Avenue and the Hotel Del Coronado. The retail mix in the core is similar to that found throughout the remainder of the Orange Avenue corridor but introduces modest amounts of apparel, books, housewares, jewelry, and specialty retail shops.

The retail market is performing well at the current time. Lease rates are strong and vacancy is low throughout Downtown. However, the retail mix is slanted toward eating and drinking and business/personal service uses. Other retail categories are not well represented Downtown. Local residents appear willing to support business and personal service providers but exhibit price sensitivity on purchases of general merchandise and comparison goods, preferring to shop outside the City for these items.

❖ Retail Sales Trends

It is possible to estimate total retail sales for a given retail category based on the city’s population and the income characteristics and expenditure patterns in the region. Import of retail sales is assumed to occur when the actual level of retail sales in a given category exceeds potential retail expenditure. When potential retail expenditures exceed actual sales, export is evidenced. In such cases, it is assumed that Coronado residents are exporting a portion of their expenditure potential to other jurisdictions.

In 2000, Coronado’s retail sales potential amounted to approximately $269.5 million in the retail categories detailed below. Actual sales in 2000 were $95.6 million, leading to the conclusion that Coronado exported sales of approximately $173.9 million in 2000. Coronado exports sales in each retail category, excepting the Eating and Drinking category. Sales in the Eating and Drinking Category exceeded estimated expenditure in Coronado, totaling 135% of potential. This is due largely to the City’s strong tourism base.

The SpeciZc Plan area should capitalize on its existing tourist base and strive to create a unique retail destination featuring upscale retailers and goods that appeals to both residents and visitors. The types of tenants representing the strongest potential to succeed in the SpeciZc Plan area include restaurants; one-ofa-kind specialty retailers; upscale boutique retailers; and specialty food outlets such as Whole Foods or Trader Joes.

❖ Key Retail Findings and Recommendations

• Currently, Coronado’s economy is in equilibrium. The City’s actions to limit/restrict the introduction of chain retailers and national credit tenants and to forego active marketing campaigns in support of the tourist industry have not adversely a^ected the City’s economy or property values.

• The City is exporting the vast majority of its retail sales potential out of the City. The most recent Zgures available indicate that Coronado is retaining only 35% of its sales potential. This is due in large part to the presence of the Navy Exchange at North Island Naval Air Station (NASNI) and an abundance of established discount retailers and super-regional malls on the mainland.

• The City’s potential for attracting a large national discount retailer or general merchandise

• powerhouse is limited by: (a) small population base, (b) lack of available sites, (c) lack of access/visibility to freeway arterial, and (d) strong competition from Navy Exchange.

• The Orange Avenue retail corridor should not attempt to compete with the Navy Exchange at North Island Naval Air Station (NASNI) to recapture General Merchandise sales. The scale of the Exchange and the deep discounts o^ered to active-duty and retired military personnel residing in Coronado cannot be overcome by the local business district.

• The City should encourage businesses that contribute to create a unique retail environment oriented to one-of-a-kind upscale retail. An objective should be to retain local merchants and attract new merchants whose uniqueness will: (a) add to downtown’s ability to o^er both merchandise and ambiance that is di\cult to duplicate in most shopping centers and other downtowns, (b) help to establish and maintain Downtown Coronado as a signiZcant destination retail location, and (c) serve the retail needs of local residents.

• Service uses (e.g. plumbers, electricians, automotive, etc.) are not appropriate for Orange Avenue. Moreover, commercial lease rates in Downtown are unattractively high for such users. The City should seek to establish suitable locations elsewhere in the City.

• The Village Theater should be revived to serve as an anchor for Downtown. It is thought that the

• single-screen theater can be supported by the local non-military population despite the presence of Zrstrun movies at NASNI. However, Znding an operator for a single screen movie theater may be di\cult and expensive.

