Build Coronado
Coronado Lot Sizes and Land Prices
Lot Sizes
The standard lot in the Village is 3,500 square feet, measured as 25 feet x 140 feet, and the double-lot is 7,000 square feet, measured as 50 feet x 140 feet.
Somewhat frequently in the Village, you will find a 5,600 square foot lot, measured as 40 feet by 140 feet.
There are irregularly sized lots. The smallest that I have seen in recent years is 1,700 square feet. The largest I have seen is 14,000 square feet.
The Country Club area on the other side of Alameda has all larger lots, ranging from 7,500 square feet to 14,000 square feet.
Land Prices
There are almost no empty lots in Coronado. Therefore, when I quote lot prices below, I mean a lot with a tear-down home on it.
The land price for a 3,500 square foot lot in the Village will be between $800,000 and $1,200,000. The price will depend on location and zoning. Most such lots sell for about $1,000,000.
The land price for a 7,000 square foot lot in the Village without an ocean or bay view will be between $1,400,000 and $2,200,000. The price will depend on location and zoning. Most such lots sell for about $1,800,000 million.
Over-sized Country Club lots sell for $1,500,000 to $2,500,000. Prices rise in conjunction with square footage of the lot, which can vary widely in the Country Club area, and proximity to the ocean.
Ocean front lots sell for $5 million to $6 million. Bay front lots sell for $8 million to $12 million.
Construction Costs in Coronado
Coronado contractors will tell you that the price per square foot for new construction in Coronado is between $200 and $300.
I find price per square foot conversations to be unhelpful because so much depends on what gets counted in the square footage (for example, is the contractor counting the roof deck, which is more expensive to build than a bedroom?) and whether the contractor includes soft costs like permit costs, school taxes and architect and engineering fees.
I find it more helpful to talk about actual completed projects and what it cost to build.
1516 5th Street cost approximately $750,000, inclusive of soft costs, for a very nice 4 bedroom home measuring 3,300 square feet. Those are 2005-2006 prices.
The two town homes we built at 500 D Avenue cost approximately $1,160,000, inclusive of soft costs, and the total livable area excluding the roof decks and balconies is approximately 4,600 square feet.
To build two detached homes sharing one 3,500 square foot lot (see, for example, 744 G Avenue), you will pay approximately $975,000, inclusive of soft costs.
Coronado Contractors
Bartocci Development: (619) 522-6789
This is Joe Belmonte's company. I have no direct experience with Joe, but he seems to be a good man who does quality work. He just completed 121 J Avenue.
Tony Falletta: (619) 318-3125
My favorite Falletta project is Tony’s own home at 744 G Avenue. Tony is so busy with his various detached condo projects that it is difficult to get his attention and into his rotation.
Gillem Construction: (619) 437-8040
I know little about Gillem, but he seems to do solid work. Recent Gillem projects are at 1120 Pine Street and 116 E Avenue.
The Jackman Group: (619) 435-7025
One of the big three in Coronado construction for high end residential construction. The Jackman Group has a few projects on Ocean Avenue now. Expensive.
Lifetime Construction: (760) 802-1739
Mark is an out of town builder who builds in Coronado. He tends to be less expensive than Coronado contractors. Mark’s most recent projects are 811 I Avenue and 628/632 J Avenue, which can be viewed at HomesOnJ.com. He is currently remodeling a home on the 900 block of I Avenue -- look for the Lifetime sign.
Lorton Mitchell: (619) 435-3125
One of the big three in Coronado construction for high end residential construction. I have no direct experience with Lorton. He will not bid on plans. Requires you to select him first then he will tell you what it is going to cost.
Lyons Construction: (619) 884-8617
Exemplar Bill Lyons’ work can be found at 731 Balboa and 1516 5th Street (near the golf course). I have no direct experience with Bill, but he has a reputation for building high end or low end homes depending on the budget he is given. He has been building in Coronado for a long-time, and will forever be associated with the long-tall-narrow homes on the 25 x 140 lots, the “Billybox.”
Perry & Pappenhausen: (619) 562-1087
One of the big three in Coronado construction for high end residential construction. P&P is building homes on the bay and Ocean Avenue now. Standard cost model is cost + 18%.
SJC Custom Homes: (619) 987-3950
Most recent projects include 1115 Isabella and 500 D Avenue. Builds a nice home, but his communication, business and accounting skills make the construction process more challenging than it needs to be. Pricing is in the upper-mid range.
Coronado Municipal Code for Building
Determine what zone you are in based on the Coronado zoning map.
Then read the applicable code section below and the Special Provisions section, which contains the various exceptions to the general rules.
