86.56.635 Lot and building certification required.
A. All construction plans for new or replacement buildings or the addition of new square footage to existing buildings, where any portion of the new or replacement building or building addition is over 500 square feet, shall include:
1. The following, provided by a California licensed land surveyor or civil engineer:
a. Lot line distances;
b. Gross lot area;
Ordinance 2024-02
Exhibit A
City of Coronado Page 206
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. c. Description and location of all corner monuments; and d. Existing and proposed grade, whichever is lower, with one-foot contour lines shown with the benchmark location and data identified.
2. Corner monuments, if not currently set, shall be set, mapped and certified by a California licensed land surveyor or civil engineer.
B. Prior to a foundation and framing inspection by a building inspector, and upon completion of exterior framing for new or replacement buildings or the foundation or framing for the addition of new square footage to existing buildings where any portion of the new or replacement building or building addition is over 500 square feet or more than 14 feet in height, certification by a California licensed land surveyor or civil engineer shall be provided to the Community Development Department certifying that the following comply with the approved plans:
1. Foundation and building height from grade using the same benchmark identified in subsection (A)(1)(d) of this section;
2. Foundation and building setback distances from all property lines; and
3. Foundation and building architectural projections from all setback lines.
C. Notwithstanding subsection A or B of this section and due to unique lot or site conditions, the Director of Community Development is hereby authorized to require a property owner to provide the information called for in subsections A and B of this section as needed to assure new development is consistent with zoning regulations. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.640 Exceptions – Alley splits.
Except as hereinafter provided in CMC 86.56.650, no lots or parcels in any Residential Zone shall be divided, split or reconfigured in any manner whatsoever so as to result in having frontage solely on an alley. It is the intent of this section to prohibit development that relies on an alley as the sole and hence primary means of access to that development. This section shall not apply to lots fronting on El Chico Lane, Adella Lane or Pendleton Road. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.650 Illegal alley subdivisions.
An owner of any alley parcel created of record prior to July 1, 1973, which was considered illegal by the City shall not be required to submit an application for a division of land pursuant to applicable provisions of this title. It is the intent of this section to recognize all previous recorded divisions of land not approved by the City pursuant to any previously existing division of this title. This section shall not apply to contiguous parcels which are under identical ownership on or after February 19, 1974. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.660 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.670 Massage establishment.
Massage establishments shall not be permitted in the following locations:
A. Residential Zones;
B. Within 100 feet of any Residential Zone;
C. Within 100 feet of any church or grade school; and
D. Within 100 feet of another massage establishment. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.700 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
Ordinance 2024-02
Exhibit A
City of Coronado Page 207
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.730 Amusement device center – Location.
Amusement device centers may be located only on property zoned Central Commercial or Hotel-Motel and shall not be located in any other zone. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.740 Adult video cassette activity.
A. No establishment shall use more than 15 percent of its total floor area for the purpose of an adult video cassette activity.
B. Adult video cassette activity shall not be permitted in the following locations:
1. Residential Zones.
2. Within 100 feet of any Residential Zone, as measured from the nearest boundary of the Residential Zone to the closest, discernible boundary containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
3. Within 100 feet of any church or grade school, as measured from the nearest property line of the church or grade school to the closest discernible boundary containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
4. Within 100 feet of another adult video cassette activity establishment, as measured from the closest discernible boundary containing the activities, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
C. All openings, entries, and windows of an establishment in which an adult video cassette activity is located shall be positioned, covered or screened in such a manner as to prevent a view of any adult video cassette activity material which has as its dominant theme the depiction of specified sexual activities or specified anatomical areas from any public or semi-public area, including sidewalks, streets, arcades, hallways or passageways.
D. The adult video cassette activity shall be located, covered or screened in such a manner as to prevent an unwarned view by a member of the public within the establishment of any adult video cassette depiction of specified sexual activities or specified anatomical areas. There must be sufficient notice to allow members of the public to avoid viewing such adult video cassette activity material.
E. No sign, graphic, display or other advertisement relating to an adult video cassette activity shall be erected or maintained at the premises of the adult video cassette activity which is viewable from off-premises. On-site signs, graphics, displays or other advertisements which in no way present, depict, illustrate, or describe specified sexual activities or specified anatomical areas may be erected and maintained so long as they are not viewable from offsite, public areas.
F. If the adult video cassette activity involves the preview of cassettes as part of its operation, soundproof booths or rooms shall be made available, at no charge, for use by customers who desire such preview. Each booth or room shall have:
1. One clear window visible immediately upon entering the premises, covering not less than one-fourth of the wall area into which the window is set, which window shall not be covered or obscured in any manner while the booth or room is in use;
2. Sufficient seating to accommodate the expected number of persons who will occupy the booth or room at any one time;
3. The number of persons who shall occupy the booth or room at any one time shall be clearly stated on or near the door to the booth or room and no more than the posted number shall be permitted inside the booth or room at any one time; and
4. The door or doors opening into such booth or room shall be incapable of being locked or otherwise fastened from the inside of such booth or room. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-02
Exhibit A
City of Coronado Page 208
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.750 Prediction of worldly events.
A business activity which provides predictions of worldly events in the life of the client, using palmistry reading, fortune telling, horoscope reading or similar methods, shall comply with the following provisions:
A. Any such business use shall not be permitted in the following locations:
1. Residential Zones.
2. Automobile parking zones.
3. Within 100 feet of any residential or automobile parking zone, as measured from the nearest property line of the residential or automobile parking zone to the closest boundary of the interior space containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
4. Within 100 feet of any church, grade school or school district property, as measured from the nearest property line of the church, grade school or school district property to the closest boundary of the interior space containing the activity, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
5. Within 100 feet of another similar or related activity or establishment, as measured from the closest boundaries of the interior spaces containing the activities, such as, but not limited to, bearing wall, partition wall, glass enclosure, etc.
B. The activity shall not be a nuisance to adjacent uses.
C. All activity shall be confined completely within the building. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.760 Exceptions – Structural coverage.
A. Cornices, roof eaves, roof gutters and down spouts, sills, window and door awnings, and architectural features projecting a maximum of four inches into a required side, front, or rear yard shall not be included in the calculation of structural coverage;
B. The following shall not be included in the calculation of structural coverage as long as the cumulative lot coverage of such features does not exceed five percent of the gross lot area. All such coverage in excess of five percent of the gross lot area shall be included in the calculation of the structural coverage on the lot:
1. Unenclosed steps, landing places, porches, patios, benches, planters, barbecues, fountains, and similar structures which are two or more feet in height;
2. Uncovered and unenclosed balconies and stairways; and
3. Covered unenclosed patios, gazebos, trellises and similar shade structures. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.770 Private storage space for residential condominium complexes.
Residential condominium complexes shall have for each condominium unit at least 200 cubic feet of enclosed private storage space in addition to guest, linen, pantry and closets customarily provided. Such space shall not be divided into two or more locations, but may be provided either in a separate closet within each unit or as storage space exterior to the individual units. If the storage space is provided exterior to the individual units, it must be enclosed, weatherproofed, lockable, separately designated for each unit, and designed to appear as an integral part of the total complex. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.780 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.56.790 Satellite antennas.
No building permit or any other approval shall be issued for the installation of a satellite antenna until the proposed installation is approved by the Design Review Commission. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-02
Exhibit A
City of Coronado Page 209
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.56.800 Development landscaping required.
A. For commercial and multiple-family dwelling development, not more than three-quarters of the landscaping required by this title may be provided by the use of either water features or by the use of water features and decorative rock, decorative paved surfaces, fixed seating, planter walls, open decks, barbecues, fire pits, small arbors or gazebos, and similar garden hard surface features. However, not more than one-half of the landscaping required by this title may be provided by the use of such garden hard surface features.
B. For commercial development, while some landscaping must be provided between each building facade and the abutting street public right-of-way, such landscaping shall neither unduly separate nor conceal pedestrian views from the street public right-of-way into nonresidential commercial structures.
C. Landscaping provided in accordance with this title for parking areas shall be considered as satisfying a portion of the landscaping requirement of this title for development with each zone. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.810 Historic resources.
An owner of a designated historic resource is eligible to apply for special zoning provisions as outlined in CMC Title 84. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.820 Vacant premises.
A. The owner of any vacant premises shall assure that said lot or structure is maintained in a clean, safe and sanitary condition so as not to cause a blighted condition, or adversely affect the public health or safety.
B. Definitions. The following definitions shall apply in the interpretation and enforcement of this section:
“Blighted condition” shall mean any vacant lot, building or accessory structure that is not being maintained, in which at least one of the following conditions exists:
1. Missing or boarded windows or doors, except boarded openings installed as a temporary security measure for a period of 180 days or less;
2. Walls, roofs or flooring, which are collapsing or missing entirely, or any other condition preventing legal occupancy, as determined by the Building Official;
3. Exterior walls which contain breaks, faded or peeling paint, dirt or mold, loose or rotting materials, or those materials which are not properly surface-coated to prevent deterioration;
4. Dead or dying or otherwise unhealthy landscaping, including dead or dying trees and landscaping in the adjacent public right-of-way;
5. Dirty, broken or missing tiles;
6. Painted signs or other materials which adhere to or cover glass windows, including abandoned or obsolete advertising;
7. Visible obsolete, damaged or inoperable sign supports or brackets, including electrical or plumbing hardware located on the exterior of the building;
8. Faded or ripped awnings and window screens;
9. Broken, missing or inoperable exterior lighting fixtures;
10. The premises are vacant and attracting illegal activity as documented in Police Department records, or are a factor in creating a substantial and unreasonable interference with the use and enjoyment of other properties within the surrounding area, as documented by neighborhood complaints, police reports or the cancellation of insurance on proximate properties.
Ordinance 2024-02
Exhibit A
City of Coronado Page 210
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. “Boarded openings” shall mean any opening in the building or structure covered with cut and fit pieces of solid building material, secured at the perimeter with nails and/or screws, painted to match the body color of the building, and used as a temporary security measure for less than one year. “Building Official” shall mean such officer appointed in accordance with the City of Coronado Municipal Code, or his designee.
“Legal occupancy” shall mean occupancy in accordance with California State building and fire codes, and local zoning and housing codes, and all other pertinent codes. “Owner” shall mean any person, institution, foundation, entity, or authority, which owns real property within the City of Coronado, or the executor or administrator of any estate containing real property within the City in its inventory, or the trustee of any trust holding legal title to real property within the City for the benefit of others. “Premises” shall mean a legal parcel of land, building, or accessory structure. “Proximate properties” shall mean a legal parcel of land located within 1,000 feet of a vacant premises. “Vacant” shall mean not legally occupied by human beings. Vacant status in and of itself does not constitute a blighted condition.
“Vacant lot” shall mean a legal parcel on which there are no permanent buildings.
C. The owner of a vacant premises or vacant lot with a blighted condition, or a condition otherwise adversely affecting the public health or safety, shall, upon notification of the owner by the City, rehabilitate the premises to remove the blighted condition.
D. Regardless whether or not a blighted condition exists, the property owner of a vacant premises or vacant lot shall maintain their premises with the following standards:
1. The exterior of every vacant premises or vacant lot shall be maintained in a clean, safe and sanitary condition.
a. Every vacant premises and vacant lot shall be maintained free from weeds and plant growth in excess of 10 inches. “Weeds” shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided.
b. Accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair.
c. Every vacant lot in a nonresidential zone shall be enclosed with a six-foot-tall opaque fence erected along the property lines screening the lot from view. The adjoining public rights-of-way shall be buffered with landscaping to soften the fence, and shall be irrigated by an automatic irrigation system, at the expense of the owner. The City of Coronado Design Review Commission shall approve the proposed landscaping and fencing prior to installation.
d. Except as provided in other regulations, no inoperative or unlicensed motor vehicle shall be parked, kept or stored in any vacant building on any vacant premises or vacant lot, where it is open and visible to the public, and neither shall any vehicle be kept at any time in a state of major disassembly, disrepair, or in the process of being stripped or dismantled.
2. The exterior of every vacant premises shall be maintained in good repair, structurally sound and sanitary, so as not to pose a threat to the public health, safety or welfare. a. All exterior finishes, including, but not limited to, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be maintained in good condition. Exterior wood and other surfaces shall be protected from the elements by painting or other protective covering or treatment.
Ordinance 2024-02
Exhibit A
City of Coronado Page 211
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. b. All exterior windows and skylights shall be kept in sound condition, good repair, clean and free of tape or other adhesives. All windows of a vacant premises in all nonresidential zones shall be painted, covered with opaque film, or in some other manner treated to prevent the public viewing of the interior of the premises. Community information or displays are permitted in lieu of window treatment. All window treatments, displays, or community information shall be approved by the Director of the Community Development Department.
3. Every vacant premises, and the interior of every vacant structure, shall be free from any accumulation of graffiti, rubbish and garbage.
a. It shall be the responsibility of the owner to restore to a clean surface condition any exterior surface of any vacant structure or building wantonly damaged, mutilated or defaced by marking, carving or graffiti. b. All rubbish or garbage shall be disposed of in a clean and sanitary manner by placing such garbage in approved containers that are regularly emptied in an approved disposal facility.
E. If the owner of a vacant premises has been the recipient of three notice of violation actions for violations of the Coronado Municipal Code during any one period of vacancy, the owner must submit plans to abate the violation(s) to the Design Review Commission for approval as provided in CMC Title 80. (Ord. 2062 § 2 (Exh. A), 2016)
86.56.830 Manufactured housing requirements.
Manufactured housing shall conform to the development standards for the zone in which the structure is located. A manufactured home shall comply with the same development standards which would apply to a conventional singlefamily residential dwelling on the lot.86.56.840 Undergrounding of utilities for residential zones.
A. The property owner shall underground all existing and future utilities to the site (except for utilities which are not possible to underground such as backflow valves and transformers) when new construction occurs or when improvements result in more than 50 percent of an existing dwelling being demolished and rebuilt or where the proposed gross floor area exceeds 150 percent of the existing building gross floor area. Said utilities shall be located on private property and shall be screened from public view at the direction of the City of Coronado.
B. Undergrounding Exceptions. Undergrounding of each separate utility shall not be required if any of the following site conditions exist:
1. Access to the utility source would require crossing private property where an existing utility easement is not present; or
2. The undergrounding of the utilities would require over 75 lineal feet of trenching in a public right-of-way or would require the crossing of a public street. (Ord. 2068 § 2 (Exh. A), 2017) Ordinance 2024-02
Exhibit A
City of Coronado Page 212
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.58
OFF-STREET PARKING
Sections:
86.58.010 Purpose and intent.
86.58.020 General provisions.
86.58.030 Number of spaces required.
86.58.040 Access design.
86.58.050 Backing onto sidewalk or street.
86.58.060 Tandem parking.
86.58.070 Minimum size for spaces.
86.58.080 Valet parking.
86.58.090 Grading and drainage.
86.58.100 Maneuvering width.
86.58.110 Marking spaces.
86.58.120 Wheel stops.
86.58.130 Screening.
86.58.140 Lighting.
86.58.150 Spaces shall be unobstructed.
86.58.160 Landscaping.
86.58.170 Retention of required parking.
86.58.180 Separate nonresidential lots.
86.58.190 Location.
86.58.200 Mixed occupancies in a building.
86.58.210 Joint use.
86.58.220 Common facilities.
86.58.230 Parking plan required.
86.58.240 Reserved.
86.58.250 Provision of underground parking within the public right-of-way.
86.58.010 Purpose and intent.
It is the purpose and intent of this chapter to provide for regulations governing the number of parking spaces required based on the zone classification and type of use, the design characteristics of such required off-street parking, including but not limited to the configuration of the size of such spaces or stalls, size and configuration of maneuvering spaces, fences or walls, lighting and landscaping. Refer to the Orange Avenue Corridor Specific Plan for the number of parking spaces required for commercial uses located in the Commercial Zone. Further, the City finds that on-street parking does not fulfill parking requirements and that off-street parking is needed to retain traffic capacities on streets and highways and that adequate, well designed off-street parking facilities assist business, lessen traffic congestion, help maintain property values and deter blight and deterioration. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.020 General provisions.
A. When any building is to be constructed or over 50 percent reconstructed at any one time or incrementally, no construction plan shall be approved nor any building permit issued unless the project includes off-street parking in accordance with this chapter.
B. When an existing nonresidential building is proposed to be structurally expanded or to have an expansion of floor area, for occupancy to be allowed, for construction plans to be approved and for a building permit or other entitlement to be issued for the proposed structural modification:
1. The structural or floor area expansion must not reduce existing parking on-site below that which is required for the use or uses on-site; and
Ordinance 2024-02
Exhibit A
City of Coronado Page 213
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
2. Additional off-street parking required for the structural or floor area expansion by this chapter must be provided.
C. Additions, enlargements or structural alterations may be made to a residential building that is nonconforming due to residential off-street parking requirements; provided, that there are no means of providing the required number of spaces without removing a portion of the existing main building, excluding porches, carports, patio covers, roof overhangs, sills and other similar projecting architectural features. In the case of multiple-family dwellings, such additions, enlargements or structural alterations shall not include or permit modifications which would increase the number of required off-street parking spaces. If a garage has been converted to living space, before any structural addition is added, this living space must be reconverted to a garage or replacement parking for the main dwelling shall be provided in accordance with this chapter. In no case shall the number of existing off-street parking spaces be reduced.
D. When an existing use of a property is proposed to be added to, changed or replaced by a new use, for occupancy to be allowed and for a building permit or other entitlement to be issued for the existing or proposed use:
1. Single-family Dwelling Buildings or Duplexes (New Construction). Required off-street parking shall be provided in accordance with CMC 86.58.030(D);
2. If possible, the existing number of off-street parking spaces located off-site and required for current and proposed uses on-site must be maintained; and
3. The proposed use must provide the off-street parking required for the use by this chapter, except that when a use is proposed to replace an existing use that is legal nonconforming in regard to the number of parking spaces provided, the proposed use need not provide additional parking if it has the same or less parking requirement as the existing use. (Ord. 2020-03 § 3 (Exh. A), 2020); Ord. 2067 § 5 (Exh. A), 2017; Ord. 2062 § 2 (Exh. A), 2016)
86.58.030 Number of spaces required.
A. Nonspecified Land Uses. Where the minimum number of parking spaces for a use is not specifically provided for herein, the minimum number of parking spaces for such use shall be established by the Planning Commission, and such determination shall be based upon the requirements for the most comparable uses herein described.