OQce Market

Coronado’s approximately 60,000 SF of o\ce space is concentrated in the extreme southern portion of the Plan area, south of 10th Street. Slightly over 56,000 SF of o\ce space is concentrated in three primary locations: California Plaza (33,000 SF), Eldorado Square (13,800 SF), and Coronado Plaza (9,500 SF.) Coronado’s o\ce inventory also includes small amounts of second-story space that lacks amenities such as air conditioning, e.g., the Winchester Building and the Spreckels Building. There have been no new o\ce buildings built in Coronado since the early 1980s when California Plaza and El Dorado Square were constructed.

Overall, the o\ce market is healthy with relatively low vacancy throughout. There may be moderate demand for suites larger than 1,000 SF to serve tenants wishing to expand. This is evidenced in part by the instances of street level retail shop space being occupied by potential o\ce users; however, this segment is dominated by real estate agents and Znancial service Zrms and is not considered a deep pool of prospective tenants. There is not a signiZcant demand for new o\ce buildings within the Plan area but the City should consider facilitating periodic infusions of o\ce space in mixed-use buildings as warranted by market conditions.

Housing Market Overview

The majority of housing stock within the Plan area is concentrated between Second and Sixth Streets. It consists primarily of for-sale condominiums and rental properties in various multi-unit conZgurations. Plan area housing products vary widely with respect to age, style, density, and orientation to Orange Avenue.

There are very few detached housing units within the Plan area, however, attached housing values in the Orange Avenue corridor are strong at approximately $317/SF. The rental housing market is also quite strong and demand for units is high. According to local leasing agents, units within the Plan area are much sought after by prospective renters. Most units are one- and two-bedroom units, typically with 1 bath. Average rents for 2 BR/1 BA units range from $800 to $1,200 per month and 2 BR/ 2 BA units rent for between $1,000 and $1,300 per month. Reported vacancy within the Plan area is quoted as zero by local leasing agents. Three-bedroom units are rare and can rent for between $1,750 and $2,200 per month in proximity to the Plan area.

Lodging Market Overview

The City of Coronado is recognized as a world-class resort destination with the Hotel Del Coronado as its anchor. The majority of Coronado’s lodging properties are located along Orange Avenue or are close to the boundaries of the Plan area. According to estimates prepared by the Coronado Visitors Bureau, approximately one million visitors come to Coronado each year.

The lodging market is supported primarily by three main segments of the visitor market -- tourists, groups, and the military. The Hotel Del Coronado caters largely to groups and, to a lesser extent, tourists. The mid-market and economy lodging facilities are supported mainly by tourists and spill-over from the group market segment. The more a^ordable properties report that the military segment currently comprises about 50% of their business, as Coronado military installations have increased activity and personnel in relation to the events of 9/11 and ongoing overseas con[icts; however, this percentage has historically been lower.

Despite the high occupancy Zgures typically achieved in Coronado, the introduction of new room supply into Coronado is unlikely due to several limiting factors, including:

• Lack of encouragement from City government.

• Lack of available sites

• Numerous hotel projects planned for Downtown San Diego.

• Slow population growth.

Summary of Assets and Constraints that ARect Land Uses

This section summarizes the aspects of the Plan area and the City of Coronado that either support or constrain the market conditions a^ecting various land uses. The key assets and constraints are summarized as follows:

❖ Assets

• High Incomes – Household and per capita incomes in Coronado are very strong, as compared with

• comparable incomes for the San Diego region. These factors indicate that Coronado residents have above-average amounts of disposable income to spend on goods and services.

• Strong Demand for Housing – The Plan area is surrounded by dense rental and multi-unit for-sale housing. The Orange Ave. corridor between Second St. and Seventh St. consists primarily of housing. Demand for units in the Plan area is very high and vacancy is practically non-existent with many property owners/managers maintaining lengthy waiting lists of applicants looking for Coronado housing.

• Access/Views of the Ocean and Bay – Coronado o^ers visitors and residents excellent access to both San Diego Bay and the PaciZc Ocean, each within almost a “stones throw” from the other. The narrow Coronado peninsula separates the tranquil bay from the crashing surf at the white-sand Coronado Beach, recently rated as the second-best beach in the country by the TravelChannel. Views of the water and the San Diego skyline are wonderful.

