Local zoning · Coronado

Coronado — Overlay Districts

Overlay Districts under the Coronado local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

Coronado regulates “overlay” or “modifying” zones in addition to its base zoning. Overlays layer special purposes, uses, and development criteria on top of the underlying district in Title 86 Zoning, and they are mapped on the City’s Official Zoning Map, which should be your first check for any parcel-specific questions (§ 86.06.020 and § 86.06.030 ). In practice, the overlay rules apply in addition to the base-zone rules; some overlays expressly state they prevail where there’s a conflict.

The short rule: overlays apply on top of the base zone; when an overlay sets a stricter or conflicting rule, follow the overlay. See § 86.06.020 and, for TOZ specifically, “this chapter shall prevail” in case of conflict (§ 86.39.010 ).

Use this page with the citywide context on the Coronado zoning & planning overview, and cross-reference base-district rules in Coronado Zoning and Coronado Development Standards.

District-by-district guide

P – Parking Overlay Zone (Chapter 86.24)

Purpose. Allows temporary open-air parking where designated as a parking overlay, with standards tied back to citywide parking regulations (§ 86.24.010 and § 86.24.020 ).
Typical permitted uses. Open-air, temporary parking of automobiles and similar passenger trucks; no vehicle sales (§ 86.24.020 ).
Key dimensional/operational standards. Projects must meet the underlying zone’s development provisions; parking design and quantity remain subject to citywide parking rules in Chapter 86.58 (§ 86.24.030 and § 86.24.020; example siting standard at § 86.58.190 ). See also Coronado Parking.
Where it applies. Only on parcels mapped with the P Overlay on the Official Zoning Map (§ 86.06.030 ).

S-H – Scenic Highway Overlay Zone (Chapter 86.44)

Purpose. Implements the Scenic Highway Element by protecting views within designated scenic highway corridors and eliminating visual distractions to drivers (§ 86.44.010 ).
Typical permitted uses. All uses allowed in the underlying zone unless expressly prohibited; informational markers/kiosks and emergency phones are named allowed uses (§ 86.44.020 ).
Key dimensional/operational standards.
- Height: maximum 40 ft, or the underlying-zone standard if more restrictive (§ 86.44.060 ).
- Signs: off-premises advertising, temporary banners/streamers, animated/rotating, and freestanding signs are prohibited (§ 86.44.040 ). See Coronado Signage.
- Site plan review: required before any non-exempt construction; reviewed by Planning and the Design Review Commission (one- and two-family dwellings that fully comply with the chapter are exempt) (§ 86.44.070 ). See Coronado Design Review.
- Boundaries: extend 200 ft from the scenic highway right‑of‑way or to the nearest ocean/bay shoreline, whichever is less (§ 86.44.160 ).
Where it applies. Corridors adjacent to state/city-designated scenic highways mapped in Coronado (§ 86.44.010 and § 86.44.160 ).

TOZ – Tidelands Overlay Zone (Chapter 86.39)

Purpose. Sets development criteria for unique tidelands and other mapped coastal properties to preserve open space/recreation while allowing coastally dependent commercial/recreation uses; this chapter prevails if it conflicts with other code provisions (§ 86.39.010 ).
Typical permitted uses. Governed by the underlying zone, but subject to overlay criteria (e.g., landscape approvals, access, views) (§ 86.39.030 and § 86.39.010 ).
Key dimensional/operational standards (highlights from § 86.39.030):
- Landscape plan required; approval by the Design Review Board or a Council‑appointed committee (§ 86.39.030(J) ).
- Direct vehicular access from Coronado Bridge toll station area to adjacent tidelands if feasible, with Council findings if infeasible (§ 86.39.030(K) ).
- Preserve existing street‑end view corridors in all new development (§ 86.39.030(L) ).
Where it applies. Only properties shown on the TOZ voter‑adopted map are subject to these rules (§ 86.39.020 ). Coastal entitlements may also be required; see Chapter 86.70 and Coronado Land Use.

WP – Wildlife Preserve Zone (Modifying Overlay Zone) (Chapter 86.64)

Purpose. Protects unique environmental resources; is superior to other modifying zones in areas under Coronado’s zoning jurisdiction (§ 86.64.010 ).
Typical permitted uses. Wildlife preserves; botanical gardens; research excavations by recognized professionals; walk/bike paths; salt ponds and aquaculture with a special use permit; small information facilities; limited utilities and accessory facilities; specific existing uses like the YMCA Camp and certain military facilities (§ 86.64.020 ). Related special uses reference Chapter 86.55.
Key dimensional/operational standards.
- Project review by Planning Commission and City Council for overlay conformance; Design Review Commission evaluates structures/signs for visual impacts (§ 86.64.030 ).
Where it applies. Defined coastal/wetland areas at the City’s southern end and any other area later designated by the City after public hearing (§ 86.64.040 ).