B. Orange Avenue Corridor Specific Plan. All development within the Commercial Zone shall provide the number of parking spaces required by CMC Title 88.
C. Tidelands Overlay Zone. All development within the Tidelands Overlay Zone shall provide the number of parking spaces required by this title, or the number of spaces required by California Department of Boating and Water Ways, or the San Diego Unified Port District, or the California Coastal Commission, whichever parking standard requires the greater number of parking spaces.
D. Dwellings.
1. Single-Family Dwelling Buildings or Duplexes (New Construction).
Lot Size or Shape Minimum Number of Off-Street Parking Spaces Required Per Dwelling 4,000 sq. ft. or less Two: One “covered and enclosed” plus one “open and unenclosed”* 4,001 – 5,599 sq. ft. Two: One “covered and enclosed” plus one either open or enclosed* 5,600 sq. ft. and greater Three: Two “covered and enclosed” plus one either open or enclosed* Less than 50 feet in width and either has no secondary
street or alley access or fronts solely on an alley.
Two: One “covered and enclosed” plus one “open and unenclosed”* *Covered and enclosed spaces are not required for units deed restricted to be affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element. Required spaces serving affordable units may be provided as open and unenclosed.
Ordinance 2024-02
Exhibit A
City of Coronado Page 214
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Open and unenclosed parking spaces shall be open on two or more sides and unenclosed with no fence, wall or gate separating the access to the parking space from the alley or street. Parking below grade shall qualify as open and unenclosed and gates or doors on driveways are permitted. If said unenclosed space is covered and the roof is attached to a building, it shall be integrated into the architecture of the adjoining building. Parking spaces adjoining and parallel to a street shall be screened from the street with material which is a minimum of 50 percent solid and six feet in height. Off-street parking which is on-grade and uncovered may be located in the side or rear yard setback.
Where three parking spaces are provided on one site with one uncovered, said uncovered space shall not be required to provide a side or rear yard setback. Driveways providing access to required parking within a front yard or tandem parking (maximum of two spaces) may be used for the uncovered third space, subject to compliance with CMC 86.58.040, Access design, and 86.58.050, Backing onto sidewalk or street.
2. Single-Family Dwelling Buildings or Duplexes (Existing Construction Built Prior to 1973). Two spaces per dwelling unit, one of which is to be a “covered and enclosed parking” space per dwelling unit.
3. For multiple-family dwellings, there shall be provided no less than two parking spaces for each dwelling unit. A minimum of 50 percent of the required parking spaces shall be “open and unenclosed” on two or more sides with no fence, wall or gate separating the access to said parking from the alley or street. Open parking above or below grade shall qualify as “open and unenclosed parking,” and gates or doors on common driveways are permitted. If said unenclosed space is covered and the roof is attached to a building it shall be integrated into the architecture of the adjoining building. Parking spaces adjoining and parallel to a street shall be screened from the street with material which is a minimum of 50 percent solid and six feet in height. Offstreet parking which is on-grade and uncovered may be located in the side or rear yard setback.
4. Multiple-Family Dwellings, R-5 Zone. One and one-half spaces per dwelling unit.
5. For residential projects with senior housing, there shall be provided one parking space for each senior dwelling unit.
6. For residential projects with affordable housing, there shall be provided one space for each unit affordable to moderate, low, very low, and extremely low income households.
7. Accessory dwelling units. See subsection (B)(12) of CMC Section 86.56.105.
8. Market rate studio and one bedroom units that are part of a housing project where at least 20 percent of the units are income restricted, one space per market rate unit.
E. Limited Residential Special Care Facilities in the Residential-Special Care Development Zone. One space per two habitable units.
F. Nursing Homes, Convalescent Homes or Other Than General Hospitals. One space for each three patient beds.
G. General Hospitals. One space per patient bed, one space per 300 square feet of gross floor area of medical or dental office space, plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty.
H. Hotels or Motels. One space per two habitable or dwelling units; one space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; 20 percent of the parking spaces required by this chapter for meeting halls; and 30 percent of the parking spaces required by this chapter for all other uses on the site (e.g., restaurants, bars, nightclubs, general commercial or retail use, etc.).
I. Business Office, Service, Professional or Retail Use. One space per 500 square feet of gross floor area, plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty, with a minimum of five spaces required for banks and savings and loan associations.
J. Eating and Drinking Establishments, Fast Food and Formula Fast Food Restaurants.
Ordinance 2024-02
Exhibit A
City of Coronado Page 215
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
1. One space for each three seats and one space for each 54 inches of clear bench space, excluding dance floors and assembly areas without fixed seats which shall be calculated separately as one space for each 50 square feet of floor area; plus one parking space per two employees determined at the month, day and hour when the greatest number of employees are on duty.
2. Fast food and formula fast food restaurants shall have parking requirements calculated by the above standard; however, a minimum of 10 parking spaces shall be provided for these uses. The change of ownership shall not, by itself, require the provision of additional parking. a. For fast food restaurants, required parking shall be provided on site, or by parking allocation credits, joint use, common facilities or facilities on private property on the same block within 200 feet of the site. b. For formula fast food restaurants, parking allocation credits may be applied to satisfy the parking requirement in excess of 10 parking spaces. However, the initial 10 spaces shall be parking spaces provided by means other than utilizing parking allocation credits, and shall be required when:
i. A new formula fast food restaurant is established;
ii. An existing formula fast food restaurant is relocated; or iii. An existing formula fast food restaurant is physically expanded in a manner to increase the restaurant’s seating capacity.
K. Churches, Mortuaries, Funeral Homes, Theaters, Assembly Halls, Auditoriums, Meeting Halls. One space for each five fixed seats, one space for each 90 inches of clear bench space, and one space for each 50 square feet of floor area used for assembly purposes.
L. Service Stations. There shall be a minimum of five off-street parking spaces or one off-street parking space for each pump island and two off-street parking spaces for each service bay, whichever is greater; plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty.
M. Massage Establishments. One parking space per employee, determined at the month, day and hour when the greatest number of employees are on duty, and one space for each 100 square feet of gross floor area.
N. Marinas, Yacht Clubs and Dry Boat Storage Yards. Three car parking spaces for every four boat slips and three car parking surfaces for every seven dry boat storage spaces for marinas, yacht clubs and for dry boat storage yards that contain boat launching facilities.
O. Schools and Classrooms. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; plus, for high school or adult education classes, one parking space per five students, determined at the month, day and hour when the greatest number of students are enrolled.
P. Parking Lots or Structures. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty.
Q. Mixed Use Developments. Two parking spaces per dwelling, and that parking that would otherwise be required for the other uses on the site. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.040 Access design.
For new construction or major reconstruction projects for single- or two-family dwellings or duplexes, curb cuts, driveways, and ingress and egress to on-site parking from a street shall be prohibited except for those lots which do not adjoin an alley or are not accessible by vehicles from an alley due to the lot configuration or location of a main building, permanent accessory building, or swimming pool. Access to on-site parking should be functional and compatible with pedestrian sidewalk use. Curb cuts and driveways shall only be permitted if they serve required offstreet parking. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-02
Exhibit A
City of Coronado Page 216
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.58.050 Backing onto sidewalk or street.
No parking area, except those required for single- or two-family dwellings, or duplexes on lots which do not adjoin an alley or are not accessible by vehicles from an alley due to the lot configuration or location of a main building, permanent accessory building, or swimming pool, may be located so as to require or encourage the backing of motor vehicles across or into any public sidewalk or streets. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.060 Tandem parking.
A. “Tandem parking” (front to back) with a maximum of two spaces in tandem configuration, for single- or twofamily dwellings or duplexes, shall be permitted only on a lot that is less than 50 feet in width and either has no alley access or fronts solely on an alley, or for lots with a “gross lot area” of less than 3,500 square feet, or when it is not reasonably possible to otherwise provide the required off-street parking due to lot configuration or location of a main building, permanent accessory building, or swimming pool.
The following are exceptions to this requirement:
1. Tandem parking for single-family or duplex development shall be permitted when three off-street parking spaces are required in accordance with CMC 86.58.030(D)(1).
B. All spaces that are in tandem and are serving residential uses shall be designated to serve the same dwelling unit.
C. In all zones, the first tandem parking space closest to the adjacent street or alley shall be open on two or more sides and unenclosed with no fence, wall or gate separating the access to the parking space from the alley or street.
Open underground parking in a tandem configuration shall qualify as open and unenclosed. If said unenclosed space is covered and the roof is attached to a building, it shall be integrated into the architecture of the adjoining building.
Parking spaces adjoining and parallel to a street shall be screened from the street with material which is a minimum of 50 percent solid and six feet in height. Off-street parking which is on-grade and uncovered may be located in the side or rear yard setback.
D. Tandem parking for nonresidential uses may be permitted only as part of an approved valet parking plan. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.070 Minimum size for spaces.
A. Unless otherwise provided in this section, confined parking spaces shall be no less than nine feet wide and 18 feet long and unconfined spaces shall be no less than eight feet, six inches wide and 18 feet long.
B. Whether confined or unconfined, parking spaces:
1. With parking angles of less than 40 degrees from the maneuvering aisle may have a width of no less than eight feet.
2. Which are “covered and enclosed” and which serve a one- or two-family dwelling shall be no less than nine feet wide and 20 feet long except for “tandem parking” for two vehicles which shall be no less than nine feet wide and 18 feet long per space.
3. Which serve uses other than dwelling units may be designated, in an amount not to exceed 20 percent of such spaces, as compact car spaces and may be no less than seven and one-half feet wide and 15 feet long except for confined compact spaces which shall be no less than eight feet wide and 15 feet long.
4. Designated for valet parking shall be no less than seven feet wide and 18 feet long.
5. Which are parallel to the access road or drive which services the spaces shall be no less than 22 feet long for standard car spaces and 19 feet long for compact car spaces where authorized.
C. The dimensions contained in this section shall be measured from inside the required parking space. No portion of any structure, equipment, or projection such as but not limited to building support columns, mechanical equipment, or appliances shall be permitted to encroach into a required parking space.
Ordinance 2024-02
Exhibit A
City of Coronado Page 217
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
D. Where parking spaces are located at the end of parking aisles which are terminated by landscaping, buildings, or other structures, such spaces shall be 10 feet wide to provide additional room for maneuvering. (Ord. 2062 § 2 (Exh.
A), 2016)
86.58.080 Valet parking.
Valet parking may be permitted subject to the following conditions:
A. All points of ingress shall be marked “valet parking only” or similar language to that effect, in a manner satisfactory to the Community Development Department. Such markings may include pavement markings or both.
B. Valet parking areas shall be separated from adjacent or adjoining self-parking areas.
C. Vehicle parking by any person other than a valet shall not be permitted. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.090 Grading and drainage.
All parking spaces and the primary accessway to such spaces shall be paved so as to provide a durable dust-free surface and shall be graded and drained so as to dispose of all surface water that may accumulate thereon. Drainage of surface water will not be permitted over a public sidewalk. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.100 Maneuvering width.
The maneuvering (aisle) width for parking spaces other than those provided for one- and two-family dwellings shall not be less than as follows:
Parking Angle
(in degrees)
Maneuvering Aisle Width
(in feet)
0 12
20 12
30 12
45 13.5
60 18.5
70 19
80 24
90 24
(Ord. 2062 § 2 (Exh. A), 2016)
86.58.110 Marking spaces.
A. Marking.
1. The perimeter stall length of each off-street parking space provided for uses other than single-family dwelling buildings and duplexes shall be clearly outlined with double lines or striping on the surface of the parking facility in a permanent manner with paint, reflective tape or other means as deemed appropriate by the Department of Community Development to clearly identify the boundaries of each space. Said striping shall be four inches in width with six inches between the double stripes. The required parking space width shall be measured from the center of the double lines.
2. Privately marked parking spaces shall not be located on sidewalks, parkways, driveways, alleys or planted areas.
3. Parking provided for a use, other than specified dwelling units (such as commercial uses, guests, compact car or handicapped parking), or in excess of the parking requirements for the complex, shall be clearly marked.
Ordinance 2024-02
Exhibit A
City of Coronado Page 218
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
4. Markings may be coded so long as the code is provided to the initial purchaser of the unit, and to the Department of Community Development.
5. Required off-street parking space or queue lane markings shall be maintained in a legible condition.
B. Assignment.
1. Each off-street parking space for a multiple-family dwelling unit shall be assigned to a specific dwelling unit or use, and clearly marked for such dwelling or use.
2. Each dwelling unit shall be assigned its proportionate share of the required parking for the complex. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.120 Wheel stops.
Each off-street parking space provided for uses other than single-family dwelling buildings and duplexes shall have a concrete parking bumper or wheel stop unless it would hinder vehicle or pedestrian movement or constitute a safety hazard. Each required bumper shall be six inches in height, permanently anchored and located in a manner acceptable to the Department of Community Development. Wheel stops are not required for parallel or zero-degree parking spaces. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.130 Screening.
Off-street parking areas for more than five vehicles shall be effectively screened on each side which adjoins premises in any R Zone or property used for institutional purposes by a fence or wall which shall not be more than six feet in height from the property line to a point equal to the required front yard of the adjoining R Zone. A threeand-one-half-foot-high fence or wall shall be provided along the property lines adjoining dedicated streets and/or alleys. The fences or walls shall be maintained with no advertising thereon. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.140 Lighting.
Lighting shall be arranged in a manner so as to reflect light away from adjoining residential or institutional uses and otherwise located in a manner acceptable to the Community Development Department. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.150 Spaces shall be unobstructed.
All required off-street parking spaces shall be maintained free and unobstructed, with adequate ingress and egress. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.160 Landscaping.
A. Off-street parking areas for more than five vehicles shall maintain a five-foot-wide landscaped strip along the property line adjoining any dedicated street.
B. Total landscaping within and adjoining the parking area shall amount to no less than 15 percent of the parking site area.
C. The landscaping and exterior lighting, if any, shall be subject to CMC Title 80, and lighting shall be designed and installed so as to confine the light’s direct rays to the site and all parking lot lights shall be directed away from property lines.
D. One 24-inch box tree (minimum size), per City specifications, shall be provided for every five parking spaces.
Said trees shall be distributed throughout the parking spaces and so located to provide shade cover for the vehicles.
E. Any unused space resulting from the design of the parking area shall be used for landscape purposes.
F. All parking lot landscaped islands shall have a minimum inside dimension of four feet and shall be separated from vehicular areas by a six-inch-high, six-inch-wide concrete curb.
G. All landscaping areas shall be irrigated automatically and kept in a healthy condition free from weeds, debris and trash.
Ordinance 2024-02
Exhibit A
City of Coronado Page 219
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
H. Projects which are primarily parking structures, that mask their primary use on street frontages at street level by commercial retail or similar uses, shall be required to maintain a minimum of three percent of the total parking site or lot area in landscaping.
I. Primarily residential projects in the Parking Overlay Zone shall be required to maintain no more than 25 percent of the total parking site or lot area in landscaping if the project includes excess alley accessible public parking spaces to number no less than five spaces or 10 percent of the total number of spaces required for the land use on the site (whichever is greater). (Ord. 2062 § 2 (Exh. A), 2016)
86.58.170 Retention of required parking.
Existing required off-street parking shall be retained and maintained for those land uses for which it is required.
Parking spaces required for one land use may not be rented, leased, sold or otherwise encumbered for some other use. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.180 Separate nonresidential lots.
If a building, structure or improvement requiring parking is located upon a separately recorded lot from that upon which the required parking is provided, whether in the same or separate ownership, there shall be a recording in the Office of the San Diego County Recorder of a covenant by such owner or owners for the benefit of the City in the form first approved by the City, that such owner or owners will continue to maintain such parking space so long as the building, structure or improvement is maintained within the City. The covenant herein required must stipulate that the title to the right to use the lot or lots upon which the parking facilities are to be provided will be subservient to the title to the premises upon which the building is to be erected, and that the lot or lots are not and will not be made subject to any other covenant or contract for use without prior written consent of the City. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.190 Location.
Off-street parking facilities shall be located as hereinafter specified. Where a distance is specified, such distance shall be the walking distance measured from the nearest point of the building that such facility is required to serve.
A. For any type of dwelling, parking facilities shall be located on the same lot or building site as the building they are required to serve, except that in single-family zones, required parking may be provided on an adjoining lot if said parking space(s) is accessible by pedestrians from the lot it is required to serve and said pedestrian access, the required parking space(s), and the vehicle access area to said space is described within a recorded easement to the benefit of the property owner of the lot which the parking space(s) is serving and that said easement shall not be amended or revoked without City approval.
B. For hospitals, sanitariums, rest homes, asylums, and orphanages, parking facilities shall be located on the same lot or building site as the buildings they are required to serve.
C. Parking for commercial vehicles in Commercial Zones or the “P” Overlay Zone shall be located, when feasible, in a manner to reduce their visibility from public streets or sidewalks.
D. For uses other than those specified above, not over 200 feet from the buildings they are required to serve, all parking areas are to be located in the same block, and connected to the buildings they are to serve with a direct access way that does not cross a public street.
E. No off-street parking shall be permitted in any residential front yard area except as permitted by CMC
86.58.030(D)(1), number of spaces required, single-family dwelling, and subsection F of this section, location.
F. Where the front yard or side yard setback requirements of this title for single-family dwelling buildings on numbered streets (First through Tenth Streets) eliminates the possibility of providing the required off-street parking spaces outside of the required front or side yards or portions thereof, then such required off-street parking may be provided in such required front or side yards or portions thereof as long as it is “open and unenclosed” and uncovered.