• Hotel Del Coronado – The Hotel Del Coronado is recognized throughout the world as a landmark resort destination. Its one-of-a-kind historic architecture and location on Coronado’s white-sand beach have established the hotel as an anchor of not only Coronado’s lodging market but also of San Diego County’s lodging market.

• Strong Military Presence – Coronado is home to two major military installations, the Naval Amphibious Base (NAB) and NASNI. The base-related workforce is estimated at approximately 35,000, inclusive of enlisted, o\cers, and civilian workers. Although the military bases provide top-quality onbase retail and services to enlisted and retired military personnel, spill-over demand from the military for services is a positive economic generator for the City.

• Small-town Ambience – Despite its reputation as a major tourist destination and a key west-coast military installation, Coronado is a small town in terms of population. It has retained its small-town atmosphere by concentrating its commercial uses in a pedestrian-oriented corridor reminiscent of a time before malls when shopping was a pedestrian exercise concentrated in a business district. The Orange Avenue corridor’s small storefronts, wide sidewalks, and low buildings have preserved a small town ambience and an inviting pedestrian scale.

❖ Constraints

• Small Population Base and Isolated Geography – Coronado’s population base is relatively small in comparison to other cities in the region. The City’s ability to compete for retail sales in a trade area beyond Coronado is hampered by is physical separation from San Diego/South Bay proper which, in turn, limits the City’s potential to attract a broad range of national retail tenants. The City’s population growth is stagnant and, at least with respect to retail sales potential, the enlisted and retired military personnel are considered absent because they primarily utilize on-base retail as opposed to Orange Ave. retailers.

• Competition from On-base Retail – The only large format retailer in Coronado is the U.S. Military. The

• Navy Exchange at NASNI o^ers approximately 100,000 square feet of shopping comparable to a Wal-

Mart or Target, inclusive of a food court and other amenities. The NASNI Exchange is the eighth largest Navy Exchange worldwide in terms of sales volume. The NAB o^ers an additional 20,000 square feet but does not provide the range of goods and services found at NASNI. Adjacent to the NASNI Exchange is a 48,000 SF Commissary. The NASNI Exchange o^ers a standard discount of approximately 17% before sales tax and the Commissary o^ers a 30% discount. Neither Exchanges nor Commissaries are subject to state or local sales tax regimes.

• Competition from Established Nodes – Coronado faces sti^ competition from the proliferation of regional malls in proximity to the City. Four regional malls o^ering nearly Zve million square feet of anchors stores and in-line space are located within seven miles (or within 25 minutes drive) of Downtown.

• Limited Transportation Access – Vehicular access to Coronado is limited to Hwy. 75 from the south through Imperial Beach and the Coronado Cays and via the Coronado Bridge. Although these routes provide access through Imperial Beach/Coronado Cays from the south and from the City of San Diego to the east, it is not direct access to the SpeciZc Plan area. This may limit the City’s chances of attracting national retail tenants. Also, the $1.00 toll to cross the Coronado Bridge was eliminated in the summer of 2002 and there now may be increased tra\c volumes as a result.

• Lack of Assemblage Opportunities – There are few vacant sites within the boundaries of the Plan area that can be combined to form larger development opportunities. Moreover, existing parcels tend to be narrow and deep, fronted by Orange Avenue and backed by multi-unit residential properties.

• Limited Public Parking – Public parking in proximity to the Plan area is very limited. Although there are parking spaces available to the public, they are few in number and identifying signage is absent. Public parking is available in the northern segment of the Plan area at Coronado Ferry Landing and in the southern segment of the Plan area at Coronado Plaza and along Isabella Ave.

• Disagreement Between City and Business – Many business and property owners expressed the opinion that the City is overly restrictive and unsupportive of the business community. Fair and consistent policies must be established and followed in order to overcome the skepticism regarding the objectives of City government.

The Coronado Municipal Code is current through Ordinance 2026-05, passed June 16, 2026.

Disclaimer: The City Clerk’s O\ce has the o\cial version of the Coronado Municipal Code. Users should contact the City Clerk’s O\ce for ordinances passed subsequent to the ordinance cited above.

City Website: www.coronado.ca.us

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