PCD – Planned Community Development Overlay Zone (Chapter 86.46)

Purpose. Enables comprehensively planned residential communities (from single‑family to multifamily and related open space/community services) with approved deviations from standard lot/yard/bulk coverage to achieve public benefits (§ 86.46.010 ).
Typical permitted uses. Residential plus related community facilities consistent with a Precise Development Plan (PDP) processed under Chapter 86.55 (§ 86.46.020 ).
Key dimensional/operational standards. Site‑specific via PDP; submittals include boundary/topographic maps and utility/drainage reports; City reviews and acts on PDP with minimum standards referenced in § 86.46.040 (§ 86.46.020 and § 86.46.040 ). Variations from base standards are through the overlay/PDP, not blanket waivers. See Coronado Variances and Exceptions.
Where it applies. Parcels rezoned to place the PCD overlay (check Zoning Map) (§ 86.46.020 and § 86.06.030 ).

Civic Use Overlay Zone (Chapter 86.37)

Purpose. Applies where mapped “Civic Use Overlay” to facilitate civic facilities on top of the underlying zone (§ 86.37.010 ).
Typical permitted uses. Uses permitted in the Civic Use Zone (Chapter 86.36) or the underlying zone (§ 86.37.020 ).
Key dimensional/operational standards. Civic facilities must meet Chapter 86.36 development regulations (§ 86.37.030 ). Detailed 86.36 standards were not retrieved here—confirm specifics with the City. Not found in retrieved materials.
Where it applies. Parcels designated with the Civic Use Overlay on the Zoning Map (§ 86.06.030 ).

HE – Housing Element Opportunity Site Overlay Zone (Chapter 86.34)

Purpose. Implements the City’s Housing Element by facilitating housing (including lower‑income affordability) on identified “opportunity sites,” with alternative standards where affordability thresholds are met (§ 86.34.010 ).
Typical permitted uses.
- Multifamily is allowed in all HE subzones (HE‑1 and HE‑2) even where the base zone would not otherwise allow it (§ 86.34.020(A) ).
- Specific HE‑1 parcels at 919 and 901 C Avenue may continue certain church/school/thrift uses when redeveloped with new housing (§ 86.34.020(B) ).
- On Commercial‑designated properties, shopkeeper/live‑work may occupy the entire ground floor; limited ground‑floor residential is allowed on specific frontages with caps elsewhere (§ 86.34.020(C) ).
Key dimensional/operational standards.
- For qualifying affordable projects: up to 4 stories/42 ft, FAR 1.6 (HE‑1) or no FAR max (HE‑2); structural coverage up to 75% (HE‑1); reduced/none setbacks in HE‑2; see Table 86.34‑1; underlying standards otherwise apply (§ 86.34.030 and Table 86.34‑1 ).
- A “by‑right” approval process is provided by § 86.34.040 (details not fully retrieved here—confirm submittal and eligibility requirements with staff) (§ 86.34.040 ). See also California housing laws.
Where it applies. Only on mapped Housing Element “opportunity sites” identified in the General Plan and Zoning Map (§ 86.34.010 and § 86.06.030 ). Related topics: Coronado ADUs and California ADU law.

Most used overlay rules at a glance

Overlay	What it does	Selected standards that frequently drive design	Where it applies	Code Reference
P – Parking Overlay	Temporarily allows open-air parking	Must meet underlying zone provisions; must meet citywide parking standards (e.g., siting)	Parcels mapped “P”	§ 86.24.020, § 86.24.030, § 86.58.190
S-H – Scenic Highway	Protects corridor views along scenic highways	Height max 40 ft or stricter base limit; bans off-premise/temporary/animated/freestanding signs; site plan + design review required (most projects)	200 ft from scenic highway ROW or to shoreline	§ 86.44.060, § 86.44.040, § 86.44.070, § 86.44.160
TOZ – Tidelands Overlay	Balances coast‑dependent use with open space	Landscape plan approval; preserve street‑end views; direct bridge access if feasible	Properties on TOZ map	§ 86.39.030(J)-(L), § 86.39.020
WP – Wildlife Preserve	Protects habitat and scenic resources	Limited uses; Commission reviews; Design Review for structures/signs	South bay wetlands and any later‑designated areas	§ 86.64.010–.040
PCD – Planned Community Dev. Overlay	Enables master‑planned residential with tailored standards	Requires rezoning to add overlay; PDP submittal/review; site‑specific standards	Parcels rezoned to PCD overlay	§ 86.46.010–.040
Civic Use Overlay	Applies civic standards to mapped sites	Must meet Chapter 86.36 Civic Use standards	Parcels mapped “Civic Use Overlay”	§ 86.37.010–.030
HE – Housing Element Overlay	Unlocks multifamily and alternative standards on opportunity sites	Up to 4 stories/42 ft; HE‑1 FAR 1.6; HE‑2 no FAR max; coverage up to 75% (HE‑1); by‑right path for qualifying affordable projects	Mapped Housing Element sites	§ 86.34.020–.040; Table 86.34‑1