G. No required off-street parking shall be permitted on a slope greater than 14 percent. (Ord. 2062 § 2 (Exh. A), 2016)
Ordinance 2024-02
Exhibit A
City of Coronado Page 220
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.58.200 Mixed occupancies in a building.
In the case of mixed uses in a building or on a lot, the total requirements for off-street parking facilities shall be the sum of the requirements for the various uses computed separately. Off-street parking facilities for one use shall not be considered as providing required parking facilities for any other use except as hereinafter specified for joint use. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.210 Joint use.
The City may, upon application by the owner or lessee of any property, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:
A. Up to 50 percent of the parking facilities required by this chapter for a use considered to be primarily a daytime use may be provided by the parking facilities of a use considered to be primarily a nighttime use; up to 50 percent of the parking facilities of a use considered to be primarily a nighttime use may be provided by the parking facilities of a use considered to be primarily a daytime use, provided such reciprocal parking area shall be subject to conditions set forth in subsection C of this section.
B. The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses; the following uses are typical of nighttime and/or Sunday uses: auditoriums incidental to a public or parochial school, churches, dance halls, theaters, and bars.
C. Conditions Required for Joint Use.
1. The building or use for which application is being made for authority to utilize the existing off-street parking facilities provided by another building or use shall be located within 200 feet of such parking facility and located in accordance with CMC 86.58.190(D).
2. The applicant shall show that there is no substantial conflict in the principal operating hours of the building or uses for which the joint use of off-street parking facilities is proposed.
3. If the building, structure or improvement requiring parking space is in one ownership, and the required parking space provided in another ownership, practically or wholly, there shall be a recording in the Office of the San Diego County Recorder of a covenant by such owner or owners as prescribed by CMC 86.58.180. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.220 Common facilities.
Common facilities for parking may be provided in lieu of the individual requirements contained herein, but such facilities shall be approved by the City as to size, shape and relationship to business sites to be served, provided the total of such off-street parking spaces when used together shall not be less than the sum of the various uses computed separately. If the common facilities are located on more than one lot, a covenant for the preservation of the parking facilities must be filed in accordance with the provisions of CMC 86.58.180. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.230 Parking plan required.
A. The plan of a project’s proposed parking area shall be submitted to the Community Development Department for processing prior to the issuance of any permit for the project for which the parking area is intended. Each plan shall clearly indicate the proposed developments, including location, size, shape, design, curb cuts, internal traffic circulation, lighting, landscaping and other features and appurtenances of the proposed parking area.
B. The parking plan shall be reviewed by the Design Review Commission in accordance with CMC Title 80.
C. Unless otherwise provided, the Community Development Department shall determine whether the plan is in conformance with this title.
D. Parking plans for property within the C-R and H-M Zones, and parking plans for nonresidential development on property in Residential Zones, or parking plans that involve joint use or common use shall be submitted to the Planning Commission for review and recommendation to the City Council. Thereafter, the plan shall be submitted to Ordinance 2024-02
Exhibit A
City of Coronado Page 221
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. the City Council, which, after a noticed public hearing (as provided for in CMC 86.02.120, Determination of use), will approve, disapprove or conditionally approve the plan. The City Council may refer the plan to the Traffic Operations Committee for review and recommendation. Any parking plan submitted for property within the C Zone shall be reviewed by the Planning Commission for final action unless appealed to the City Council. Plans required to be processed in accordance with this subsection shall be accompanied by a filing fee as required by resolution of the City Council.
E. The parking requirement for a hotel or motel facility may be reduced by the City during parking plan review by up to 20 percent if the hotel or motel is designed and operated in a manner that encourages the use of alternative modes of transportation to the private car. For example, the hotel or motel is sited to be in walking distance of most needed facilities and transit, complimentary limousine or shuttle service is provided customers to the airport, train station and other activity centers, complimentary transit tickets are provided to customers and employees, free use of bicycles is similarly provided, and telephones, faxes, computers with modems, and other business machines are readily available on site. For employees, commuter information, bicycle racks and shower and locker facilities must be provided. Finally, the development operator must maintain membership in the Coronado Transportation Management Association. (Ord. 2062 § 2 (Exh. A), 2016)
86.58.240 Reserved.
(Ord. 2062 § 2 (Exh. A), 2016)
86.58.250 Provision of underground parking within the public right-of-way.
Public parking may be provided within the public right-of-way below ground level under the following conditions:
A. A City of Coronado or Caltrans encroachment permit is obtained by the applicant; B. Such underground facilities would not interfere with the provision or maintenance of public streets or utilities; C. The parking spaces provided in the public right-of-way are in excess of the total number of spaces required for the land use, and cannot be utilized to provide off-street parking required for the property or adjacent property; and D. The parking spaces shall be maintained for public use, or a like number of spaces elsewhere on the property shall be maintained for public use. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-02
Exhibit A
City of Coronado Page 222
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.60
SIGNS
Sections:
86.60.010 Purpose.
86.60.020 Definitions.
86.60.024 Definitions – Types of signs.
86.60.030 General regulations.
86.60.040 Prohibited signs.
86.60.050 Signs on public property.
86.60.060 Regulation by zone.
86.60.065 Signs serving uses requiring a special use permit.
86.60.070 Commercial signs for gas station.
86.60.075 Commercial signs for theaters and auditoriums.
86.60.080 Complex signs.
86.60.090 Off-premises sign.
86.60.100 Temporary signs.
86.60.105 Searchlight signs.
86.60.110 Real estate signs.
86.60.115 Movable commercial signs.
86.60.120 Signs on vehicles.
86.60.130 Abandoned signs.
86.60.140 Approval not required.
86.60.150 Approval required.
86.60.160 Application for approval.
86.60.180 Action by Design Review Commission.
86.60.190 Appeal.
86.60.195 Variance.
86.60.200 Enforcement.
86.60.210 Historic sign designation.
86.60.220 Historic alteration permit.
86.60.010 Purpose.
A. The purpose of this chapter is to reduce visual clutter, preserve the character and quality of the environment, achieve an aesthetically pleasing visual appearance for the community, and provide an adequate opportunity to erect signs. In so doing, this chapter intends to enhance the visual environment of the City, to eliminate traffic hazards caused by improper signs and to ensure that information is presented safely and effectively.
B. This chapter establishes a comprehensive system for the regulation of signs to promote the public safety, health, and welfare. It presents a set of reasonable, nonarbitrary and nondiscriminatory standards and procedures which are intended to facilitate the improvement and protection of the environment by prohibiting the misuse of signs.
C. It is the intention of this chapter to further the greater public interest in allowing a property owner to identify the owner’s property and the activities, services, and products available thereon rather than having the property owner use his allowable sign area to identify property, activities, services, and products located elsewhere. (Ord. 1710; Ord. 1657; Ord. 1431)
86.60.020 Definitions.
A. “Sign” shall mean any and all devices, fixtures, structures, construction, cloth, or backing which conveys a message in pictorial, symbolic, or worded form, placed for display to the outdoor public. The term “sign” shall not include church windows, religious symbols, noncommercial flags, or barber poles. Time and temperature devices will not be considered signs if there is no identification or advertising thereon.
Ordinance 2024-02
Exhibit A
City of Coronado Page 223
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. “Sign area” is the entire area within a single, continuous perimeter enclosing the extreme limits of a sign and not passing between or through any elements of such sign. Said perimeter shall include all elements and ornamentation forming an integral part of the design of the sign. In computing the area of all multiface signs, only the area of the largest surface viewable from any one direction at one time shall be included. Directional signs and signs indicating restrooms and telephones shall not be included in calculating sign area.
C. “Sign height” is the total distance between ground level below the base to the top of the highest sign element, including all structural elements and appendages.
D. “Sign structure” is a structure which supports or is capable of supporting a sign. A sign structure may be a single pole or may be designed as an integral part of the building, or any combination thereof.
86.60.024 Definitions – Types of signs.
A. “Balloon sign” is a sign painted on or affixed to a balloon which in turn is attached to a structure(s) or the ground.
B. “Bench sign” is a sign located on a bench or similar structure.
C. “Civic sign” is a sign serving a public or quasi-public purpose.
D. “Commercial sign” is a sign which serves a business.
E. “Construction sign” is a temporary sign erected on the premises on which construction is taking place, during the period of such construction, indicating the names of individuals or firms having a role or interest with respect to the design or construction of the project.
F. “Complex sign” is a sign which denotes the name of and/or lists the tenants or occupants of a residential, commercial or professional development.
G. “Directional sign” is a sign intended to promote safe and efficient vehicle and pedestrian movement.
H. “Flag sign” is a flexible material designed to hang or wave from a structure for the purpose of identifying or calling attention to commercial activities.
I. “Flashing sign” is characterized by illumination whose color, intensity or location is projected in an intermittent manner.
J. “Freestanding sign” is a sign located directly on the ground, or on any support other than a building, whether or not the principal purpose of such support is to display the sign.
K. “Illuminated sign” is a sign in which a source of light is used in order to make the message readable. The definition shall include internally and externally lighted signs.
L. “Multiface sign” is a sign displaying information on at least two surfaces, each having a different orientation.
M. “Moving sign” is a sign which either has a publicly visible portion that by design moves in relationship to the remainder of the sign, or in its entirety is designed to move in relationship to the sign structure.
N. “Off-premises sign” is a sign not located on the property it serves.
O. “Pole sign” is a freestanding sign having a pole(s) greater than five feet in length as its main source of support.
P. “Political sign” is a sign designed to influence the action of the voters, either for the passage or defeat of a measure appearing on the ballot at any State or local election, or which is designed to influence the action of the voters, either for the election or defeat of a candidate for nomination or election to any public office at any national, State, or local election, or designed to influence public opinion.
Q. “Projecting sign” is a sign which uses a building structure as its main source of support and projects more than three feet from the wall surface.
Ordinance 2024-02
Exhibit A
City of Coronado Page 224
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
R. “Real estate sign” is a sign which presents a message concerning real property which may advertise:
1. That the property is for sale, lease or exchange by the owner or his or her agent.
2. Directions to the property.
3. The owner’s or agent’s name.
4. The owner’s or agent’s address and telephone number.
S. “Roof sign” is a sign placed upon, projecting from, or above the eaves of the roof, or the roof itself. A sign hanging from and below a roof eave is not a roof sign.
T. “Searchlight sign” shall mean an apparatus, usually on a swivel that projects a beam of light in order to attract attention to a site, and it shall also mean the beam of light so projected.
U. “Temporary sign” is a sign of an impermanent nature serving a specific event or purpose.
V. “Wall sign” is a sign which is in any manner affixed to any exterior wall of a building or structure and which projects not more than two feet from the building or structure and does not extend above the roof, parapet, building facade or any outmost edge of the building or structure.
W. “Window sign” is any sign secured to the inside or outside of any window and clearly visible from a public way. (Ord. 1954 § 25, 2003; Ord. 1816)
86.60.030 General regulations.
A. Signs shall be maintained in a good and safe structural condition. All exterior parts shall be painted, or coated, or made of rust inhibitive material. Signs shall be maintained in good appearance.
B. The supporting members of all signs shall be free of any bracing such as guy wires or cables. Supporting columns shall be designed as an architectural feature of the building.
C. Signs shall not be erected so as to obstruct any door or fire escape of any building, or to obstruct free passage over any public right-of-way.
D. No sign shall be erected so as to create a traffic hazard.
E. No sign shall be erected that would unreasonably obscure from public view existing conforming signs on adjacent properties or premises.
F. No sign shall be erected so as to block significant coastal or bay views or detract from the natural beauty of the coast.
G. The design of signs shall be subject to and comply with the design standards in CMC Title 80 applicable to signs and to CMC Title 88, Orange Avenue Corridor Specific Plan, for projects in the Commercial and R-4 MultipleFamily Residential Zones. (Ord. 2018 §§ 16, 17, 2010; Ord. 1954 § 26, 2003)
86.60.040 Prohibited signs.
It is unlawful for any person to erect or maintain within the City of Coronado one or more of the following signs:
A. Animated signs, including changing or blinking time and temperature displays.
B. Balloons.
C. Balloon signs.
D. Bench signs.
E. Flag signs, with the exception of banners advertising nonprofit special events of community-wide interest.
Ordinance 2024-02
Exhibit A
City of Coronado Page 225
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
F. Formed plastic or injection-molded signs.
G. Freestanding pole signs.
H. Internally illuminated can signs with translucent copy and field.
I. Internally illuminated channel letter signs (reverse channel letter signs are permitted).
J. Movable freestanding signs with the exception of construction signs and real estate signs, and movable commercial signs conforming to CMC 86.60.115.
K. Paper, cloth or plastic streamers or bunting – except seasonal holiday decorations.
L. Roof signs.
M. Rotating, moving, emitting, or flashing signs.
N. Traffic sign replicas.
O. Vehicle signs. (Ord. 1954 § 27, 2003; Ord. 1854; Ord. 1831; Ord. 1710)
86.60.050 Signs on public property.
No person except an authorized agent of the City of Coronado or any other appropriate government agency shall paint, mark or write on, impress, attach, erect, post, or otherwise affix or maintain any sign to or upon any public property or public right-of-way. (Ord. 1710)
86.60.060 Regulation by zone.
A. Only signs for purposes consistent with the uses or activities authorized within the zone or for the particular lot may be erected or maintained.
B. The total sign area on a lot subject to R-1A or R-1B regulations shall not exceed six square feet.
C. The total sign area on a lot subject to R-3 regulations shall not exceed 12 square feet.
D. The total sign area on a lot subject to R-4,
R-5, P, R-PCD, or R-SCD Zone regulations shall not exceed 24 square feet.
E. For lots subject to the C-R or H-M regulations:
1. Commercial or nonresidential uses shall be allowed a maximum of one square foot per each lineal foot of the use’s street frontage. Sign area permitted may not exceed 80 square feet on one side of a building for a single use. A-frame or portable signs are not included in this total.
2. Total sign area per lot for a lot solely occupied by residential uses shall not exceed 12 square feet.
3. Total sign area for each dwelling on lots occupied both residential and nonresidential uses shall not exceed six square feet.
4. Sign height including freestanding signs shall not exceed the height of the tallest building on the lot. Signs applied to the surface of the building shall not exceed the height of the building, and in no case shall a sign exceed 40 feet in height. Freestanding signs shall not exceed a height of 12 feet, except freestanding signs serving hotels or motels in the H-M Zone which shall not exceed a height of 15 feet.
F. The total sign area for a lot subject to C-U or OS regulations shall not exceed 90 square feet on any street frontage. (Ord. 1954 § 28, 2003; Ord. 1710; Ord. 1675)
Ordinance 2024-02
Exhibit A
City of Coronado Page 226
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.60.065 Signs serving uses requiring a special use permit.
Signs for those uses requiring a special use permit shall be governed by the special use permit. Only by variance may the sign(s) exceed those standards allowed in the zone where the use would normally be allowed by right. (Ord. 1710)
86.60.070 Commercial signs for gas station.
A. Signs for the inspection of air pollution control devices, lights and brakes shall be permitted only when attached to the service station building.
B. One sign identifying the operator of the premises and address of the building, and not exceeding six square feet in area is allowed.
C. Gasoline stations shall post the full service and/or self service prices (per gallon or per liter) of all grades of fuel that the station sells in a manner visible from all streets that the station fronts. The price sign text shall have the word “gasoline” or words “motor fuel,” the trade name or brand, and the grade designation of the motor vehicle fuel. Price numerals shall be at least six inches high. All other letters or numerals shall be no less than one-third the height of the price numerals. The price sign shall be no larger than 15 square feet per face (if the station is only full service or self service) and 17.5 square feet per face (if the station is both full service and self service). No more than one sign shall be permitted per gas pump island per street frontage. All price signs shall be removable, with use of signs required at all times when the station is conducting business.
86.60.075 Commercial signs for theaters and auditoriums.
Signs for theaters and auditoriums may be erected or maintained contrary to the other provisions of this chapter only upon the prior approval of the Design Review Commission upon a showing of special circumstances.
86.60.080 Complex signs.
Complex signs may be erected and maintained only upon the prior approval of the Design Review Commission upon a showing that the complex signs are compatible with the total sign program of the development.
86.60.090 Off-premises sign.
An off-premises sign may be erected or maintained only upon the prior approval of the Design Review Commission upon a showing of extreme hardship due to the unique location of the property which the sign serves. Except, without the approval of the Design Review Commission, an owner of real property or his or her agent may display or have displayed real estate signs:
A. On the real property of such owner; or
B. On real property owned by others with their consent. (Ord. 1816)
86.60.100 Temporary signs.
A. In any zone, temporary signs not exceeding 20 square feet may be erected and maintained for no longer than 30 days upon the prior approval of the Director of Community Development upon a showing of compliance with the general provisions and prohibited sign provisions of this chapter.
B. Design Review Commission approval is required for temporary signs exceeding a size of 20 square feet or a 30- day use period.
C. Temporary “banner” type flag signs advertising nonprofit and nonpolitical special events of community-wide interest may be erected and maintained in any zone for a period not to exceed seven days without City approval.
Such signs cannot be relocated from place to place within the City in order to exceed the seven-day limit, nor can they be erected and maintained in place more than seven days in any 30-day period or 14 days during any 365-day period without the appropriate City approval.
D. The applicant shall remove said signs immediately after the event or approved use period. (Ord. 1710)
86.60.105 Searchlight signs.
Searchlight signs may be erected and maintained only upon the prior approval of the Design Review Commission upon a showing of compliance with the general regulations and prohibited sign provisions of this chapter.
Ordinance 2024-02
Exhibit A
City of Coronado Page 227
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.60.110 Real estate signs.
Real estate signs shall not be illuminated signs, exceed an area of six square feet on any street frontage of a lot, or exceed a height of four feet in the R-1A or R-1B Zones. Such signs shall be located on the premises the sign serves, or may be permitted off-premises as described in CMC 86.60.090(A) and (B), and must be removed within 15 days of close of escrow, or the signing of a rental agreement or lease. Real estate signs are prohibited from all public rights-of-way. (Ord. 1816)
86.60.115 Movable commercial signs.
Movable commercial A-frame, H-frame, or easel type signs may be permitted for businesses to advertise menus, sale items, or other business promotions. These signs shall be designed to complement the decor of the business or building where they occur and shall comply with the following standards:
A. One movable, freestanding sign shall be permitted for each business.
B. All signs shall be located on private property and must allow sufficient access to doors/pathways and not impede pedestrian movement. The location on private property shall be verified and approved by the Department of Community Development.
