Coronado Municipal Code Ch. V R-4 Multiple-Family Residential Zone

R-4 MULTIPLE-FAMILY RESIDENTIAL ZONE

A. PURPOSE AND INTENT

The purpose and intent of this Chapter is to provide regulations that provide for high quality, multiple family dwelling unit structures in an intensely developed residential environment with a minimum gross lot size of one thousand ninety (1,090) square feet per dwelling unit or a minimum three thousand and Zve hundred (3,500) square foot lot or building site. The density is forty (40) dwelling units per acre.

Projects in the Housing Element Opportunity Site (HE) Overlay Zone shall comply with the standards in this Chapter except as modiZed by Chapter 86.34 (Housing Element Opportunity Site Overlay Zone) of the Coronado Zoning Ordinance. In cases of con[ict between this section and Chapter 86.34, Chapter 86.34 governs. (Ord. 2024-02 § 3 (Exh. A), 2024)

B. LAND USES

B.1. Permitted and Accessory Uses

The following principal uses shall be allowed in the R-4 zone:

• a. Multiple dwelling structures on a minimum three thousand Zve hundred (3,500) square foot lot or building site; (Ord. 1559)

• b. Single family dwelling buildings or duplexes of a permanent character, permanently located on a minimum three thousand, Zve hundred (3,500) square foot lot or building site; (Ord. 1765; Ord. 1756; Ord. 1559)

• c. Emergency Shelters, as deZned in Coronado Municipal Code Chapter 86.04, subject to standards in Section IV.I.2 of this SpeciZc Plan;

• d. Uses permitted with a Minor or Major Special Use Permit per Chapter 86.55.170; (Ord. 1910)

• e. The following accessory uses are allowed in conjunction with the uses speciZed in subsection a above:

  1. Incidental home occupations subject to the provisions of Chapter 20.08; (Ord. 2022, 2011)

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

• f. Small and large residential care facility, supportive housing, and transitional housing;

• g. Repealed by Ord. 2040. (Ord. 2040 §§ 12, 13, 2014; Ord. 2015 § 10, 2010)

B.2. Height Regulations

• a. Multiple family dwellings or nonresidential main buildings shall not contain more than three stories and shall comply with the following: (Ord. 1981)

  1. Main buildings with a [at roof (inclusive of parapets and false mansards), or sloped roof of less than 2:12 shall not exceed a maximum of 33’ in height; (Ord. 1981, 2006)

  2. Main buildings with a sloped roof of 2:12 and greater shall not exceed a maximum 35' in height; (Ord. 1981, 2006)

b. Single-family dwellings or duplexes. Main buildings shall not contain more than two stories and shall comply with the following: (Ord. 1981)

1. Main buildings with a [at, false mansard, or sloped roof with a pitch of less than 3:12 shall not exceed a maximum of 22 feet in height except for parapet walls which shall not exceed 25 feet in height;

2. Main buildings with a sloped roof of 3:12 and greater but less than 6:12 shall not exceed a maximum of 27 feet, six inches in height;

3. Main buildings with a sloped roof of 6:12 or greater shall not exceed a maximum of 30 feet in

height. That portion of the roof exceeding 27 feet, six inches shall be limited to a maximum of 15 percent of the entire building roof plan area.

c. Accessory buildings shall not contain more than one story and shall comply with the following: (Ord. 1981)

1. Accessory buildings with a [at, false mansard, or sloped roof with a pitch of less than 3:12 shall not exceed a maximum of 11 feet in height except for parapet walls which shall not exceed 14 feet in height;

2. Accessory buildings with a sloped roof of 3:12 and greater but less than 6:12 shall not exceed a maximum of 14 feet, four inches in height;

3. Accessory buildings with a sloped roof of 6:12 or greater shall not exceed a maximum of 15 feet, seven inches in height. That portion of the roof exceeding 14 feet, four inches shall be limited to a maximum of 15 percent of the entire buildings roof plan area. (Ord. 1981, 2006)

B.3. Front Yard Required

There shall be a front yard of not less than twenty-Zve feet. (Ord. 1981, 2006)

B.4. Rear Yard Required

• A. For multiple family dwellings or nonresidential buildings, there shall be a rear yard setback of not less than Zve feet for the Zrst story of the building; not less than ten feet for the second story of the building; and not less than Zfteen feet for the third story of the building. (Ord. 1981, 2006)

B. For single family and duplex development, there shall be a rear yard of not less than ten percent of the depth of the lot, provided, however, such rear yard setback need not exceed ten feet. There shall be a minimum setback of Zve feet from any rear property line for accessory buildings and for covered parking that is attached to the main building. That portion of the covered parking which is in the required rear yard and is attached to the main building, shall comply with the allowable height for accessory buildings. (Ord. 1981, 2006)

B.5. Side Yard Required

The minimum side yards shall be required as set forth in Sections B.6 and B.7.

