Coronado — Design Review

Last reviewed: July 6, 2026

Overview

Coronado’s design review lives in Title 86 Zoning of the Coronado Municipal Code and is administered primarily by the Design Review Commission (DRC). It shows up in specific base zones, several overlay zones, and in targeted topic chapters (for example, signs and parking plans). This page maps where design review applies, who decides, and what standards it checks—tying each item to the controlling section so you can navigate the code alongside the broader Coronado zoning & planning overview, Coronado Zoning, Coronado Development Standards, and relevant Coronado Overlay Districts.

Plain-English keystone: Within the S-H – Scenic Highway Overlay, a building permit (other than for a one- or two-family dwelling and appurtenant structures) cannot be issued unless a site plan is approved by both the Planning Commission and the Design Review Commission, with appeal to the City Council. See § 86.44.090–§ 86.44.110 .

Where does Coronado require design review?

• Citywide for certain topics (e.g., signs, some parking plans).
• In specific base zones (e.g., R-5, R-SCD, C-R, C-U, OS).
• In overlays (S-H Scenic Highway, TOZ Tidelands, WP Modifying Zone).
• For special plan/precise plan amendments in R-PCD when tied to affordable housing.

Quick table — triggers, decision-maker, and code

Use this table together with Coronado Parking, Coronado Signage, and Coronado Historic Preservation where relevant.

District-by-district guidance

R-5 – Multiple-Family Residential Zone

• Purpose/where it applies: Multi-family areas mapped as R-5 (verify via zoning map).
• Typical uses: Multi-family dwellings (Not found in retrieved materials).
• Key dimensional standards: Side yard = 10% lot width (min 5 ft), add 1 ft per story above 2nd (§ 86.18.060); Max density = 47 du/ac (§ 86.18.070); Max structural coverage = 33% (§ 86.18.080); parking per Chapter 86.58 (§ 86.18.090) .
• Design review: Required “in conformance with this code” (§ 86.18.100) .
• Practical tip: Expect DRC to look for neighborhood fit, compliance with objective Coronado Development Standards, and any applicable overlays.

R-SCD – Residential–Special Care Development Zone

• Purpose/where it applies: Special-care residential settings (verify mapped locations).
• Typical uses: Not found in retrieved materials.
• Key dimensional standards: Not found in retrieved materials.
• Design review: Required (§ 86.20.090) .

C-R – Commercial Recreation Zone

• Purpose/where it applies: Shoreline areas designated for limited tourist and recreation activities (§ 86.28.010) .
• Typical permitted uses: As allowed via Chapter 86.55 references (§ 86.28.020) .
• Key dimensional standards: Max height = 40 ft (§ 86.28.025); Min landscaping = 15% (§ 86.28.050) .
• Design review: Required (§ 86.28.030) .
• Practical tip: Coordinate your sign program with the DRC early to streamline both use and Signage approvals (§ 86.60.150–§ 86.60.180) .

C-U – Civic Use Zone

• Purpose/where it applies: Property owned/controlled by public agencies for parks, schools, civic centers, hospitals (§ 86.36.010) .
• Typical permitted uses: Civic/public uses inherent to ownership (see purpose).
• Key dimensional standards: Max height = 40 ft (§ 86.36.015); Landscaping = 25% res / 15% nonres (§ 86.36.040) .
• Design review: Required (§ 86.36.030), with Planning Commission review of construction/exterior alterations/additions for plan conformance (§ 86.36.020) .
• Practical tip: Expect a two-step path—PC for plan conformance and DRC for design.

OS – Open Space Zone

• Purpose/where it applies: Protects unique open space areas for public access, habitat, recreation (§ 86.38.010) .
• Typical permitted uses: Beaches/parks, trails, golf/tennis, utility/lighting, boat ramps; some uses need a special use permit (§ 86.38.020–§ 86.38.030) .
• Key dimensional standards: Max height = 40 ft (§ 86.38.040); Parking per Chapter 86.58 (§ 86.38.050); Landscaping/habitat = ≥15% (§ 86.38.070) .
• Design review: Required (§ 86.38.060) .