C. The maximum allowable size of the sign and supporting structure shall not exceed 48 inches height, 30 inches width, and 36 inches depth. The maximum sign area shall not exceed 10 square feet. The square footage of these signs shall not be included within the allowable sign area permitted in CMC 86.60.060(E).
D. Signs shall not contain illumination.
E. Signs consisting only of plastic backgrounds and individual plastic interchangeable letters are prohibited.
F. The design and materials of all signs shall require approval by the Department of Community Development prior to fabrication.
G. Signs of unique design which deviate from these standards must obtain approval from the Design Review Commission. (Ord. 1854)
86.60.120 Signs on vehicles.
No person shall drive, operate, move in and along, or park on any street or on public or private property any truck, trailer, carriage, wagon, sled, or any other vehicle or portable structure on which is attached or maintained any sign unless:
A. The sign is painted on or otherwise affixed so as to not project from the usual profile of the vehicle.
B. The vehicle is not parked in a manner to circumvent the standards of this chapter for the amount or type of signing permissible on a site by either parking on the site or on public rights-of-way immediately adjoining the site in such a manner as to call attention to the sign or vehicle.
86.60.130 Abandoned signs.
No person shall allow any sign to remain on property owned, occupied or controlled by such person which advertises or identifies a business activity which has not been conducted on such property for a period of 90 days or more.
86.60.140 Approval not required.
If in compliance with the design, location, size and other regulations of this chapter, the following signs do not require design review by the City:
A. No more than three square feet of total, on-site, “window sign” sign area.
B. Signs not exceeding six square feet and serving on-site residential uses.
C. Signs on motor vehicles.
Ordinance 2024-02
Exhibit A
City of Coronado Page 228
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
D. Political signs.
E. Real estate signs, both on-site and off-site, not exceeding six square feet total on any lot, not adversely affecting public safety, including traffic safety, and not in the public right-of-way.
F. Movable commercial signs. (Ord. 1854; Ord. 1831; Ord. 1816)
86.60.150 Approval required.
Unless otherwise provided, any person erecting, placing, changing color, moving, reconstructing, altering, or displaying any sign must first obtain Design Review Commission approval from the City of Coronado.
86.60.160 Application for approval.
The applicant shall submit to the Department of Community Development at least 12 working days prior to the regularly scheduled meeting of the Design Review Commission an application for design review on forms prescribed by the Department. The application shall include a sign plan with information proscribed by the Department. The applicant shall pay a filing fee as set by City Council resolution.
86.60.180 Action by Design Review Commission.
A. The Design Review Commission shall review the sign plan to ensure that the plan is within the specified standards set forth in CMC Title 80, Design Review, and CMC Title 88, Orange Avenue Corridor Specific Plan.
B. The Commission may approve, conditionally approve, or disapprove a sign plan. Conditional approval may include a requirement that the approval may be revoked and the sign removed upon the happening of a specified event. (Ord. 2018 §§ 10, 11, 2010; Ord. 1954 § 29, 2003)
86.60.190 Appeal.
A decision on an application shall be final 10 calendar days thereafter unless an appeal is filed with the City Clerk in accordance with Chapter 1.12 CMC. (Ord. 2025 § 43, 2011)
86.60.195 Variance.
Variances from standards or regulations set forth in this chapter may be granted by the Planning Commission pursuant to the process provided for in Chapter 86.52 CMC. The fee for sign variance requests for existing legal nonconforming signs will be waived. (Ord. 1710)
86.60.200 Enforcement.
A. Any sign which was lawfully erected prior to the effective date of this chapter and which never received Environment Design Review Commission approval as the sign(s) exists and which does not conform to the standards of this chapter shall be removed or modified so as to bring it into conformance with the standards of this chapter by December 31, 1988.
B. Any sign which was lawfully erected prior to the effective date of this chapter and did receive Environment Design Review Commission approval as it exists and which does not conform to the standards of this chapter shall be removed or modified so as to bring it into conformance with the standards of this chapter within 15 years of the date that the Design Review Commission approved said sign(s).
C. Any sign which is unlawfully erected at any time shall be subject to removal or modification so as to bring it into conformance with the standards of this chapter under the procedures contained in State law (see Section 5490 of the Business and Professions Code); except, any person who lawfully erects a sign on public property or on private property without the consent of the property owner who requests a sign be removed by a City official shall pay a removal and storage fee adopted by resolution of the City Council.
D. If any work is performed on a nonconforming sign which was previously approved by the Design Review Commission (other than required maintenance) involving a structural change in the sign display, such sign shall immediately lose its legal nonconforming status and shall be required to immediately conform to all the regulations within the zone at that time.
E. An owner whose sign is subject to the abatement periods specified in this section may apply to the City Council during such period for an extension. Upon a substantial showing by the owner that the owner has acted lawfully in Ordinance 2024-02
Exhibit A
City of Coronado Page 229
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. developing his property and that a fair return on his financial investment in the subject sign requires the sign to exist beyond the established abatement period, the City Council may extend the abatement period for that sign to any time the Council deems appropriate to allow a fair, financial return.
F. An owner whose sign is subject to the abatement periods specified in this section and feels that the subject sign is historical may apply to the Historic Resource Commission during such period for a historic resource sign designation. This provision allows signs which are historical to continue to be used and maintained which would not otherwise be permitted by this title. The “historic resource” sign designation shall extend the abatement period for 10 years. At the end of this 10-year period the owner of the subject sign may apply to the Historic Resource Commission for an extension. (Ord. 1816; Ord. 1710)
86.60.210 Historic sign designation.
A. Any property owner may apply to the Historic Resource Commission for the designation of a sign on the individual’s property in accordance with Chapter 70.20 CMC.
B. Historic Resource Commission Action.
1. The Commission may approve, disapprove or conditionally approve an application for “historic resource” designation signs;
2. The decision of the Commission shall become final 10 days after unless a notice of appeal to the City Council is filed with the Secretary of the City Council; and
3. If the designation is approved or conditionally approved, the Secretary to the Commission shall cause a notice of designation to be recorded in the Office of the County Recorder. (Ord. 1710)
86.60.220 Historic alteration permit.
A historic alteration permit shall be required as per CMC Title 84 for the removal, demolition, or substantial alteration of any sign that has been designated as a historic resource, unless this sign is governed by an expired abatement period. (Ord. 2018 § 15, 2010)
Ordinance 2024-02
Exhibit A
City of Coronado Page 230
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.64
WP – WILDLIFE PRESERVE ZONE (MODIFYING OVERLAY ZONE)
Sections:
86.64.010 Purpose and intent.
86.64.020 Uses permitted.
86.64.030 Review.
86.64.040 Location.
86.64.010 Purpose and intent.
The purpose and intent of the WP Modifying Zone regulations contained in this chapter are to protect and preserve valuable and unique environmental resources for the enjoyment and benefit of present and future generations of Californians. This zone designation is advisory for those areas within the corporate boundaries of the City but not under the zoning jurisdiction of the City of Coronado. This zone is mandatory for those areas under direct jurisdiction of the City of Coronado. This modifying zone is to be superior to all other modifying zones. (Ord. 1481)
86.64.020 Uses permitted.
The following uses shall be allowed in the WP Modifying Zone:
A. Wildlife preserves.
B. Botanical gardens or conservation areas.
C. Archaeological, geological or paleontological excavations by recognized archaeologists, geologists or paleontologists and authorized by the City.
D. Off-road paved or unpaved walkway or bicycle path.
E. Salt evaporation ponds, subject to a special use permit.
F. Aquaculture, subject to a special use permit.
G. The YMCA Camp at its present site.
H. The military facilities and activities on the Naval Communication Station property west of State Scenic Highway
75. I. Overhead or underground utility transmission/distribution facilities.
J. The following accessory uses in conjunction with one or more of the above primary uses:
1. Paved or unpaved parking facilities and access roads for those individuals who are utilizing the site for one of the designated primary uses or who maintain the site for one of the designated uses.
2. Small permanent information facility to primarily be used to inform the general public of the unique qualities of the site.
3. Signs intended to inform the general public of the qualities of the site, to protect individuals from harm or inconvenience, and to preserve and protect the habitat qualities of the site and the species that frequent the site.
4. Trash receptacles, seating facilities, drinking fountains, sunken viewing blinds, fences, bicycle racks or any other similar facility deemed necessary to successfully utilize the site in a primary designated use.
86.64.030 Review.
A. The Planning Commission and City Council shall review for approval or disapproval all proposed uses in the WP Modifying Zone for conformance with the purpose and intent of this zone.
Ordinance 2024-02
Exhibit A
City of Coronado Page 231
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
B. The Design Review Commission shall review all proposed structures, signs or facilities within the WP Modifying Zone for conformance with the purpose and intent of this zone and for their visual impact on views from any public road or water way.
C. Appeal of a Planning Commission or Design Review Commission decision may be made in writing to the City Council within 15 days after such review.
86.64.040 Location.
The WP Modifying Zone shall include the following areas:
A. That area within the City of Coronado that is encompassed by the City of Imperial Beach; the Pacific Ocean; the southern boundary of Silver Strand State Beach; Highway 75; the boundary between the Coronado Cays residential development and the salt marsh established by the Coronado Cays Company; the southern shoreline of the Coronado Cays; latitude 32º 37'; and the municipal boundary line shared by the Cities of Coronado and San Diego in San Diego Bay.
B. Any other area so designated by the Planning Commission and the City Council after a noticed public hearing is held on the matter at least 10 days prior to such designation. (Ord. 1578) Ordinance 2024-02
Exhibit A
City of Coronado Page 232
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.70
COASTAL PERMITS
Sections:
86.70.010 Purpose and intent.
86.70.020 City coastal permit authority.
86.70.030 Development defined.
86.70.040 Exemption of development categories from City coastal permit requirements.
86.70.045 Repealed.
86.70.050 Activities requiring a coastal permit.
86.70.052 Exempt categories of development.
86.70.060 Categorically exempt geographic areas.
86.70.070 Coastal Permit Administrator – Purpose.
86.70.080 Authority and duties of Coastal Permit Administrator.
86.70.090 Application and fee for coastal permit.
86.70.100 Application procedure – Hearing, notice.
86.70.110 Findings, decision and issuance of coastal permit.
86.70.115 By-Right Approval Process.
86.70.120 Coastal permit relationship to building permit.
86.70.130 Coastal permit time limit and renewal.
86.70.135 Coastal permit amendment.
86.70.140 Coastal permit revocation.
86.70.150 Coastal permit revocation – Notice, appeal.
86.70.160 Procedure for open space easements and public access documents.
86.70.170 Reserved.
86.70.180 Coastal permit appeal procedure.
86.70.190 Coastal permit appeal – Hearing, notice.
86.70.200 Appeals to the California Coastal Commission.
86.70.210 Emergency temporary waiver of coastal permit.
86.70.010 Purpose and intent.
This chapter is enacted to specify the coastal permit process, and the circumstances to which the process applies in order to assure compliance to the California Coastal Act. This chapter recognizes that three areas of jurisdiction exist in the City:
A. Areas under sole City coastal permit authority;
B. Areas under City coastal permit authority, but appealable to the California Coastal Commission; and C. Areas not under City coastal permit authority (i.e., Federal government military property, areas under San Diego Unified Port District coastal permit jurisdiction and areas that remain within California coastal permit authority). (Ord. 1588; Ord. 1562)
86.70.020 City coastal permit authority.
Federal government property and areas under San Diego Unified Port District coastal permit jurisdiction are not under City coastal permit authority.
86.70.030 Development defined.
For the purpose of this chapter, “development” means, on land, in or under water, the placement, erection, construction, reconstruction, demolition, or alteration of the size of any solid material, building, structure, road, pipe, conduit, siphon, telephone line, or electrical power transmission and distribution line; the discharge or disposal of any dredged material or of any gaseous, liquid, solid, or thermal waste; grading, removing, dredging, mining, or extraction of any materials; change in the density or intensity of use of land, including, but not limited to, Ordinance 2024-02
Exhibit A
City of Coronado Page 233
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. subdivisions and other land divisions, including lot splits or the alteration of lot boundaries; change in the intensity of use of water, or of access thereto; and the removal of major vegetation or the harvesting of kelp. (Ord. 1588)
86.70.040 Exemption of development categories from City coastal permit requirements.
The City may permit any category of development, or any category of development within a specifically defined geographic area, that the City, by regulation, after public hearing, has described or identified and with respect to which the City has found that there is no potential for any significant adverse effect either individually or cumulatively on coastal resources or on public access to, or along, the coast. These categorical exemptions shall be approved by the California Coastal Commission and found that no potential for any adverse effect on coastal resources will occur either individually or cumulatively. (Ord. 1751; Ord. 1588)
86.70.045 Repealed.
Repealed by Ord. 1817.
86.70.050 Activities requiring a coastal permit.
A coastal permit is required from the City for all development in areas under City coastal permit authority that are not otherwise categorically exempt. (Ord. 1817; Ord. 1781)
86.70.052 Exempt categories of development.
The City, after public hearings, has identified the following categories of development as having no potential for any significant adverse effect, either individually or cumulatively, on coastal resources or on public access to, or along, the coast, and has therefore exempted these development categories from City coastal permit requirements (as per CMC 86.70.040):
A. Improvements to existing single-family dwelling buildings (in accordance with restrictions of Chapter 86.74 CMC);
B. Improvements to existing duplexes (in accordance with the restrictions of Chapter 86.74 CMC); C. Repair or maintenance activities that do not result in an addition to, or enlargement or expansion of, the object of such repair or maintenance activities; provided, however, that if the City determines that certain extraordinary methods of repair and maintenance involve a risk of substantial adverse environmental impact, it shall prohibit the use of such methods; and provided, that the activities abide to the restrictions of Chapters 86.72, 86.74 and 86.76 CMC;
D. The installation, testing, and placement in service of the replacement of any necessary utility connection between an existing services facility and any development approved pursuant to this chapter (in 86.74 and 86.76 CMC); E. Maintenance dredging of existing navigation channels or moving dredged material from such channels to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers; F. The replacement of any structure other than a public works facility, destroyed by natural disaster; provided, that such replacement structure or facility shall conform to the applicable requirements of this title, shall be for the same use as the destroyed structure or facility, shall not exceed the floor area, height, or interior cubic volume of the destroyed structure or facility by more than 10 percent, and shall be sited in the same location on the affected property as the destroyed structure or facility;
G. Demolition of any building except visitor serving commercial uses; provided, however, that if the City determines that certain extraordinary methods of demolition involve a risk of substantial adverse environmental impact, it shall prohibit use of such methods;
H. Construction of a single-family dwelling building on a legal lot of record in conformance to all applicable requirements of this title;
I. Construction of a duplex on a legal lot of record in conformance to all applicable requirements of this title; J. The removal of major vegetation on municipal property; and Ordinance 2024-02
Exhibit A
City of Coronado Page 234
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
K. Activities not requiring either an initial study under CEQA, an environmental assessment under NEPA, a Planning Commission or City Council interpretation, or issuance of a special use permit or variance; and provided the activities as reviewed within the policies of the Coastal Act shall not create a potential for any adverse effect either individually or cumulatively on coastal resources and the activities conform with all provisions of the LCP land use plan. (Ord. 1588)
86.70.060 Categorically exempt geographic areas.
A. Those uses or activities permitted for a particular zone by the Coronado Municipal Code which do not require a discretionary action on the part of the City (i.e., Planning Commission or City Council interpretation, issuance of a major or minor special use permit, or issuance of a variance to either the regulation of the amount of landscaping required or to any standard in Chapters 86.58, 86.64, 86.70, 86.72, 86.74, and 86.76 CMC) shall be exempt in that zone from the City coastal permit process for those areas that are neither under the California Coastal Commission appeal authority nor within the Coastal Commission’s direct permit jurisdiction. Changes to the list of land uses that may be allowed without a discretionary action shall require a local coastal program amendment.
B. The City, after public hearings (as per CMC 86.70.040), has identified the aforementioned uses and activities as categories of development within a specifically defined geographic area, that present no potential for any significant adverse effect, either individually or cumulatively, on coastal resources or on public access to, or along, the coast. (Ord. 1962 § 2, 2004; Ord. 1874; Ord. 1817; Ord. 1781; Ord. 1751)
86.70.070 Coastal Permit Administrator – Purpose.
In order to facilitate administration of the City of Coronado coastal permit process, the Director of Community Development (or his duly authorized agent) is hereby designated Coastal Permit Administrator.