B.6. Interior or Corner Lots

• a. There shall be a side yard of not less than ten percent of the width of the lot, provided, however, that such side yard shall not be less than three feet and need not exceed Zve feet in width. (Ord. 1817)

b. Where a single-family dwelling building or duplex development is proposed for two or more lots having contiguous interior lot lines, one side yard of each lot may be reduced to a zero setback upon site plan approval. The remaining side yard shall not be less than twenty percent of the width of the lot, provided, however, that such side yard shall not be less than six feet and need not exceed ten feet in width. 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. (Ord. 1559)

B.7. Reversed Corner Lots

a. There shall be a side yard on the side street lot line of a reversed corner lot of not less than Zfty percent of the front yards required by this title on the Zrst Zve building sites on the block face that are adjoining or adjacent to the rear lot line of the reversed corner lot. The remaining side yard and the rear yard shall not be less than ten percent of the width or depth of the lot, respectively, provided, however, that such side yard width or rear yard depth shall not be less than three feet and need not exceed Zve feet. The front yard shall be as provided in Section B.3.

• b. Where a single-family dwelling building or duplex development is proposed for two or more lots having contiguous interior lot lines, the reduced side yards as provided for under Section B.6 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.

• c. 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 ten percent of the width of the lot and no less than twenty-Zve feet. Section 86.56.630 (Exceptions, Average Front Yard Setback Rule) may be applied to the setback on the side street lot line. The remaining side yard and the rear and front yards, shall be not less than ten percent of the width (for the side yard) or depth (for the front and rear yards) of the lot

respectively, provided, however, that such side yard width or front, or rear yard depth shall be not less than three feet and need not exceed Zve feet. (Ord. 1675)

B.8. Lot Area per Family

Each multiple dwelling structure hereafter erected or structurally altered shall have a minimum total gross lot area of one thousand ninety square feet per dwelling unit on a minimum three thousand Zve hundred square foot lot or building site. (Ord. 1559)

B.8.5. Minimum Density

For a project that creates one or more new dwelling units on a development site, the minimum density is 20 dwelling units per acre.

B.9. Maximum Structural Coverage Allowed

• a. The total structural coverage of multiple dwelling or nonresidential development shall not exceed sixty percent of gross lot area. (Ord. 1981, 2006)

• b. The total structural coverage of single family dwelling building or duplex development shall not exceed Zfty (50) percent of gross lot area. (Ord. 1756)

B.10. OB-Street Parking Required

O^-street parking standards shall be met in accordance with Chapter 86.58.

B.11. Design Review Required

Design review is required in conformance with this Code. Predesign meetings are recommended with a Design Review Commission subcommittee prior to formal Design Review submittal. (Ord. 1981, 2006)

B.12. Development Landscaping Required

• a. A minimum of twenty-Zve percent of the total site area of new residential developments and Zfteen percent of the total site of new nonresidential developments shall be landscaped. Required parking spaces shall not be considered as a portion of the required landscaping. (Ord. 1870)

• b. When new construction or additions over 500 square feet in size are constructed, the property owner shall plant a street tree in the public rightofway adjacent to said property, if space is available. All shade trees shall have a minimum 2 inch diameter trunk (measured 4 feet 6 inches above the root crown) and palm trees shall have a minimum 6 foot brown trunk. The tree species and planting shall be at the direction of the City of Coronado in accordance with City speciZcations and the City's approved street tree list. Irrigation of said tree shall be the responsibility of the adjoining property owner. (Ord. 1586)

• c. See Section 86.56.800 for additional landscape standards and Chapter 86.56 of the Zoning Ordinance for landscape requirements pertaining to o^-street parking areas.

B.13. Floor Area Ratio

• a. All multiple dwelling or nonresidential development shall not exceed a Floor Area Ratio of 1.60 (160%).

• b. Single-family or duplex development shall not exceed a [oor area ratio (FAR) of .54 (54%) except that the FAR may be cumulatively increased up to a maximum of .75 (75%) if the development is designed:

  1. With a di^erent 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% or more reconstructed or restored; and

  2. In accordance with the following Allowable FAR Table when one or more of the ADDITIONAL FEATURES listed below are incorporated into the project:

Table V1: Allowable Floor Area Ratio

ADDITIONAL FEATURES:

1. A shade tree with no less than a 4-inch diameter trunk (measured 4 feet 6 inches above the root crown) planted in the required front yard and an automatic irrigation system, consistent with water conservation laws, for all landscaping in the front yard, including the adjoining public property.