Practical cross-references: when an overlay touches standards like parking, landscaping, or signs, consult the citywide chapters and GoCodebook pages: Coronado Parking, Coronado Landscaping and Screening, Coronado Signage. Nonconformities do not become legal just because of an overlay—see Coronado Nonconforming Uses. Building-code compliance is separate—see the California Building Standards Code.

Checklist

Confirm whether your parcel is mapped within any overlay on the Official Zoning Map (§ 86.06.030 ).
If in the S-H overlay: verify height cap and sign limitations; determine if a site plan and design review are required (§ 86.44.060, § 86.44.040, § 86.44.070 ).
If in the TOZ: prepare a landscape plan for DRB/committee approval; evaluate street‑end view corridors; assess bridge access feasibility (§ 86.39.030(J)-(L) ).
If in the WP overlay: confirm proposed use is listed/permitted; plan for Planning Commission/City Council and Design Review Commission reviews (§ 86.64.020–.030 ).
If in the PCD overlay: confirm the rezoning and prepare a PDP per Chapter 86.55 submittals (§ 86.46.020 ).
If in the Civic Use Overlay: design to Chapter 86.36 civic standards (§ 86.37.030 ).
If in the HE overlay: confirm site eligibility; if pursuing an affordable project, align with Table 86.34‑1 and the by‑right process (§ 86.34.030 and § 86.34.040 ).
Cross-check citywide rules that still apply (parking, landscaping, signage, and design review) even inside overlays (§ 86.24.030; § 86.58.190; § 86.39.030(J) ).

Risks & Ambiguities

Issue	Why it matters	What to verify
Where an overlay applies on your lot	Overlays are mapped; boundaries control review triggers and standards	Pull the Official Zoning Map layer and confirm parcel boundaries (§ 86.06.030 )
S-H boundary vs. shoreline	S-H extends 200 ft from ROW or to shoreline, whichever is less	Survey distance to ROW and nearest shoreline; then apply the stricter result (§ 86.44.160 )
TOZ “direct access” feasibility	Could require access planning from the bridge toll area	Whether the City Council will find direct access infeasible based on substantial evidence (§ 86.39.030(K) )
Civic Use standards	Overlay points to Chapter 86.36 details	Obtain Chapter 86.36 development regs; Not found in retrieved materials
HE by‑right eligibility	Determines if streamlined approval and alternative standards apply	Affordability level, unit counts, and Table 86.34‑1 metrics (§ 86.34.030–.040 )
WP overlay precedence	WP is “superior to all other modifying zones”	If multiple overlays overlap, confirm WP’s controlling effect (§ 86.64.010 )
Sign regulations layering	S-H bans certain sign types regardless of base-zone allowances	Coordinate with citywide sign chapter if any sign is proposed (§ 86.44.040 and Title 86.60 )

Plain-English Summary

In Coronado, overlays sit on top of your base zone to address special corridors, coastal tidelands, wildlife habitat, civic sites, planned communities, parking lots, and Housing Element opportunity sites. They can change what’s allowed, cap height, add design/landscaping review, or unlock housing options. Always check if your property is in an overlay, then add those rules to your base zoning checklist—especially for scenic corridor projects, coastal parcels, and Housing Element sites.

Source References

§ 86.06.020 (Modifying/overlay zones) and § 86.06.030 (Official Zoning Map)
§ 86.24.010–.030 (P – Parking Overlay Zone) and § 86.58.190 (Off‑street parking siting)
§ 86.44.010–.160 (S‑H – Scenic Highway Overlay Zone)
§ 86.39.010–.070 (TOZ – Tidelands Overlay Zone) including § 86.39.030(J)–(L)
§ 86.64.010–.040 (WP – Wildlife Preserve Zone [Modifying Overlay])
§ 86.46.010–.040 (PCD – Planned Community Development Overlay Zone)
§ 86.37.010–.030 (Civic Use Overlay Zone; cross‑reference Chapter 86.36)
§ 86.34.010–.040 and Table 86.34‑1 (Housing Element Opportunity Site Overlay Zone)