86.70.080 Authority and duties of Coastal Permit Administrator.
The Coastal Permit Administrator shall administer, interpret and enforce the City of Coronado coastal permit process, and is authorized to undertake any action necessary and appropriate to perform these duties. The functions as set forth in this section are considered either ministerial or minor in nature, not requiring initial review by the City Council or any City Commission or Committee, and are indicative but not exhaustive of the Coastal Permit Administrator’s authority. The Coastal Permit Administrator may:
A. Delegate a portion of his duties to a representative; B. Gather data, investigate circumstances or determine facts in order to determine whether a specific activity or project is under the purview of this chapter, or to assure compliance with this chapter or with conditions placed upon a City coastal permit;
C. Determine whether projects are categorically exempt from the City of Coronado coastal permit requirement per CMC 86.70.050 or 86.70.060;
D. Review coastal permits, as detailed in CMC 86.70.130; E. Revoke a coastal permit, as detailed in CMC 86.70.140; F. Require an applicant to provide a certification by a civil engineer that proposed activities meet specified criteria, as detailed in Chapters 86.72, 86.74 and 86.76 CMC;
G. Determine which civil engineers will provide certifications to the City under conditions detailed in Chapters
86.72, 86.74 and 86.76 CMC;
H. Determine whether a specified coastal permit application, or a civil engineer certification of fact, is complete and acceptable to the City;
I. Give public notice of a public hearing to review a coastal permit application or application appeal; J. Develop coastal permit application forms and processing procedures; K. Recommend to the City Council appropriate fees for the coastal permit process, or changes to that process; Ordinance 2024-02
Exhibit A
City of Coronado Page 235
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
L. Represent the City concerning coastal permit matters, coordinating City coastal permit activities with appropriate government agencies; and
M. Waive the City coastal permit appeal fee requirement for sites within the California Coastal Commission appeal jurisdiction. (Ord. 1751; Ord. 1588)
86.70.090 Application and fee for coastal permit.
An application for a coastal permit shall be submitted to the Department of Community Development on a form provided by the Coastal Permit Administrator for the purpose. In addition to whatever items the Coastal Permit Administrator deems necessary for the proper administration of this chapter, an application shall, at minimum, contain the following:
A. The applicant’s name, address and telephone number (if applicant has access to telephone); B. The date the application is submitted;
C. The applicant’s signature;
D. A description of the proposed project or activity;
E. A description of the site;
F. A description of the area immediately adjacent to the site; G. A plot plan of the site;
H. A filing fee and a public notice fee as required by resolution of the City Council; and I. Envelopes (affixed with sufficient first class postage) addressed to each applicant, to all persons who have requested to be on a mailing list for the specific project, to all occupants and property owners of property within 100 feet of the perimeter of the project site, and to the California Coastal Commission. (Ord. 1586)
86.70.100 Application procedure – Hearing, notice.
A. Upon the filing of a complete coastal permit application, the Coastal Permit Administrator shall, in a timely manner, schedule a public hearing on the request before the Planning Commission, and provide public notice of the public hearing.
B. Public notice shall be provided at least 10 calendar days prior to the first coastal permit public hearing. Public notice shall consist of notice by first class mail to each applicant, to all persons who have requested to be on a mailing list for the specific project, to all occupants and property owners of property within 100 feet of the perimeter of the project site, and to the California Coastal Commission; and publication of a public notice in a newspaper of general circulation in the City of Coronado. In the situation of a continued hearing, additional notice in conformance with the procedure for the original notice shall be mailed out (if not previously stated in the first notice provided, nor announced at the hearings as to a time certain). The public notice shall contain the following information:
1. A statement that the proposed project or activity requires a City coastal permit (as per CMC 86.70.050);
2. The date of filing of the application and the name of the applicant;
3. The number assigned to the application;
4. A description of the proposed development and its location;
5. The date, time and place at which the application will be heard by the Planning Commission or City Council;
6. A brief description of the general procedure of local government concerning the conduct of hearing and local actions*; and
Ordinance 2024-02
Exhibit A
City of Coronado Page 236
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
7. The system for City and Coastal Commission appeals, including City fees required.* *Note: Subsections (B)(6) and (7) of this section will not be required for the newspaper public hearing notice. (Ord. 1588)
86.70.110 Findings, decision and issuance of coastal permit.
After the required Planning Commission public hearing, the Planning Commission shall by resolution approve, deny or approve with conditions the City coastal permit application. This Planning Commission resolution shall incorporate findings of fact to explain and justify the Commission’s action. The Coastal Permit Administrator shall issue a coastal permit only after all City coastal permit appeal deadlines have expired for the project or activity. The coastal permit shall have noted on its face whether it was approved with conditions, and either the specific conditions or how the wording of the conditions may be obtained.
86.70.115 By-Right Approval Process
CMC 86.34.040 identifies proposed projects which must be reviewed by the City through a by-right approval process pursuant to Government Code Section 65583.2. For these projects, the Community Development Director shall issue a coastal permit without a public hearing if the project is consistent with applicable objective standards.
86.70.120 Coastal permit relationship to building permit.
If a coastal permit is required for a project or activity, building permits shall not be issued for the project or activity prior to issuance of the coastal permit.
86.70.130 Coastal permit time limit and renewal.
A. Unless renewed, a coastal permit shall expire after one year from the date of issuance.
B. The Coastal Permit Administrator, upon a written request from the applicant, may renew the coastal permit in three-month increments for an additional period not to exceed one year. Work must be initiated on the proposed project or the proposed activity must commence while the coastal permit is in effect. An ongoing activity may be issued a coastal permit for a duration longer than one year if the Planning Commission resolution incorporates a finding of the ongoing nature of the activity, and specifically states the duration of the coastal permit issued. (Ord. 1891; Ord. 1586)
86.70.135 Coastal permit amendment.
A City coastal permit may be amended at the request of the permittee. The amendment procedures and fees shall be identical to the City coastal permit process then in effect. (Ord. 1751)
86.70.140 Coastal permit revocation.
After written notice to the permittee with an opportunity to respond, the Coastal Permit Administrator may revoke a City coastal permit if the Administrator determines that:
A. The permit was originally acquired by the applicant via a fraudulent application; or B. The applicant fails to comply with one or more of the conditions contained in the permit.
86.70.150 Coastal permit revocation – Notice, appeal.
If the Coastal Permit Administrator determines to revoke a City coastal permit, the administrator shall immediately notify the applicant in writing that the revocation will be effective 10 days after the Administrator’s action unless an appeal is filed with the Coronado Community Development Department prior thereto (as per CMC 86.70.180).
86.70.160 Procedure for open space easements and public access documents.
When the City of Coronado Planning Commission approves a coastal permit that is conditioned with the requirement that an accessway or open space/conservation easement be provided by the applicant, the City shall not issue the permit until the following processing steps are completed:
A. The City Council shall review, revise and accept the easement or land; B. The Department of Community Development shall record the requisite legal documents; and Ordinance 2024-02
Exhibit A
City of Coronado Page 237
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
C. The Department of Community Development, upon recordation of the documents, shall forward a copy of the permit conditions, findings of approval, the legal documents pertaining to the public access and open space conditions, and a statement as to which private association, public agency or City department shall be responsible for the operation and maintenance of the accessway or open space/conservation area to the Executive Director of the California Coastal Commission. (Ord. 1588)
86.70.170 Reserved.
86.70.180 Coastal permit appeal procedure.
Actions taken in accordance with this chapter by the Coastal Permit Administrator may be appealed to the Planning Commission. Actions by the Planning Commission in accordance with this chapter, including a decision on an appeal from an action by the Coastal Permit Administrator, may be appealed to the City Council. An appeal must be filed in writing with the Coronado Community Development Department within 10 calendar days of the action which is the subject of the appeal. In addition to whatever items the Coastal Permit Administrator deems necessary for the proper administration of this chapter, an appeal shall, at a minimum, contain the following:
A. The appellant’s name, address and telephone number (if appellant has access to telephone); B. The date the appeal is submitted;
C. The appellant’s signature;
D. Information sufficient to denote the City action under this chapter being appealed (e.g., name or address of project, City permit or file number, description of City action, name of coastal permit applicant, etc.); E. The reason for the appeal;
F. The appeal fee; and
G. Envelopes (affixed with sufficient first class postage) addressed to the applicant, to appellant, to the California Coastal Commission, to all persons who have requested to be on a mailing list for the specific project, and to all occupants and property owners of property within 100 feet of the perimeter of the project site.
86.70.190 Coastal permit appeal – Hearing, notice.
Upon the timely filing of a complete appeal of an action taken in accordance with this chapter, the Coastal Permit Administrator shall schedule a public hearing for the next available meeting of the appropriate hearing body; and provide public notice with copies sent to the applicant, to appellant, to the California Coastal Commission, to all persons who have requested to be on a mailing list for the specific project, and to all occupants and property owners of property within 100 feet of the perimeter of the project site to include the following information:
A. A statement that the proposed project or activity requires a City coastal permit; B. The date of filing of the appeal and the name of the appellant; C. The number, if any, assigned to the City action being appealed; D. A description of the proposed development and its location; E. The date, time and place at which, the public hearing on the appeal shall occur; F. A statement that all persons are welcome to comment on the matter at the public hearing or by mail prior to the public hearing. (Ord. 1586)
86.70.200 Appeals to the California Coastal Commission.
A. For those actions under California Coastal Commission direct or appeal jurisdiction, upon the taking of final action by the City of Coronado, the Coastal Permit Administrator shall notify the applicant of the action taken and provide an information sheet explaining the California Coastal Commission appeal process which shall include a statement to the effect that “Appeal to the California Coastal Commission could result in Coastal Commission denial of a City approved project or activity or new conditions being imposed on the project by the Coastal Commission.
Ordinance 2024-02
Exhibit A
City of Coronado Page 238
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
The Coastal Commission may not eliminate or modify conditions placed upon the permit by the City of Coronado nor can the California Coastal Commission grant permission for a project or activity denied by the City of Coronado.”
B. The City of Coronado Community Development Department shall make readily available to the public an information sheet explaining the California Coastal Commission appeal process.
86.70.210 Emergency temporary waiver of coastal permit.
Under certain emergency conditions detailed in CMC 86.76.030, the City Manager (or his duly appointed agent) may temporarily waive City coastal permit requirements in order to allow preventive or ameliorative activities necessary to adequately address the emergency situation. If emergency action involves areas subject to CMC
86.70.010(C), an emergency permit must be received from the appropriate government agency. (Ord. 1588) Ordinance 2024-02
Exhibit A
City of Coronado Page 239
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.72
DIKING, DREDGING, FILLING AND DREDGE SPOILS DISPOSAL
Sections:
86.72.005 Definitions.
86.72.010 Diking, dredging, filling and dredge spoils disposal – Coastal permit required.
86.72.020 Diking, filling or dredging – When permitted.
86.72.030 Dredging and dredge spoils disposal regulated.
86.72.040 Diking, filling and dredging regulated.
86.72.050 Alteration of coastal wetlands in Wildlife Preserve Zone regulated.
86.72.005 Definitions.
A. “Estuaries” means coastal water bodies usually semi-enclosed by land, but which have open, partially obstructed, or intermittent exchange with the ocean and in which ocean water is at least occasionally diluted by fresh water runoff from the land. The salinity may be periodically increased above the open ocean by evaporation. In general, the boundary between “wetland” and “estuary” is the line of extreme low water.
B. “Open coastal waters” refers to the open ocean overlaying the continental shelf and its associated coastline, including bays, canals, etc. Salinities exceed 30 parts per 1,000 with little or no dilution except opposite mouths of estuaries.
C. “Wetlands” means lands within the coastal zone which may be covered periodically or permanently with shallow water and include salt water marshes, fresh water marshes, open or closed brackish water marshes, swamps, mudflats and fens. (Ord. 1588; Ord. 1531)
86.72.010 Diking, dredging, filling and dredge spoils disposal – Coastal permit required.
Diking, dredging, filling and dredge spoils disposal in open coastal waters and wetlands shall require City issuance of a coastal permit. The coastal permit shall only be issued after verification that the activities are necessary, appropriate and designed to minimize or mitigate resultant adverse environmental impact. The applicant, at the determination of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed activities meet these criteria. (Ord. 1588)
86.72.020 Diking, filling or dredging – When permitted.
A. The diking, filling, or dredging of open coastal waters and wetlands shall be permitted only where there is no feasible, less environmentally damaging alternatives and where feasible mitigation measures have been provided to minimize adverse environmental effects, and when limited to the following:
1. New or expanded port, energy, and coastal-dependent industrial or visitor serving facilities including commercial fishing facilities.
2. Maintaining existing, or restoring previously dredged, depths in existing navigational channels, turning basins, vessel berthing and mooring areas, and boat launching ramps, or moving dredged material from such sites to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers.
3. Repair or maintenance activities that do not result in an addition to, or enlargement or expansion of, the object of such repair or maintenance activities; provided, however, that if the City determines that certain extraordinary methods of repair and maintenance involve a risk of substantial adverse environmental impact, it shall, by regulation, prohibit the use of such methods.
4. In open coastal waters, other than wetlands, new or expanded boating facilities.
5. Incidental public service purposes, including, but not limited to, burying cables and pipes or inspection of piers and maintenance of existing intake and outfall lines.
Ordinance 2024-02
Exhibit A
City of Coronado Page 240
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
6. Mineral extraction, including sand for restoring beaches, except in environmentally sensitive areas.
7. Restoration purposes.
8. Nature study, aquaculture, or similar resource-dependent activities.
B. The applicant, at the request of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed activities meet the above criteria.
86.72.030 Dredging and dredge spoils disposal – Regulated.
Dredging and dredge spoils disposal shall be planned and carried out to avoid significant disruption to marine and wildlife habitats and water circulation. Dredge spoils suitable for beach replenishment should be transported for such purposes to appropriate beaches or into suitable longshore current systems.
86.72.040 Diking, filling and dredging regulated.
A. Where feasible, diking, filling, dredging, and construction activities shall be timed to minimize their impact on the mating, nesting, or hatching of endangered birds, or the spawning of grunion. Diking, filling, or dredging in existing estuaries and wetlands shall maintain or enhance the functional capacity of the wetland or estuary.
B. Where any dike and fill development is permitted in wetlands in conformity with these policies, mitigation measures shall include, at a minimum, either acquisition of equivalent areas of equal or greater biological productivity or opening up equivalent areas to tidal action. If no appropriate restoration site is immediately available, an in-lieu fee sufficient to provide an area of equivalent productive value shall be paid to the City. Surface areas shall be dedicated to the City, or such replacement site shall be purchased by the City before the dike or fill development may proceed. Such mitigation measures shall not be required for temporary or short-term fill or diking; provided, that a bond or other evidence of financial responsibility is provided to assure that restoration will be accomplished in the shortest feasible time.
86.72.050 Alteration of coastal wetlands in Wildlife Preserve Zone regulated.
Any alteration of coastal wetlands in the Wildlife Preserve Zone shall be limited to very minor incidental public facilities, restorative measures, nature study and development in already developed parts of the bay, if otherwise in accordance with requirements of this chapter.
Ordinance 2024-02
Exhibit A
City of Coronado Page 241
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.74
WATERFRONT DEVELOPMENT
Sections:
86.74.010 Waterfront development.
86.74.020 Public sandy beaches.
86.74.030 Waterfront development setbacks.
86.74.040 Accessway standards.
86.74.050 Public access along the shore.
86.74.060 Public prescriptive rights.
86.74.070 Prohibitions for Glorietta Bay.
86.74.010 Waterfront development.
Development involving waterfront properties shall be required to satisfy the standards of this chapter. (Ord. 1532)
86.74.020 Public sandy beaches.
No new development shall occur on existing public sandy beach areas. An exception would be allowed for new or expanded permanent lifeguard facilities, restroom facilities, bikepaths or similar public recreation facilities, if it can be determined by the City that adverse impacts to public beaches are negligible or when public safety or health requires it; and provided, that no less environmentally damaging alternatives exist. This prohibition shall not be construed to restrict or regulate the maintenance, repair, rehabilitation or replacement of existing public facilities, or the activities of any governmental agency other than the City of Coronado on property under that agency’s jurisdiction.
86.74.030 Waterfront development setbacks.
A. Development setbacks shall be calculated from the parcel’s property line subject to the provisions of subsections B and C of this section, which may require a greater setback.
B. New development shall assure coastal stability and structural integrity, and neither create nor contribute significantly to erosion or geologic instability.
C. Permanent buildings, or other structures proposed for construction (excluding refurbishment, renovation or addition to existing structures that do not extend the structures seaward or bayward) shall be set back from an eroding beach or coastline a distance sufficient to assure that the development will not require mitigation measures to protect the development from the natural erosion process during the economic lifetime of the structures. The builder, at the request of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed construction site meets these criteria.
D. The City Coastal Permit Administrator may request through the City Council, the opinion of the Corps of Engineers, Scripps Oceanography Institute, or other qualified experts with regard to the possible erosion of beach area in the vicinity of the proposed construction in making a determination of required setbacks.
86.74.040 Accessway standards.
Unless otherwise provided in this title, the following pedestrian accessway standards shall apply to the provision of pathways to or along the City’s shoreline:
Accessways shall be at least four feet wide, with a preferred width of at least 10 feet. At least four feet of the accessway’s width shall be hard surfaced and shall have a maximum gradient of 70 percent (i.e., a seven-foot vertical drop for every 10 feet of horizontal distance). Gradients of greater than 12 percent shall require stairs. The preferred gradient for pedestrian accessways shall be 20 percent or less. Wheelchair ramps shall meet all Uniform Building Code standards. Minimum structure setback from an accessway (excluding fences, boundary walls or hedges) shall be five feet; preferred setback shall be at least 10 feet. Setbacks shall be determined and the path shall be designed to assure both a functional accesspath and the privacy and security of adjoining land owners. Not more than one access path to the shoreline shall be required for each 500 lineal feet of shoreline.
Ordinance 2024-02
Exhibit A
City of Coronado Page 242
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
86.74.050 Public access along the shore.
Offers of dedication of easements to local or State agencies or private associations for public access along the shoreline (lateral access) shall be required in association with new development fronting on the ocean or bay except for repair and maintenance activities or replacement of structures destroyed by natural disaster. In addition, improvements to any structure or demolition and reconstruction of single-family residences would be exempted from lateral access easement requirements unless such improvements interfere with currently existing public views, block a public accessway, or causes further encroachment of the structure seaward or toward the edge of a bluff.
Specifically, easements would be required:
A. Seaward of the toe of existing bluff or vegetation lines where new development is proposed on existing developed lots; and
B. Seaward of proposed new sea walls or other shoreline protective devices.
86.74.060 Public prescriptive rights.
A. No portion of this title shall be construed to permit private activities or development to encroach upon public prescriptive rights. A City coastal permit for private activities or development shall not be approved if such activities or development are likely to interfere with public prescriptive rights unless public access is required as a condition of permit approval. Depending upon circumstances, public access may be provided through the use of deed restrictions, grant of fee interest, grant of an easement, or an offer of dedication of either an easement or fee interest.