R-PCD – Residential, Planned Community Development Zone

• Purpose/where it applies: Planned community residential areas with a precise development plan (PDP).
• Special design review trigger: If a housing project provides at least 20% lower-income units and seeks a PDP amendment, it must go to the DRC; processing follows CMC 80.00.040 (§ 86.42.055(B)) .
• Key standards snapshot: Opportunity sites (1515 2nd St; 149 A Ave) include max 5 stories/50 ft with step-downs and setback exceptions as shown in Figure 86.42-2 (§ 86.42.055(A)(2)–(3)) .
• Practical tip: Because Title 80 governs procedure here, coordinate early with staff on objective standards and the Title 80 path; if State housing findings apply, the Director finalizes the PDP amendment after DRC approval (§ 86.42.055(B)) . For state policy context, see California housing laws.

S-H – Scenic Highway Overlay Zone

• Purpose/where it applies: Protect views and scenic resources along designated scenic highways (§ 86.44.010) .
• Typical uses: Underlying zone uses continue, with added scenic protections.
• Key dimensional/plan requirements: Site plan required (§ 86.44.070–§ 86.44.080). DRC reviews design consistency with scenic objectives (e.g., harmony with surroundings, view protection, screening, topography/vegetation retention) (§ 86.44.090) .
• Decision and permits: Both Planning Commission and DRC act on site plans; appeal to Council; no building permit (except one- or two-family dwellings and appurtenant structures) without approved site plan (§ 86.44.100–§ 86.44.110) .
• Practical tip: Early massing and landscaping studies help demonstrate compliance with scenic view protection.

TOZ – Tidelands Overlay Zone

• Purpose/where it applies: Development criteria for unique tidelands properties, adding to underlying zoning (§ 86.39.010–§ 86.39.020) .
• Design/landscaping review: All new development must include a landscaping plan approved by the DRC or a Council-appointed community committee; view corridors at street ends must be preserved (§ 86.39.030(J), (L)) .
• Practical tip: Coordinate with staff on which review body (DRC vs. committee) is current practice—roles have evolved over time. Verify with the jurisdiction.

WP – Wildlife Preserve Modifying Zone

• Purpose/where it applies: Protects wildlife preserve areas; governs uses and review.
• Design review scope: DRC reviews all proposed structures, signs, or facilities for conformance with zone purpose and visual impact from public roads/waterways; appeal to Council within 15 days (§ 86.64.030(B)–(C)) .

Cross-cutting design review topics

• Signs: Unless exempted (e.g., small window or residential signs), signs require DRC approval; submittal deadlines, review standards, and appeal timelines are codified (§ 86.60.140–§ 86.60.190) . Coordinate your sign program early if you are in a commercial or civic district. See Coronado Signage.
• Parking plans: DRC reviews parking area plans; some zones/projects require Planning Commission and City Council action (§ 86.58.230(B)–(D)) . This often intersects with Coronado Parking design standards.
• Landscaping: Multiple zones hard-code minimum landscaped area (e.g., 15% in C-R, OS; 25% res/ 15% nonres in C-U; 35% res in selected residential chapters) (§ 86.28.050; § 86.38.070; § 86.36.040; § 86.42.060) . Expect the DRC to check compliance. See Coronado Landscaping and Screening.
• Title 80 procedure: Where the zoning code points to Title 80 (Design Review) for processing—such as R‑PCD precise plan amendments—the DRC conducts the review under Title 80 procedures (§ 86.42.055(B)) . Process details are not in the retrieved materials; verify with the jurisdiction.
• Nonconforming/sign variance/relief: If your sign or project can’t meet objective standards, see Coronado Variances and Exceptions and Coronado Nonconforming Uses for the available relief paths.

Checklist

• Identify your base zone and any overlays in effect for the parcel (e.g., S-H, TOZ, WP) using Coronado Zoning and Coronado Overlay Districts.
• Confirm whether your zone explicitly requires design review (e.g., R-5 § 86.18.100; C-R § 86.28.030; C-U § 86.36.030; OS § 86.38.060) .
• If in the S-H Overlay, prepare a full site plan addressing view protection, siting, grading, and landscaping for Planning Commission and DRC review (§ 86.44.070–§ 86.44.100) .
• If in R-PCD and adding ≥20% lower-income units requiring a PDP amendment, plan for a DRC hearing under Title 80 (§ 86.42.055(B)) .
• Prepare required topic plans: parking plan (if applicable) (§ 86.58.230) and sign plan (§ 86.60.160) .
• Verify minimum landscaping percentages for your zone (e.g., 15% in C-R/OS; 25%/15% in C-U; 35% res where specified) (§ 86.28.050; § 86.38.070; § 86.36.040; § 86.42.060) .
• Check appeal windows: typically 10 days for sign appeals (§ 86.60.190) and 10 working days for S-H site plans (§ 86.44.100); 15 days in WP (§ 86.64.030(C)) .
• For any parcel-specific nuance (historic status, prior approvals, coastal jurisdiction), coordinate with Planning and, if applicable, Coronado Historic Preservation. Avoid mixing in California Building Standards Code topics here—those are separate.