Helpful contacts at the City of Coronado for building
Peter Fait: (619) 522-2414
Peter was one of the drafters of the revised code, and in my opinion, he knows the code better than anyone else in Coronado.
Ann McCaul: (619) 522-7328
In addition to being an associate planner at the city, Ann advises the historic committee. She is your first point of contact for historic committee related questions. If your home is 75 years or older, call her before you get too far with your building plans.
Tony Pena: (619) 522-7326
Tony is the Director of Community Development. I have no direct experience with Tony, but he has a reputation for being fair.
David Schmidt: (619) 522-7328
David is the person to call regarding plan check and fee related questions. He will often be the face that you see if you go down to the counter at the city.
John Swanson: (619) 522-2416
John is often tasked with the in-field inspections.
Trade Contacts for Coronado
Air Conditioning
Jason Baer of Baer Air Conditioning: (619) 328-5900
Recommended to me by a friend who says Jason is efficient and reasonably-priced.
Alarm Systems
Brad Amos of Mission Security: (619) 316-4851
Recommended to me by a client, who says Brad is honest and reasonable.
Appliances
Standards of Excellence: (858) 274-6004
Sears outlet store: (619) 497-1123
I love this place. You won’t find the highest end appliances (e.g., Viking), but you will find everything else at a great price.
Architect
Christian Rice: (619) 203-6820
Past projects include 500 D Ave and 628/632 J Ave, which can be viewed at HomesOnJ.com. Christian is the best I know at artfully fitting a nice-sized home on our tiny Coronado lots.
Patrick McInerney: (619) 994-7991
Recently returned to Coronado from London, where his clients included Gwyneth Paltrow, Claudia Schiffer and Tom Ford. See Patrick's project on the 900 block of H.
Dorothy Howard: (619) 435-6496
Concrete
Dennis Webb: (619) 435-2568
Doors
Dixie Line: (619) 465-4242
Doors Etc.: (619) 275-6151
Electrician
Kevin Burt: (619) 813-8124
Kevin has been working as an electrician in Coronado since 1970. He has a reputation for honesty and great work.
Barry Farnum: (619) 575-1941
Barry is nice, honest and fair. I have used him on small projects and larger ones like 500 D Avenue.
Fences
Gordon McKey: (619) 435-2313
Recommended to me by contractor Scott Jennings. I have no personal experience with Gordon.
Frazier: (760) 809-4954
Recommended to me by Tim Monihan. I have no personal experience with Frazier.
Flooring
Brody/Fine Line Hardwood: (760) 807-7780
I have no direct experience with Brody, but indirectly can tell you that he put nice floors in 500 D for a very competitive price.
Garage doors
Mike Habecker (Golden State Garage Doors): (619) 520-9051
For 500 D Avenue, Mike beat the quote from Access Garage doors by approximately 33%. Mike works on Lorton Mitchell projects and comes highly recommended.
Access Garage Doors: (858) 793-8999
Gardener
Armando: (619) 200-5791
Glass work
Carl’s Glass and Window: (619) 442-0541
Coronado Hardware: (619) 435-2266
Sean: (619) 750-9471
Granite
Alma: +01152 (664) 188-1140
If you can tolerate the logistical challenge of working with a vendor from Mexico, Alma and her crew do wonderful work at 50% of the US cost.
Hardware
Coronado Hardware: (619) 435-2266
More expensive than Home Depot but you don’t have to drive to Home Depot and, unlike Home Depot, you get immediate assistance by people who know their products.
Village Hardware: (619) 435-8032
Hauling
John (Coronado Hauling): (619) 435-2948
Landscape design
Randy Taggert of Outside Matters: (619) 322-8066
Tim Allen: (619) 435-6562
Painting
Chism Brothers: (858) 454-3850
Expensive but very good. We used Chism for the cabinets at 500 D.
Brian Parrot: (619) 435-8775
Plumbing
Bay & Shore Company: (619) 435-2132
Jim at Coronado Plumbing: (619) 435-3724 (w) and (619) 575-5536 (c)
I have never used Jim personally, but he comes highly recommended from a great client of mine.
Structural Engineering
John Dorow: (619) 435-1730
Window Coverings and Blinds
3 Day Blinds La Jolla: (858) 587-0553
Coronado Floor and Window: (619) 435-2261
Island Floor & Window Covering: (619) 435-3551
(I have never used these companies, but include them as a reference.)
Zoning
The primary building zones for residential construction in Coronado are the R1-A, R1-B and R3 zones. Following the revisions to the Coronado code that became effective in July 2005, the R3 zone is the most favorable building zone. Contact me for explanation as to why.
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