Proposed developments shall be sited and designed in a manner which does not interfere with the area of use, or shall provide for an equivalent area of use on-site. In either situation, prior to issuance of a permit, applicants will be required to record offers of dedication or other suitable documents.
B. Where evidence of public prescriptive rights exist in association with proposed development, review procedures in accordance with the Attorney General’s “Implied Dedication and Prescriptive Rights Manual” shall be utilized by the City to further investigate the possibility of prescriptive rights of access in order to protect such rights. A City coastal permit shall not be issued until it is determined by the City Council, upon a public hearing, that public prescriptive rights will be substantially guaranteed by conditions to be placed upon the City coastal permit.
86.74.070 Prohibitions for Glorietta Bay.
No new public school buildings or buildings solely for private use as clubs, lodges or private assembly halls shall be constructed, placed or maintained on land adjacent to Glorietta Bay; nor shall new leases be given nor old leases be extended for such uses in this area.
Ordinance 2024-02
Exhibit A
City of Coronado Page 243
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.76
PROTECTION OF NATURAL OCEAN AND BAY PROCESSES
Sections:
86.76.010 Coastal permit required.
86.76.020 Repair and maintenance of ocean and bay shore improvements.
86.76.030 Maintenance and placement of ocean and bay shore improvements under emergency conditions.
86.76.040 Waterfront land – Permitted improvements.
86.76.010 Coastal permit required.
A. The construction or placement of any improvement which may significantly affect the natural erosion process resultant from the interaction of water bodies upon their shores, or cause significant adverse alteration of the bay or ocean environment shall require a coastal permit from the City. Without limitation, buildings, harbor channels, breakwaters, groins, piers, retaining walls, revetments, riprap, sea walls and similar items shall be governed by this chapter.
B. An improvement or activity requiring a coastal permit under this chapter shall only be allowed when it serves coastal dependent uses, protects existing structures, removes public hazards, or protects public beaches in danger of erosion.
C. In order for an improvement or activity requiring a coastal permit under this chapter to qualify for such a permit, the improvement or activity must be designed and constructed as follows:
1. To neither create nor contribute significantly to erosion or geologic instability;
2. To minimize their own breakdown and disintegration;
3. To minimize water pollution and the silting of coastal waterways;
4. To not result in a substantial or potentially substantial, adverse change in any of the physical conditions within the area affected by the coastal permit requiring activity including land, air, water, minerals, flora, fauna, ambient noises and objects of historic or aesthetic significance;
5. To not preclude the public’s right of access to (including without limitation) the ocean, bay or public beach where acquired through use, custom, legislative authorization, purchase, condemnation, judicial action, gift, bequeath or escheat;
6. To encourage or facilitate, where feasible, the phasing out or upgrading of marine structures causing water stagnation contributing to pollution problems or fish kills;
7. To minimize their intrusion into public vistas by being unobtrusive and aesthetically pleasing when viewed from public streets, walk or bicycle ways or waterways;
8. To minimize extensions or projections into the bay or ocean;
9. To facilitate public access where appropriate and feasible; and
10. To minimize or mitigate resultant adverse environmental impacts.
D. The applicant, at the determination of the Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City indicating that the proposed improvement or activity conforms to the above criteria. (Ord. 1533)
86.76.020 Repair and maintenance of ocean and bay shore improvements.
Repair and maintenance activities or ocean and bay shore improvements which require City issuance of a building permit, encroachment permit or City review of an initial study shall require City issuance of a coastal permit. The Ordinance 2024-02
Exhibit A
City of Coronado Page 244
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023. coastal permit shall only be issued after certification that the repair or maintenance activities are necessary, appropriate, and designed, when feasible, to minimize or mitigate resultant adverse environmental impacts. The applicant, at the request of the City Coastal Permit Administrator, shall provide a certification by a civil engineer acceptable to the City that the proposed activities meet these criteria.
86.76.030 Maintenance and placement of ocean and bay shore improvements under emergency conditions.
A. In the event that an emergency situation exists that is an immediate significant threat to life, health or property, the City Manager (or his duly appointed agent) is authorized to temporarily waive City coastal permit requirements to allow preventive or ameliorative activities (including filling) necessary to adequately address the emergency situation. However, such activities shall conform as much as practical to the criteria listed in CMC 86.76.010, and shall ultimately require issuance of a City coastal permit. Within 30 days of the commencement of the preventative or ameliorating activities, the property owner shall apply for a coastal permit or shall restore the property to the condition existing prior to the preventative or ameliorating activity by removing the product of such activity.
B. If a City coastal permit is not issued for the preventative or ameliorating emergency activities, then the property owner shall restore the property to the condition existing prior to the preventative or ameliorating activity by removing the product of such activity unless the owner obtains a City coastal permit for alternative ocean or bay shore improvements or activities.
86.76.040 Waterfront land – Permitted improvements.
For waterfront land recorded on Miscellaneous Map 121 (Rancho Peninsula), Record of Survey 563, 2372, and Map 2544 (Bay View Estates), Record of Surveys 5191, 6014 and 6958, retaining walls, revetments, riprap, sea walls and similar development shall be permitted, with a coastal permit, subject to all other standards of this chapter, with the provision that such improvements may be situated in a manner so that the improvements’ bayward faces may connect in a straight line the bayward faces of similar improvements on adjoining property.
Ordinance 2024-02
Exhibit A
City of Coronado Page 245
The Coronado Municipal Code is current through Ordinance 2023-01, passed March 7, 2023.
Chapter 86.78
TRANSIENT OCCUPANCY
Sections:
86.78.010 Purpose and intent.
86.78.020 Definition – Transient occupancy.
86.78.030 Definition – Transient rental.
86.78.040 Definition – Transient time-share occupancy.
86.78.050 Definition – Time-share complex.
86.78.060 Transient rental regulations.
86.78.070 Transient time-share occupancy regulations.
86.78.080 Nonconforming time-share complexes.
86.78.010 Purpose and intent.
The purpose and intent of this chapter is to regulate various forms of transient occupancy within the City. (Ord. 1809)
86.78.020 Definition – Transient occupancy.
“Transient occupancy” means the right to use, occupy or possess, or the use, occupancy, or possession of, a dwelling unit or a habitable unit for a period of 25 consecutive calendar days or less. (Ord. 1495)
86.78.030 Definition – Transient rental.
“Transient rental” means the renting, letting, subletting, leasing or subleasing of a dwelling unit or a habitable unit for “transient occupancy.” (Ord. 1495)
86.78.040 Definition – Transient time-share occupancy.
“Transient time-share occupancy” means “transient occupancy” when conveyed with consideration through any arrangement where the use, occupancy, or possession of real property circulates among purchasers of intervals of ownership according to a fixed or floating time schedule on a periodic basis for a specific period of time during any given year, regardless of the name used to describe the method of use, occupancy, or possession. (Ord. 1495)
86.78.050 Definition – Time-share complex.
“Time-share complex” is a building or group of buildings containing one or more habitable units with such dwelling units as may be allowed by this code, whose ownership or right to use facilities are conveyed to multiple individuals for “transient time-share occupancy.”
86.78.060 Transient rental regulations.
A. No dwelling or habitable unit in any Residential Zone (except as specified in subsection B of this section) shall be used as a transient rental.
B. Dwelling or habitable units within R-4 Zone motels, or that constitute lodging houses within the “P” Overlay Zone may be utilized as transient rentals. (Ord. 1788; Ord. 1495)
86.78.070 Transient time-share occupancy regulations.
A. For all zones, no dwelling unit or habitable unit shall be established for, or converted to, transient, time-share occupancy use.
B. For all zones, no person shall make a dwelling unit or habitable unit subject to an arrangement which creates a transient, time-share occupancy right.
86.78.080 Nonconforming time-share complexes.
Nonconforming time-share complexes may be reconstructed so long as neither the number of dwelling units or habitable units for each complex nor the number of bedrooms for each unit is increased, the height of a structure is not increased, existing building profiles are maintained, and the number and size of existing parking spaces is not reduced.
Ordinance 2024-02
Exhibit A
City of Coronado Page 246
6 Chapter 86.80
PROHIBITION OF COMMERCIAL MARIJUANA ACTIVITY USES
Sections:
86.80.010 Legislative findings and statement of purpose.
86.80.020 Definitions.
86.80.030 Prohibited activities.
86.80.010 Legislative findings and statement of purpose.
A. On November 8, 2016, the State voters approved the Adult Use of Marijuana Act, also identified as Proposition 64 (“Prop 64”). Prop 64 legalized adult nonmedical use of marijuana and established a State licensing scheme for nonmedical marijuana facilities largely patterned on the MCRS Act, and generally: (1) allows adults 21 years and older to possess up to one ounce of marijuana and to cultivate up to six plants for personal use; (2) regulates and taxes the production, manufacture, and sale of marijuana for adult use; (3) allows local regulation and taxation of marijuana; (4) prohibits smoking marijuana in places where smoking tobacco is prohibited; and (5) rewrites criminal penalties so as to reduce the most common marijuana felonies to misdemeanors and allow prior offenders to petition for reduced charges. Prop 64, similar to the MCRS Act, allows cities and counties to prohibit the establishment of nonmedical facilities and licenses that are provided under Prop 64, providing for minimal personal use exceptions.
B. The City Council finds that the State is not authorized to issue licenses for commercial marijuana activities within the city because Business and Professions Code Section 26055(e) provides that the State may not issue a state license for any commercial marijuana activities within a city that prohibits such activities. (Ord. 2071 § 3, 2017)
86.80.020 Definitions.
For purposes of this chapter, the following definitions shall apply:
A. “Commercial marijuana activity” shall have the same meaning as CMC 36.20.020(B).
B. “Marijuana” or “cannabis” shall have the same meaning as CMC 36.20.020(E).
C. “Marijuana dispensary” or “marijuana dispensaries” shall have the same meaning as CMC 36.20.020(G).
D. “Medical marijuana collective” or “cooperative or collective” shall have the same meaning as CMC
36.20.020(H). (Ord. 2071 § 3, 2017)
86.80.030 Prohibited activities.
A. It is unlawful for any person or business to engage in commercial marijuana activities of any type in any and all zones and in any and all specific plan areas. No person shall establish, operate, conduct, or allow a commercial marijuana activity anywhere within the City.
B. It is unlawful to establish or operate a marijuana dispensary, medical marijuana collective, or any other business establishment associated with any type of commercial marijuana activity within the City.
C. This section is meant to prohibit all commercial or medical marijuana activities in the City except where the City is preempted by Federal or State law from enacting a prohibition on any such activity. Accordingly, the City shall not issue any permit, license, or other entitlement for any commercial or medical marijuana activity for which a State license is required under any State law, and no person shall otherwise establish or conduct such activities in the City, except where the City is preempted by Federal or State law from enacting a prohibition on any such activity for which the use permit, variance, building permit, or any other entitlement, license, or permit is sought. (Ord. 2071 § 3, 2017)
Ordinance 2024-02
Exhibit A
City of Coronado Page 247
6 EXHIBIT B
II. ADOPTED POLICIES
Listed below are the LCP policies for the City of Coronado A. SHORELINE ACCESS
1. Preserve existing shoreline access over public lands.
2. Where appropriate, provide and encourage additional shoreline access over public lands.
3. Encourage the restriction of shoreline access in the City's "wetlands", "environmentally sensitive habitat areas" and the proposed "Wildlife Preserve Modifying Zone".
4. Ascertain and preserve public prescriptive rights.
5. Wherever appropriate and feasible, add public facilities, including parking areas or facilities, to mitigate against the impacts of overcrowding or overuse by the public of any single area.
6. Regulate on-site parking in a manner to safe-guard the residential character of neighborhoods, to assure that a public nuisance is not created, and to preserve the sensitive natural environment of beach and shoreline areas provided that such regulation does not result in any diminution of existing public parking available at present or future bayfront or ocean front access points and public recreation areas. (Decal Parking District Amendment).
B. RECREATION AND VISITOR SERVING FACILITIES
1. Preserve existing public recreational facilities for public use.
2. Maintain the quality and number of existing visitor accommodations at or above their present levels, and encourage the provision of new low-cost visitor accommodations and the expansion of existing low-cost visitor accommodations.
3. Increase access to and encourage the use of the extensive beach frontage along the Silver Strand.
4. Preserve and protect identified environmentally sensitive areas along the shoreline where feasible.
5. Encourage the protection of any available public waterfront land suitable for Ordinance 2024-02
Exhibit B
City of Coronado Page 248
6 future recreational development.
6. Maintain high standards for visual aesthetics and preserve these scenic qualities as recreational resources.
Ordinance 2024-02
Exhibit B
City of Coronado Page 249
8 C. HOUSING (DELETED)
D. WATER AND MARINE RESOURCES/ENVIRONMENTALLY SENSITIVE
HABITAT AREAS
1. Define "Environmentally Sensitive Habitat Area" as any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments.
In Coronado, "environmentally sensitive habitat areas" are undisturbed coastal dunes, the known stand of Coastal Barrel Cactus, and the fresh water ponds found part of each year East and Southeast of the radio antenna on the U.S. Naval Communications Station as mapped in Figure 4.
2. Define “Wet1ands" as 1ands within the coastal zone which may be covered periodically or permanently with shallow water and include saltwater marshes, freshwater marshes, swamps, mudflats, and fens.
In Coronado, "wetlands" are those saltwater marshes and mudflats mapped in Figure
4. Coastal wetlands identified by the Department of Fish and Game are illustrated in Figure 5.
3. Define "Marine Resources" as Coronado's "wetlands" and the San Diego "Bay Community" (as defined. in detail in LCP Policy Group Report 103).
4. Define "aquaculture" as the culture and husbandry of aquatic organisms, including, but not limited to, fish, shellfish, mollusks, crustaceans, kelp and other algae.
5. Maintain, enhance and, where feasible, restore marine resources. Special protection shall be given to areas and species of special biological or economic significance. Uses of the environment shall be carried out in a manner that will sustain the biological productivity of coastal waters and that will maintain healthy populations of all species of marine organisms adequate for long-term commercial, recreational, scientific, and educational purposes.
6. Maintain and, where feasible, restore the biological productivity and the quality of coastal waters and wetlands appropriate to maintain optimum populations of marine organisms and for the protection of human health through minimizing adverse effects of waste water discharges and entrainment, controlling runoff, preventing depletion of ground water supplies and encouraging waste water reclamation, and maintaining natural vegetation buffer areas that protect riparian habitats.
Ordinance 2024-02
Exhibit B
City of Coronado Page 250
8 7. Protect against any significant disruption of habitat values in environmentally Ordinance 2024-02
Exhibit B
City of Coronado Page 251
11 sensitive habitat areas; only allow uses dependent on such resources within such areas, and encourage mitigation of adverse environmental impacts resultant within such areas from permitted development. Efforts improving the quality of such habitat shall be encouraged.
8. Encourage establishment of buffer areas near environmentally sensitive habitat areas. Such buffer areas could be used for activities that are deemed to not endanger the environmental value of the habitat areas that they buffer.
Development in areas adjacent to environmentally sensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade such areas, and shall be compatible with the continuance of such habitat areas.
9. Permit the diking, filling, or dredging of open coastal waters and wetlands only where there is no feasible less environmentally damaging alternative, and where feasible mitigation measures have been provided to minimize adverse environmental effects, and when 1imited to the following:
a. New or expanded port, energy, and coastal-dependent industrial or visitor serving facilities, including commercial fishing facilities. b. Maintaining existing, or restoring previously dredged, depths in existing navigational channels, turning basins, vessel berthing and mooring areas, and boat launching ramps.
c. In open coastal waters, other than wetlands, new or expanded boating facilities.
d. Incidental public service purposes, including but not limited to, burying cables and pipes or inspection of piers and maintenance of existing intake and outfall lines.
e. Mineral extraction, including sand for restoring beaches, except in environmentally sensitive areas.
f. Restoration purposes.
g. Nature study, aquaculture, or similar resource-dependent activities.
10. Require that dredging and spoils disposal be planned and carried out to avoid significant disruption to marine and wildlife habitats and water circulation.
Dredge spoils suitable for beach replenishment should be transported for such purposes to appropriate beaches or into suitable longshore current systems.
11. Require that diking, filling, or dredging in existing estuaries and wetlands shall maintain or enhance the functional capacity of the wetland or estuary. Any alteration of coastal wetlands identified by the Department of Fish and Game in Figure 5 shall be limited to very minor incidental public facilities, restorative measures, nature study and development in already developed parts of the Bay, if otherwise in accordance with these policies.
Ordinance 2024-02
Exhibit B
City of Coronado Page 252
12 12. Require, where feasible, that approved filling, dredging, and construction activities be timed to minimize their impact on the mating, nesting, or hatching of Ordinance 2024-02
Exhibit B
City of Coronado Page 253
13 endangered birds, or the spawning of grunion.
13. Require where any dike and fill development is permitted in wetlands inconformity with these policies mitigation measures shall include, at a minimum, either acquisition of equivalent areas of equal or greater biological productivity or opening up equivalent areas to tidal action; provided, however, that if no appropriate restoration site is available, an in-lieu fee sufficient to provide an area of equivalent productive value or surface areas shall be dedicated to an appropriate public agency, or such replacement site shall be purchased before the dike or fill development may proceed. Such mitigation measures shall not be required for temporary or short-term fill or diking; provided, that a bond or other evidence of financial responsibility is provided to assure that restoration will be accomplished in the shortest feasible time.
14. Oppose construction of a second entrance to San Diego Bay through the Silver Strand until sufficient proof can be provided to the City that such a project would not result in significant adverse environmental impact.
15. Permit, not withstanding any provision in these policies to the contrary, the following types of development as long as they are appropriate under all other City ordinances, codes or regulations:
a. Improvements to existing single-family residences.
b. Maintenance dredging of existing navigation channels or moving dredged material from such channels to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers. c. Repair or maintenance activities that do not result in an addition to, or enlargement or expansion of, the object of such repair or maintenance activities; provided, however, that if the City determines that certain extraordinary methods of repair and maintenance involve a risk of Substantial adverse environmental impact, it shall, by regulation, prohibit the use of such methods; and
d. Any category of development, or any category of deve1opment within a specifically defined geographic area, that the City, by regulation, after public hearing, has described or identified and with respect to which the City has found that there is no potential for any significant adverse effect, either individually or cumulatively, on coasta1 resources or on public access to, or along, the coast.