Risks & Ambiguities

Plain-English Summary

Coronado’s DRC is your design gatekeeper in multiple zones and overlays. If you’re in multi-family, civic, commercial-recreation, or open space districts—or within scenic highway, tidelands, or wildlife preserve overlays—expect a DRC hearing to confirm fit, views, and landscaping. Signs and some parking plans also go to DRC. In the Scenic Highway Overlay, you need a jointly approved site plan before most building permits move forward.

Source References

• § 86.18.060–§ 86.18.100 (R‑5 standards; design review required)
• § 86.20.090 (R‑SCD design review required)
• § 86.28.010–§ 86.28.050 (C‑R purpose, uses, height, design review, landscaping)
• § 86.36.010–§ 86.36.040 (C‑U purpose, PC review, design review, landscaping)
• § 86.38.010–§ 86.38.070 (OS purpose, uses, height, parking, design review, landscaping)
• § 86.42.055–§ 86.42.060 (R‑PCD opportunity sites; design review for PDP amendment; landscaping)
• § 86.44.010–§ 86.44.110 (S‑H Scenic Highway Overlay purpose, site plan, dual review, permit linkage)
• § 86.58.230 (Parking plan review by DRC; PC/CC roles)
• § 86.60.140–§ 86.60.190 (Signs—exemptions, DRC approval, process, appeals)
• § 86.39.030 (TOZ landscaping review; view corridors)
• § 86.64.030 (WP Modifying Zone DRC review; appeals)

Information Gaps

• Procedural details of Title 80 (Design Review) beyond references in Title 86: Not found in retrieved materials.
• Full permitted-use lists and purposes for some residential zones (e.g., complete R‑SCD use list): Not found in retrieved materials.
• Specific residential FAR/design incentive sections that reference DRC approval by section number: Not found in retrieved materials.

Retrieved passages

• Coronado Zoning Code (Title 86) High relevance show source text
• CMC § 3 (§ 3) High relevance show source text
• CMC § 86.36.060 (Section 50079.5.) High relevance show source text
• CMC § 80.00.040 (Section 65589.5) High relevance show source text
• CMC § 86.36.060 (Title 86) High relevance show source text
• CMC § 86.55.160 (Title 86) High relevance show source text
• CMC § 86.56.130 (Title 86) High relevance show source text
• CMC § 86.58.190 (§ 3) High relevance show source text

Cited sections

• § 86.18.060–§ 86.18.100 (R‑5 standards; design review required) (§ 86.18.060)
• § 86.20.090 (R‑SCD design review required) (§ 86.20.090)
• § 86.28.010–§ 86.28.050 (C‑R purpose, uses, height, design review, landscaping) (§ 86.28.010)
• § 86.36.010–§ 86.36.040 (C‑U purpose, PC review, design review, landscaping) (§ 86.36.010)
• § 86.38.010–§ 86.38.070 (OS purpose, uses, height, parking, design review, landscaping) (§ 86.38.010)
• § 86.42.055–§ 86.42.060 (R‑PCD opportunity sites; design review for PDP amendment; landscaping) (§ 86.42.055)
• § 86.44.010–§ 86.44.110 (S‑H Scenic Highway Overlay purpose, site plan, dual review, permit linkage) (§ 86.44.010)
• § 86.58.230 (Parking plan review by DRC; PC/CC roles) (§ 86.58.230)
• § 86.60.140–§ 86.60.190 (Signs—exemptions, DRC approval, process, appeals) (§ 86.60.140)
• § 86.39.030 (TOZ landscaping review; view corridors) (§ 86.39.030)
• § 86.64.030 (WP Modifying Zone DRC review; appeals) (§ 86.64.030)
• Coronado_ZoningCode.md