2. Plans drawn and signed by a California licensed building designer or architect.

3. An addition designed to be compatible to, and to retain, the architectural style of the original dwelling.

4. All roofs which have a slope of 2:12 or greater with eaves of at least 12 inches for the entire roof perimeter.

5. A variation of roof lines visible from all adjoining street rights-of-way.

6. A dwelling and garage with all facades being of a di^erent color, style, and texture, and all visible roofs being of a di^erent color, as compared to the dwellings and garages of the adjoining next door neighbors.

7. A roof with a pitch of 6:12 or greater for at least 50% of the length of the roof.

8. Preservation, restoration, or replication of historical or architectural elements and design of the original dwelling if an addition to a dwelling designated historic by the City of Coronado, State of California, or the Federal Government.

9. A raised, covered, and unenclosed front porch which projects out at least 6 feet from the dwelling and has a width of at least 70% of the width of the dwelling. The front and side walls of said porch shall be open except for required guard rails.

10. All windows along both side facades o^set at least 12 inches (edge to edge) from windows of immediately adjoining dwellings. Windows with a sill height of 66 inches or more above the [oor are not required to be o^set.

11. A front second story facade setback a minimum of 8 feet from the dominant Zrst story facade.

12. A 25-foot required front yard setback where the average front yard setback of the block face is 23 feet or less.

13. A front yard setback which is at least 20% greater than the minimum required front yard setback for 40% or more of the front facade width. Porches, architectural features, and other permitted projections shall be allowed to project the standard distance from the normal required front yard setback line.

14. A maximum structural coverage of 45% with normal exceptions permitted.

15. Approval from the Environmental Design Review Commission.

16. A garage with the vehicle entry door turned 90 degrees or more from the street. This shall only be permitted for required o^-street parking in fully enclosed garages and on lots which do not have alley access.

17. A courtyard along the side facade, open to the sideyard, of at least 15 feet in width (parallel to the side property line), and a minimum depth of 30% of the lot width from the normal setback line. Said courtyard shall be open to the sky, except for architectural features which may project into the courtyard up to a maximum of 10% of the lot width. Said courtyard shall not be open to the front or rear yards.

18. One side yard setback above the Zrst story which is at least 33% greater than the minimum required side yard setback.

19. One side yard setback at the Zrst story which is at least 33% greater than the minimum required side yard setback when item number 18 is implemented at the second story on the same side.

20. An increased side yard setback above 15 feet in height which slopes away from the vertical plane by at least 45 degrees for a minimum of 50% of the side facade length, continuous from the front facade. Dormers shall be permitted to encroach into the 45 degree setback, provided that they shall be setback a minimum of 5 feet from the property line, shall not exceed a total width of 25% of the length of the roof abutting the side yard, that each dormer shall not exceed a width of 8 feet, and that there shall be a minimum of 4 feet between each dormer.

21. A second increased side yard setback in accordance with item no. 20 for the entire length of the second or opposite side yard.

22. Two or more attached dwellings and covered parking constructed with a zero side yard setback on two or more lots having contiguous interior lot lines. The remaining side yards shall not be less than twenty percent of the width of the lot, provided, however, that such side yard shall not be less than six feet and need not exceed ten feet in width. 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. (Ord. 1756; Ord. 1649)

B.14. Facade Treatment

a. For single family and duplex development, 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 o^sets, 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. The facade treatment shall not encroach into the required side yards except as permitted elsewhere in the Municipal Code. (Ord. 1981, 2006)

b. For multiple family and nonresidential development, the front and side facades of main buildings shall incorporate design components to assure visual interest and relief. Such components may consist of architectural projections, balconies, facade plane o^sets and similar design features. (Ord. 1981, 2006)

c. For multiple family and nonresidential development, facade plane o^sets are permitted to extend to the ground, contain [oor area and extend or project into a required side yard setback for a distance of not more than one-third of the required side yard setback width subject to the following:

1. No single facade plane o^set shall exceed a maximum of 20' in length.

2. That building volume encroaching into the required setback shall be reduced by 25% in a reciprocal fashion behind the setback line on the same side of the building.

3. The cumulative total linear distance of facade plane o^sets and architectural projections into required side yards, measured at their widest point, along a given side facade shall not exceed 28 feet. (Ord. 1981, 2006)

B.15. Additional Development Standards

See Chapter 86.04, Chapter 86.56 and Chapter 86.58 of the Municipal Code for additional standards. (Ord. 2024-08 § 3 (Exh. A), 2024; Ord. 2024-02 § 3 (Exh. A), 2024)