Ordinance 2024-02
Exhibit B
City of Coronado Page 254
14 E. DIKING, DREDGING, FILLING AND SHORELINE STRUCTURES
1. Require that new development shall assure coastal stability and structural integrity, and neither create nor contribute significantly to erosion or geologic instability.
2. Permit revetments, breakwaters, groins, harbor channels, seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion and when designed to eliminate or mitigate adverse impacts on local shoreline sand supply.
3. Encourage the phasing out or upgrading where feasible of marine structures causing water stagnation contributing to pollution problems and fish kills.
4. Require that any permanent building, or other structure proposed for construction be set back from an eroding beach coastline a distance sufficient to assure that the development will not be threatened by natural erosion processes during the lifetime of the structure without requiring shoreline protection structures. The builder, at the discretion of the City, shall provide a certification by a civil engineer that the proposed construction site meets this criteria.
5. Require that shoreline structures be planned and constructed so that they serve the purpose intended, and do not result in a substantial or potentially substantial, adverse change in any of the physical conditions within the area affected by the activity including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance.
6. Require that shoreline protection structures be designed to minimize their intrusion into pub1ic vistas by being unobtrusive and aesthetically pleasing when viewed from public streets, walk or bicycle ways, or waterways.
7. Require that shoreline protection structures be designed to minimize their own breakdown and disintegration to thereby minimize water pollution and the silting of coastal water ways.
8. Permit construction of shoreline structures only when they do not preclude the public's right of access to the Ocean, Bay or public beach where acquired through use, custom, legislative authorization, purchase, condemnation, judicial action, gift, bequeath or escheat.
9. Remove the upper portion of the rock wall west of Ocean Boulevard to allow ocean vistas along the northern section of Ocean Boulevard if the wall is determined by the City to no longer be needed for coastal protection and sufficient State, Federal or private grant funding for the project is provided.
10. Replenish or expand City beaches when sand of sufficient quality and quantity is provided at appropriate cost (given City budget constraints) to the City.
11. Pursue the eventual elimination of the beach erosion problem South of the Hotel Ordinance 2024-02
Exhibit B
City of Coronado Page 255
15 del Coronado jetty.
F. COMMERCIAL FISHING AND RECREATIONAL BOATING
1. Encourage preservation of facilities serving the sport fishing and recreational boating industries.
2. Encourage retention in existing use of sport fishing and recreational boating harbor space unless demand for those facilities no longer exists.
3. Give priority to coastal-dependent development,such as facilities for sport fishing and recreational boating, over other types of development on or near the shoreline.
4. Encourage that coastal areas suited for water-oriented recreational activities that cannot readily be provided at inland water areas be protected for such uses.
5. Encourage increased recreational boating use of coastal waters by:
a. Encouraging the development of dry storage facilities when economically, physically and environmentally feasible (and when justified by demand); b. Increasing public launching facilities only when economically, physically and environmentally feasible (and when justified by demand); c. Encouraging the provision of additional berthing space in Glorietta Bay, Coronado Cays and the Naval Recreational Boat Marina when economically, physically and environmentally feasible (and when justified by demand); d. Limiting non-water-dependent land uses that congest access corridors and preclude boating support facilities;
e. Encouraging the provision of new boating facilities in natural harbors, new protected water areas , and in areas dredged from· dry 1and when economically, physically and environmentally feasible (and when justified by demand); and
f. Encouraging the development of boating support facilities when economically, physically, and environmentally feasible (and when justified by demand).
6. Designate the area bounded by the Glorietta Bay Marina, the municipal boat launching ramp, the U.S. Pierhead Line and the shoreline (see Figure 6) as “Developable Water Area”; developable only for recreational boating, recreational visitor serving or sport fishing facilities purposes; and only developable when both sufficient demand is documented and it is demonstrated that the present open bay character of Glorietta Bay will not be unduely altered.
7. Approve expansion of recreational boating facilities in Glorietta Bay only within the present boundaries of the Glorietta Bay Marina lease area, Coronado Yacht Club lease area, the municipal boat launching ramp, U.S. military property, and Ordinance 2024-02
Exhibit B
City of Coronado Page 256
16 “Developable Water Area” (as defined above in Policy “F6”).
G. HAZARD AREAS
1. Require that new development in areas of high geologic, flood or fire hazard be designed in such a way to minimize risks to life and property.
2. Require that new development be designed in such a way to assure stability and structural integrity, and neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or surrounding area or in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs.
3. Reaffirm the City’s environmental policies (as presented in the City’s LCP report for Policy Group 103) and shoreline structures policies (as presented in the City’s LCP report for Policy Group 104) as they relate to shoreline erosion.
H. VISUAL RESOURCES AND SPECIAL COMMUNITIES
1. Consider and protect as a resource of public importance the scenic and visual qualities of the community.
2. Require that permitted development be sited and designed to safeguard existing public views to and along the ocean and bay shores of Coronado, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas.
3. Require that signs preserve the character and quality of the community's visual environment, and that they not block significant coastal views, or detract from the natural beauty of the coast.
4. Reaffirm the Environmental Design Review Commission as an agency to assist in the achievement of "...a beautiful, pleasant, principally residential community by fostering and encouraging good design, harmonious colors and materials, good proportional relationships and generous landscaping, and to protect the health, safety, comfort and general welfare of the citizens of Coronado by providing for an environmental design review process." ([5], p. 298).
5. Reaffirm the Scenic Highway Element of the City's General Plan which designates the Silver Strand and San Diego Coronado Bay Bridge portions of State Highway 75 as Scenic Highway, and the Scenic Highway Modifying Chapter of the City's Zoning Ordinance which regulates land use adjoining Scenic Highways.
6. Officially encourage and recognize private efforts to designate, rehabilitate, preserve and make viable, historic and architecturally significant structures in the community.
7. Designate and encourage the rehabilitation, preservation and viability of the community's historic and architecturally significant structures.
Ordinance 2024-02
Exhibit B
City of Coronado Page 257
17 a. Maintain and enhance the scenic beauty and architectural interest of Glorietta Bay.
b. Require preservation, proper care, and planting of the Community's trees in order to maintain coastal views and the Community's character. c. Require that development in the entire community generally be compatible in height and bulk with existing development to preserve the scale and character of the community.
d. Reaffirm the City's environmental, shoreline structures, and hazard areas policies (as found respectively in Local Coastal Program reports 103, 104 and 106) as they relate to visual resources.
I. PUBLIC WORKS (No additional policies for this subject) J. LOCATING AND PLANNING NEW DEVELOPMENT
1. Preserve and protect private ownership, use and enjoyment of property in carrying out the policies of the Coastal Act.
2. Assure that new development permitted within the City be designed to maintain public access to the coast by:
a. Providing adequate parking facilities or providing substitute means of serving the development with public transportation.
b. Reasonably mitigating adverse archaeological or paleontological impacts resulting from the development;
c. Insuring that recreational facilities should be a matter of consideration for all new development; and by
d. Encouraging non automobile circulation within the development when feasible.
3. Give coastal-dependent developments priority over other developments on the coast.
4. Permit costal-dependent facilities to expand, and to have reasonable longterm growth within their existing sites.
5. Correlate new development with local park acquisition and/or the provision of onsite recreational facilities when, and if, applicable.
6. Reaffirm the City's adopted Local Coastal Program policies as they relate to locating and planning new development.
Ordinance 2024-02
Exhibit B
City of Coronado Page 258
18 III. ADOPTED ACTION PROGRAMS
The following actions are adopted goals of the City of Coronado:
A. SHORELINE ACCESS
1. That the City develop a capital improvement priority list specifically for projects that would preserve, regulate, provide or encourage shoreline access. That this list include at least the following projects (not necessarily ranked in this order):
a. Construction of decking on piers at the City park at the end of "I" Avenue to enlarge the park's usable space;
b. Development, in cooperation with the City of San Diego and the San Diego Unified Port District, of a new bay view park on City and Port District property located at the foot of Alameda Blvd;
c. Construction of a bulkhead/stairway for preservation and enhancement of the bay access path located between "E" and "F" Avenues;
d. Construction of additional restroom facilities on City controlled beaches; e. Preservation, in cooperation with the San Diego Unified Port District, of a bicycle path on the Glorietta Boulevard boundary and a walkway on the Glorietta Bay side around the perimeter of the municipal golf course; f. Stripe on First Street, Palm Avenue and Olive Avenue the bicycle path depicted in the City's General Plan;
g. Adoption and implementation of a Glorietta Bay Master Plan. Such a master plan would address land use, and detail the eventual configuration of the public facilities, pathways and open space on City controlled property. The City adopted a Glorietta Bay Master Plan in 2003 and is incorporated into the Local Coastal Program Land Use Plan as described in Figure 13. h. Conceptual support, in cooperation with the San Diego Unified Port District and Caltrans, of a one-log-high barrier (identical to the one existing at the South Bay Marine Biology Study Area) along State Highway 75 from the existing marine study area to the Coronado Cays Company property in order to prevent vehicle access to the salt marsh. Partially Implemented.
2. That the City, in cooperation with the San Diego Unified Port District and representatives of the property owner, develop detailed development performance
Ordinance 2024-02
Exhibit B
City of Coronado Page 259
19 criteria for the R-PCD Zone in order to assure adequate public lateral, vertical and visual shoreline access at the old ferry landing site.
3. That the City request the San Diego Unified Port District to construct (as depicted in the City's General Plan and the Port District's Master Plan) a pedestrian and bicycle path around and through its Coronado property. That the City urge that this path circumscribe the Oakwood Apartment Complex, and that bayward of the Oakwood complex the path be placed on a deck supported by piers at a level slightly below the existing bluff in order to minimize any adverse environmental impacts. Pedestrian and Bicycle Path Implemented, no deck with piers.
4. That the City continue to give full support to the construction of the San Diego Bayroute Bikeway.
5. That the City, in cooperation with the City of Imperial Beach, continue the evaluation of the bus route up the Silver Strand. That expansion of this service be undertaken when feasible in order to facilitate shoreline access (e.g. additional buses during recreational peak use periods, additional scheduled bus stops, etc.).
6. That the City continue to encourage the San Diego Unified Port District to develop the Coronado tidelands in a manner that would encourage and facilitate shoreline access.
7. That the City encourage preservation of the City's visitor accommodations.
8. That the City request the Navy to provide a boat launching ramp for public use on San Diego Bay. Eliminated with 911 and adoption of Glorietta Bay Master Plan in 2003.
9. Deleted.
10. That the City facilitate shoreline access by developing a program to provide additional and to maintain adequate public parking spaces in and near the Orange Avenue Corridor and coastal recreational areas of the City. This parking implementation program shall implement the following Land Use plan goals and be developed as Local Coastal Program implementation measures (OACSP LCP Amendment):
a. The City shall develop a survey of the amount and utilization of parking currently available for public recreational use, and the current and future demand for such parking for beach and shoreline access in the near shore areas at the northern and southern ends of the Orange Avenue Corridor.
b. The City shall evaluate the impact that development in parking impacted areas of the Orange Avenue Corridor has on public access to the shoreline, specifically, in the near shore areas southeast of F Street, northeast of 2nd Street and within the Glorietta Bay Master Plan area.
Ordinance 2024-02
Exhibit B
City of Coronado Page 260
20 c. The City shall develop and implement specific measures designed to address any parking shortfalls identified in coastal recreational or tourist commercial areas. d. New development in the Orange Avenue Corridor shall be encouraged to provide more off-street parking than the minimum required, and the City may require additional parking beyond the minimum necessary to meet the parking standards within the specific plan, if necessary to address any potential adverse impacts on public access to the coast.
e. Specific measures to promote the City's leasing or assuming liability for public parking in existing private facilities during those hours for which those facilities are closed shall be developed and implemented.
f. The plan shall evaluate the feasibility of constructing a central parking facility paid for in part or in whole through development in-lieu fees.
11. Deleted
12. Where public prescriptive rights exist in association with development, the review procedures in accordance with the Attorney General's Implied Dedication and Prescriptive Rights Manual shall be utilized to further investigate the possibility of prescriptive rights of access and to protect such rights as necessary. Developments shall not be approved if they interfere with public prescriptive rights, or developments located where there is public use shall be required to provide public access as a condition of permit approval. Proposed developments shall be sited and designed in a manner which does not interfere with the area of use, or developments shall provide for an equivalent area and use on site. In either situation, prior to issuance of a permit, applicants will be required to record offers of dedication or other suitable documents.
13. That offers of dedication of easements to local or state agencies or private associations for public access along the shoreline (lateral access) shall be required in association with new development fronting on the ocean or bay except for repair and maintenance activities or replacement of structures destroyed by natural disaster. In addition, improvements to any structure or demolition and reconstruction of singlefamily residences would be exempted from lateral access easement requirements unless such improvements interfere with currently existing public views, block a public access way, or causes further encroachment of the structure seaward or toward the edge of the bluff (PRC 30212). Specifically, easements would be required:
1) Seaward of the toe of the existing bluffs, or vegetation lines where new development is proposed on existing developed lots, and 2) Seaward of proposed new seawalls or other shoreline protective devices (consistent with Administrative Regulation Section 13252, California Coastal Commission Regulation, Title 14, Calif.
Admin. Code)
Ordinance 2024-02
Exhibit B
City of Coronado Page 261
21 14. That in accordance with the City's Sign Ordinance, the City shall make provisions for signs as approved by the Environmental Design Review Commission and Traffic Safety Committee to:
a. Notify of shoreline access paths;
b. Notify of automobile routes to the beach;
c. Notify of automobile beach parking;
d. Notify of coastal recreational facilities (e.g. boat ramps, marinas, restrooms, etc.); e. Notify of the unique and sensitive nature of the City's proposed "Wildlife Preserve Modifying zone"
f. Notify of official bicycle paths.
15. That the City continue to assure that adequate public parking facilities are available in all areas of the City. Maintaining sufficient, free public parking for visitors shall be a priority in shoreline areas.
16. That the City encourage the utilization or reconfiguration of public right-of-way or public parking use.
B. RECREATION AND VISITOR SERVING FACILITIES
1. In 2003, the City adopted the Glorietta Bay Master Plan for the development of Glorietta Bay as a significant public recreational facility. The plan was adopted as part of the Local Coastal Program Land Use Plan and is described in detail in Figure 13.
2. That the City continue to support development of the proposed bay route bikeway along the Silver Strand.
3. That no new development shall be permitted on existing sandy beach areas. An exception would be allowed for new or expanded permanent lifeguard facilities, restroom facilities, or bike paths if it can be determined that adverse impacts to public beaches are negligible or when public safety or health requires it, and provided that no less environmentally damaging alternatives exist.
4. That the City improve vehicular circulation to coastal recreation and visitor-serving facilities and encourage use of alternative or mass transportation facilities as recommended in LCP-108.
5. That the City encourage the San Diego Unified Port District to develop their tidelands property in a manner that would increase public recreational use and visitor serving facilities.
6. That demolition of existing hotel/motel facilities shall not be permitted unless comparable replacement units will be provided on-site or elsewhere within designated commercial areas.
Ordinance 2024-02
Exhibit B
City of Coronado Page 262
22 7. Nonconforming Hotels and Motels
a. Existing structures and uses of nonconforming motels and hotels shall be allowed to be reconstructed and retain existing nonconformities so long as the replacement project does not expand the prior structural or use nonconformities.
b. Existing structures and uses of nonconforming motels and hotels shall not be enlarged, extended, reconstructed, structurally altered, or increased in the intensity of use such as to require additional off-street parking without a Minor Special Use Permit allowing such enlargement, extension, reconstruction, alteration, or increase in the intensity of use. Subsequent enlargements or other structural changes shall comply with the requirements of the Hotel-Motel Zone, except that such construction shall comply with the zoning requirements of the underlying zone concerning height, setback, structural coverage, landscaping, floor area ratio, facade treatment, off-street parking and design review regulations.
8. That new hotel/motel facilities may be developed as permitted uses within designated commercial use areas provided that such development also maintains the scale, height, and bulk requirements of surrounding developments.
9. That as a Local Coastal Program implementation measure, the City of Coronado shall not allow the development of any new public school buildings or buildings for private use such as clubs, lodges or assembly halls within the Public Recreation and Open Space and Commercial Recreation designated area along Glorietta Bay.
Also, any such private uses currently existing on city-owned property shall not be continued beyond the expiration of the terms of their existing leases.
10. That prior to any re-leasing of oceanfront State Park Lands for the Department of the Navy, an agreement should be considered for a joint public use program to provide public beach access to the ocean from Highway 75.
11. That the intensities and kinds of additional recreational facilities at the Silver Strand State Park shall recognize recreational deficiencies in the San Diego area and shall not exceed the environmental carrying capacity of the area.
Ordinance 2024-02
Exhibit B
City of Coronado Page 263
23 C. HOUSING -deleted
D. WATER AND MARINE RESOURCES/ENVIRONMENTALLY SENSITIVE HABITAT AREAS
1. That the City encourage the U.S. Navy, County of San Diego and the Unified Port District of the Port of San Diego to consolidate their land and water holdings in Coronado South of the residential development commonly known as the Coronado Cays and East of scenic highway 75 under the management of either the San Diego County Parks and Recreation Department or the California Department of Parks and Recreation in order to preserve the flora and fauna in the area.