Sources

Retrieved passages

Coronado Zoning Code (chapter provides) High relevance
CMC § 86.14.060 (Title 86) High relevance
CMC § 140 (Chapter 86.46) High relevance
CMC § 33 (Chapter 86.37) High relevance
CMC § 86.56.632 (title may) High relevance
Coronado Zoning Code (Title 86) Medium relevance
CMC § 86.39.050 (Section 87) Medium relevance
CMC § 86.06.010 (Title 86) Medium relevance
Coronado Zoning Code (Title 86) High relevance
CMC § 15 (section may) Medium relevance
CMC § 86.06.010 (Chapter 86.06) Medium relevance
Coronado Zoning Code (Title 86) Medium relevance
Coronado Zoning Code (Title 86) Medium relevance

Cited sections

§ 86.06.020 (Modifying/overlay zones) and § 86.06.030 (Official Zoning Map) (§ 86.06.020)
§ 86.24.010–.030 (P – Parking Overlay Zone) and § 86.58.190 (Off‑street parking siting) (§ 86.24.010)
§ 86.44.010–.160 (S‑H – Scenic Highway Overlay Zone) (§ 86.44.010)
§ 86.39.010–.070 (TOZ – Tidelands Overlay Zone) including § 86.39.030(J)–(L) (§ 86.39.010)
§ 86.64.010–.040 (WP – Wildlife Preserve Zone [Modifying Overlay]) (§ 86.64.010)
§ 86.46.010–.040 (PCD – Planned Community Development Overlay Zone) (§ 86.46.010)
§ 86.37.010–.030 (Civic Use Overlay Zone; cross‑reference Chapter 86.36) (§ 86.37.010)
§ 86.34.010–.040 and Table 86.34‑1 (Housing Element Opportunity Site Overlay Zone) (§ 86.34.010)
Coronado_ZoningCode.md

Frequently asked questions

Where do Coronado’s overlay zones come from and how do they apply to my lot?

Overlay (modifying) zones are defined in Title 86 and apply in addition to the base zone. Check the Official Zoning Map to see if your parcel is in P, S‑H, TOZ, WP, PCD, Civic Use Overlay, or HE (§ 86.06.020 and § 86.06.030 ).

What does the Scenic Highway (S-H) overlay restrict?

It sets a 40 ft maximum height unless the base zone is stricter, bans several sign types, and requires site plan/design review for most projects; it applies within 200 ft of the scenic highway right‑of‑way or to the shoreline, whichever is less (§ 86.44.060, § 86.44.040, § 86.44.070, § 86.44.160 ).

I’m in the Tidelands Overlay (TOZ). What extra steps should I expect?

Plan for a landscape plan reviewed by the Design Review Board/committee, preserving street‑end view corridors, and evaluating direct bridge‑area access feasibility for traffic impacts (§ 86.39.030(J)–(L) ).

Can I do multifamily housing on a Housing Element (HE) overlay site that’s in a commercial area?

Yes—multifamily is allowed in all HE subzones, and on Commercial‑designated HE sites shopkeeper/live‑work can occupy the entire ground floor. Some ground‑floor residential is allowed on specified frontages, subject to percentages/location rules (§ 86.34.020(A), (C) ).

What are the HE overlay’s height and FAR limits?

For qualifying affordable projects, HE‑1 allows up to 4 stories/42 ft, FAR 1.6, and up to 75% structural coverage; HE‑2 allows up to 4 stories/42 ft with no FAR maximum (Table 86.34‑1; underlying standards otherwise still apply) (§ 86.34.030 ).

What counts as “permitted” in the Wildlife Preserve (WP) overlay?

Uses that protect habitat and public enjoyment like wildlife preserves, research by recognized professionals, walk/bike paths, and some utilities are allowed; salt ponds and aquaculture need a special use permit. Projects get Planning/DRC review for conformance and visual impacts (§ 86.64.020–.030 ).

Does the Parking (P) overlay let me build a parking structure?

It allows open‑air, temporary parking and requires conformance with underlying zone provisions and citywide parking standards. It does not authorize vehicle sales or override base development limits (§ 86.24.020–.030 ).

How does the PCD overlay change my development path?

A PCD overlay requires a Precise Development Plan with detailed submittals. It can allow tailored standards for a master‑planned community, but the standards are set through the adopted PDP and City approvals (§ 86.46.010–.040 ).

Do overlays affect signage or landscaping rules citywide?

Yes. For example, S‑H bans specific sign types regardless of base zone, and TOZ requires a landscape plan approval. Always layer overlay rules with the sign and landscaping chapters if you propose those features (§ 86.44.040; § 86.39.030(J) ).

If overlays conflict with my base zoning, what wins?

Overlays generally add to base zoning; the TOZ expressly states it prevails in case of conflict. When uncertain, verify with staff and the applicable chapter’s conflict clause (§ 86.39.010 ). ---

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