2. That the City establish a Wildlife Preserve Modifying Zone in:
a. That area within the City of Coronado that is encompassed by the City of Imperial Beach, the Pacific Ocean; the Southern boundary of the Silver Strand State Beach; Highway 75; the boundary between the Coronado Cays residential development and the salt marsh established by the Coronado Cays 0 Company; the Southern shoreline of the Coronado Cays; latitude 32 37'; and
the municipal -boundary line shared by the cities of Coronado and San Diego in San Diego Bay. (See Figure 7)
b. Any other area so designated by the City Council after a noticed public hearing is held on the matter at least ten (10) days prior to such designation. The purpose and intent of the WP Modifying Zone regulations would be to protect and preserve valuable and unique environmental resources for the enjoyment and benefit of present and future generations of Californians. This zone designation should be advisory for those areas within the corporate boundaries of the City but not under the zoning jurisdiction of the City of Coronado. This zone would be mandatory for those areas under direct jurisdiction of the City of Coronado. This modifying zone would be superior to all other modifying zones.
3. That the City establish a Resource Protection Modifying Zone in:
a. Those areas within the residential development commonly known as the Coronado Cays that are denoted on the Coronado Cays Land Use Plan Map (Figure 8) as Area 16 and Area 19, unless exempted by the San Diego Regional Commission. (Area 16 being on the Southwestern portion of the property and Area 19 being the Southern portion of Grand Caribe Isle). b. Any other area so designated by the City Council after a noticed public hearing is held on the matter at least ten (10) days prior to such designation.
Ordinance 2024-02
Exhibit B
City of Coronado Page 264
26 Resource protection zones (RPZ), once established, are advisory in nature. These zones are buffer areas surrounding public beaches, parks and natural areas and fish and wildlife preserves. The purpose of these areas is to ensure that the character and intensity of private development surrounding such sensitive areas not adversely impact those areas. An RPZ is intended to be advisory to public agencies, private developers, and the general public that development within such zones should only be undertaken when the cumulative adverse environmental impacts resultant from such development are sufficiently mitigated to preserve the environmenta1 value of the zone and adjacent native habitat to the threatened or endangered species that utilize it. An RPZ is advisory to the State Coastal Conservancy that fee title or right of easement in the zone should be purchased by the State for all or portions of the zone to insure that the present environmental value of the property is maintained or that previously existing environmental conditions are reinstituted on the site.
4. That the City continue active involvement in regional efforts to study and protect the environment in the San Diego Bay area.
5. That the City continue to coordinate its environmental preservation efforts with all other concerned governmental entities.
6. That the City encourage construction of a San Diego Bay Route Bikeway that is compatible with the Wildlife Preserve that it would traverse.
7. That the City oppose construction of a second entrance to San Diego Bay through the Silver Strand until sufficient proof can be provided to the City that such a project would not result in significant adverse environmental impact.
8. That the City require that a Special Use Permit be obtained from the City for any aquaculture project proposed for within the City's municipal boundaries.
E. DIKING, DREDGING, FILLING AND SHORELINE STRUCTURES
1. That the City seek funding to study and solve the beach erosion problem South of the Hotel del Coronado jetty.
2. That the City establish an on-going program of beach sand replenishment, including but not limited to developing criteria for sand quality, a list of sand sources (agencies and locations), a list of prospective locations to deposit sand, and a continuing system of coordinating efforts with all other concerned governmental entities.
3. That the City develop for implementation of its LCP Land Use Plan more detailed criteria to implement recommended Policy number “E4”.
F. COMMERCIAL FISHING AND RECREATIONAL BOATING
1. That the City designate the area bounded by the G1orietta Bay Marina, the Ordinance 2024-02
Exhibit B
City of Coronado Page 265
27 municipal boat launching ramp, the U.S. Pierhead line and the shoreline on Figure 6 as "Developable Water Area”, developable subject to the stipulations enumerated in Policy “F6”.
2. That the City continue to coordinate its recreational boating and sport fishing related policies and actions with all other concerned governmental entities.
3. That the City alter its Municipal Code to allow a designated swimming area off of the Glorietta Bay Park.
4. That the City add to its Zoning Ordinance the parking space standard of 3 car parking spaces for every 4 boat slips (.75:1), or 3 car parking spaces for every 7 boat storage spaces for marinas and yacht clubs, or for dry boat storage yards that contain boat launching facilities.
G. HAZARD AREAS
1. That the City, at the earliest possible convenient date, revise those Coronado General Plan Elements that are in some way deficient in accordance with existing State Guidelines
2. That the City implement the recommendations within the adopted Noise, and Public Safety and Seismic Safety Elements of the Coronado General Plan at the earliest date feasible.
3. That a study shall be conducted by a registered geologist and engineer of any development project that includes proposed structures greater than 45 feet in height to determine:
a. What geologic hazards are associated with the site; and b. How these geologic hazards can be mitigated (if they can be mitigated).
This study shall be paid for by the developer, and development shall only occur if mitigation measures deemed sufficient by the City are incorporated into the project.
H. VISUAL RESOURCES AND SPECIAL COMMUNITIES
1. That the City initiate procedures to adopt a Historical Building Code to be administered by the Building Official (Director of Community Development) for designated historic or architecturally significant structures in order to encourage their preservation.
2. That the City designate Orange Avenue from Third Street to the Bay as a view corridor. Implemented.
3. That the City maintain a Sign Ordinance that will provide protection to the City's Ordinance 2024-02
Exhibit B
City of Coronado Page 266
28 visual resources.
Ordinance 2024-02
Exhibit B
City of Coronado Page 267
29 4. That the City adopt a Glorietta Bay Master Plan that will provide protection to the City's visual resources. The City adopted a Glorietta Bay Master Plan in 2003 and incorporated it into the Local Coastal Program Land Use Plan as detailed in Figure
13. 5. That the City commence negotiations with the U.S. Navy and the California Department of Parks and Recreation to obtain one or more view point turn-outs for public use for each direction of traffic on the Silver Strand portion of State Scenic Highway 75.
6. That the City encourage civic groups in the development of programs and proposals that would raise community awareness of the City's historic and architecturally significant structures. The City adopted a Historic Preservation Program in 2000.
7. That the City develop a program for preserving and protecting existing public landscaping with particular emphasis on the protection of street trees and the enhancement of public views.
8. That the City adopt a program ofshoreline improvement to insure maximum aesthetic value with particular emphasis on the removal of rip-rap.
9. That the City encourage the appropriate utility companies to relocate their aboveground poles, lines and cables from the vicinity of the Glorietta Bay View Park in order to enhance the public vista from the park.
10. The following minimum amount of landscaping shall be provided for new development:
ZONE RESIDENTIAL NON-RESIDENTIAL ALL USE TYPES
R-1A 35% 15% N/A
R-1B 35% 15% N/A
R-3 25% 15% N/A
R-4 25% 15% N/A
R-5 35% 15% N/A
R-PCD 35% 15% N/A
R-SCD 35% 15% N/A
CC N/A N/A 5%
LC N/A N/A 5%
HM 25% 5% N/A
CR N/A N/A 15%
CU 25% 15% N/A
OS N/A N/A 15%
Ordinance 2024-02
Exhibit B
City of Coronado Page 268
30 The percent of landscaping provided for development shall be calculated excluding land utilized to provide required streets, alleys, sidewalks, or navigable Ordinance 2024-02
Exhibit B
City of Coronado Page 269
31 waterways, but may be calculated including habitat preserved for native ecosystems.
Total landscaping on the site of off-street parking areas shall amount to no less than fifteen percent of the parking site area. Required parking spaces shall not be considered as a portion of the required landscaping
11. That the City shall review proposed signing (that is not specifically exempt from such review) to assure that it conforms to the standards in the City's sign ordinance.
I. PUBLIC WORKS
1. That the City lengthen the existing right-turn lane from Orange Avenue to Dana place.
2. That the City direct beach-going motorists to use Churchill Place rather than Dana Place.
3. That the City direct beach-going traffic toward public parking areas along Glorietta Bay, Avenida de Las Arenas and Avenida Lunar.
4. That the City, in cooperation with the City of Imperial Beach, continues support of the new bus route up the Silver Strand.
5. That the City strive to have implemented a pedestrian and bicycle ferry service between the Coronado Peninsula and the City of San Diego. Implemented.
6. Development of the "Bay Route" bikeway in accordance with the recommendations in the "Bay Route" Bikeway Study. A Bicycle Master Plan was adopted in March 2011.
7. Thatthe number of off-street parking spacesrequired shall be no lessthan hereinafter listed:
a. Non-specified land uses: Where the minimum number of parking spaces for a use are not specifically provided for herein, the minimum number of parking spaces for such use shall be established by the Planning Commission, and such determination shall be based upon the requirements for the most comparable uses herein described.
b. Tidelands Overlay Zone: All development within the Tidelands Overlay Zone shall provide the number of parking spaces required by this Title, or the number of spaces required by California Department of Boating and Water Ways, or the San Diego Unified Port District, or the California Coastal Ordinance 2024-02
Exhibit B
City of Coronado Page 270
32 Commission, whichever parking standard requires the greater number of parking spaces.
c. Dwellings.
1. Single family dwelling buildings or duplexes (new construction) two spaces, one of which is to be covered, per dwelling unit;
2. Single family dwelling buildings or duplexes (existing construction) two spaces, one of which is to be covered per dwelling unit;
3. For multiple dwellings, there shall be provided no less than two parking spaces for each dwelling unit. (Ord 1650)
4. Multiple dwellings, R-5 zone, one and one-half spaces per dwelling unit; (Ord 1559)
5. For residential projects with senior housing, there shall be provided one parking space for each senior dwelling unit.
6. Forresidential projects with affordable housing, there shall be provided one space per for each unit affordable to moderate, low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
7. Accessory dwelling units, no spaces required for units affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
8. Conversion of a carriage house to an accessory dwelling unit, no spaces required for units affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
9. Market rate studio and one bedroom units that are part of a housing project where at least 20 percent of the units are income restricted, one space per market rate unit.
d. Covered and enclosed spaces are not required for units deed restricted to be affordable to low, very low, and extremely low income households as defined in the City’s General Plan Housing Element.
Required spaces serving these units may be provided as open and unenclosed.
e. Limited residential special care facilities in the Residential-Special Care Development Zone. One space per two habitable units; (Ord. 1559) Ordinance 2024-02
Exhibit B
City of Coronado Page 271
33 f. Nursing homes Convalescent Homes or other than General Hospitals.
One space for each three patient beds;
g. General Hospitals. One space per patient bed; one space per three hundred square feet of gross floor area of medical or dental office space; plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty;
h. Emergency Shelters: One space per 500 feet of employee office space. i. Hotels or Motels. One space per two habitable or dwelling units; one space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; 20 percent of the parking spaces required by this Chapter for meeting halls; and 30 percent of the parking spaces required by this Chapter for all other uses on the site (e.g., restaurants, bars, nightclubs, general commercial or retail use, et cetera). (Ord 1861) j. Repealed. (Ord 1861)
k. Business Office, Service, Professional or Retail Use. One space per five hundred square feet of gross floor area, plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty, with a minimum of five spaces required for Banks and Savings and Loan Associations; (Ord. 1708)
l. Repealed. (Ords. 1708 and 1954 )
m. Repealed. (Ord. 1954)
n. Eating and Drinking Establishments, Fast-Food and Formula Fast Food
1. One space for each three seats and one space for each fifty-four inches of clear bench space, excluding dance floors and assembly areas without fixed seats which shall be calculated separately as one space for each fifty square feet of floor area; plus one parking space per two employees determined at the month, day and hour when the greatest number of employees are on duty.
2. Fast food and formula fast food restaurants shall have parking requirements calculated by the above standard, however, a minimum of ten (10) parking spaces hall be provided for these uses. The change of ownership shall not, by itself, require the provision of additional parking. a. For Fast Food Restaurants, required parking shall be provided on site, or by parking allocation credits, joint use, common facilities or facilities Ordinance 2024-02
Exhibit B
City of Coronado Page 272
34 on private property on the same block within 200 feet of the site. b. For Formula Fast Food Restaurants, Parking Allocation Credits may be applied to satisfy the parking requirement in excess of ten parking spaces. However, the initial ten spaces shall be parking spaces provided by means other than utilizing parking allocation credits, and shall be required when:
1. A new Formula Fast Food Restaurant is established;
2. An existing Formula Fast Food Restaurant is relocated; or
3. An existing Formula Fast Food Restaurant is physically expanded in a manner to increase the restaurant's seating capacity.
o. Churches, Mortuaries, Funeral Homes, Theaters, Assembly Halls, Auditoriums, Meeting Halls. One space for each five fixed seats, one space for each ninety inches of clear bench space, and one space for each fifty square feet of floor area used for assembly purposes;
p. Service Stations. There shall be a minimum of five off-street parking spaces or one off-street parking space for each pump island and two off-street parking spaces for each service bay whichever is greater; plus one parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty;
q. Repealed (Ord. 1954)
r. Massage Establishments. One parking space per employee, determined at the month, day and hour when the greatest number of employees are on duty, and one space for each one hundred square feet of gross floor area; s. Marinas, Yacht Clubs and dry boat storage yards. Three car parking spaces for every four boat slips and three car parking surfaces for every seven dry boat storage spaces for marinas, yacht clubs and for dry boat storage yards that contain boat launching facilities.
t. Schools and Classrooms. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty; plus, for high school or adult education classes, one parking space per five students, determined at the month, day and hour when the greatest number of students are enrolled. (Ord. 1544, 1571)
u. Repealed (Ord. 1954)
v. Parking Lots or Structures. One parking space per two employees, determined at the month, day and hour when the greatest number of employees are on duty. (Ord.1706)
w. Mixed Use Developments. The sum of the required parking for each use Ordinance 2024-02
Exhibit B
City of Coronado Page 273
35 included in the development.
x. Title 88 Orange Avenue Corridor Specific Plan, Chapter IV Commercial Zone section IV.
J. + Off Street Parking
J.1 Purpose:
It is the purpose of this Section to provide for regulations governing the number of parking spaces required based on the type of use in the Commercial Zone. No other Chapter shall be used to determine or exempt the number of parking spaces required through this Section.
J.2 Regulations
a. No parking is required for first floor uses on small parcels less than or equal to 7,000 square feet, except for eating and drinking establishments and in conformance with Chapter IV, Section J.2.f
b. First floor uses on large parcels greater than 7,000 square feet or having more than 65 lineal feet of street frontage are required to provide one (1) parking space per each 500 square feet of floor area, except for eating and drinking establishments.
c. Eating and drinking establishments on any floor are required to provide one (1) parking space per every 100 square feet of floor area. Formula Fast Food restaurants are required to provide a minimum of 10 parking spaces, regardless of floor area.
d. New construction of second floor non-residential uses on any size parcel are required to provide one (1) parking space per each 500 square feet of floor area.
e. Any non-residential use (except for eating and drinking establishments) that provides underground parking is allowed to park that use at one (1) space per each 600 square feet.
f. Irrespective of any other requirements of this section, existing parking spaces must be maintained to a requirement of at least one space per each 500 square feet of existing building floor area. "Existing" refers to parking spaces and floor area present at the time this Section takes effect. g. An existing eating and drinking establishment may be replaced with a new eating and drinking establishment in the same existing building and no new Ordinance 2024-02
Exhibit B
City of Coronado Page 274
36 parking shall be required; existing on site parking must be maintained. h. An eating and drinking establishment with outdoor dining may be established or expanded in the commercial area and have a total of eighteen seats without provided required parking. (This exemption does not apply to Formula Fast food restaurants)
i. Tandem parking is permitted for business valet and employee parking only and may not be stacked deeper than two cars.
y. Decal Parking Permit Program. The City of Coronado adopted a Decal Parking Permit Ordinance and District that is part of the Local Land Use Plan to safeguard the residential character of neighborhoods within Coronado. The ordinance was established in 1991 and the boundary of the district was amended by Resolution 7425 in 1996; Resolution 7769 in 2001; and Resolution 8094 in 2005. See Figure 9 for graphic illustration of the boundaries of the district.
All permit parking zones are subject to the following regulations:
Y.1 Purpose
It is the purpose of this chapter to set forth procedures and regulations for establishing permit parking zones to protect residential areas of the City. (Ord. 1765) Y.2 Definition
“Residential parking” includes parking for:
A. Residents at their residence;
B. Guests of residents; and
C. Public and commercial services and deliveries being made to a residence.
Y.3 Designation of Zones
A. By a resolution adopted following a noticed public hearing, the City Council may designate permit parking zones when the City Council finds facts that support each of the following conclusions:
1. The proposed zone is designated for residential uses only;
2. The proposed zone is being used as an on-street parking site for commercial or commuter purposes;
3. The commercial or commuter parking within the proposed zone adversely impacts the residential character and quality of life in the proposed zone;
4. The institution of a permit parking zone will not adversely impact any shoreline access or recreation sites, including, but not limited to, existing shoreline access points along First Street, Coronado City Beach and Glorietta Bay;
5. The establishment or enlargement of any permit parking zone shall not be Ordinance 2024-02
Exhibit B
City of Coronado Page 275
37 final until being reviewed and approved by the Coastal Commission as a local coastal program amendment;
B. The resolution shall designate the geographic boundaries of the zone; and C. The zone regulation shall be effective following the adoption of the resolution, the placement of signs and a 30-day period for persons to obtain required permits.
Y.4 Parking Regulation in Designated Zones Within a designated permit parking zone, it shall be unlawful for any person to park a vehicle on a public street, or alley between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, and Saturday 8:00 a.m. to 11:00 a.m. holidays excepted, unless a valid parking permit is properly displayed on such vehicle.
Y.5 General Prohibitions
A. It shall be unlawful for any permittee to loan, assign, sell or otherwise transfer a permit for use by a vehicle whose parking is within the zone and is unrelated to the permittee’s residence.
B. It shall be unlawful for any person to make false representations in obtaining a permit.
C. It shall be unlawful for any person to use a permit without the express authority of the permittee.
D. It shall be unlawful for any person to counterfeit or otherwise alter any permit.
Y.6 Permit Issuance: The Department of Police Services shall issue parking permits as follows:
A. Annual Permit Formula For Maximum Allowance: The number of vehicles customarily parked at the residence by persons who reside at the residence within the zone.
B. Temporary Permits: A maximum of three permits (temporary) for each residence in the zone for use only by public, commercial, or private guests temporarily at the residence.
C. As a condition to the issuance of a permit, the Department of Police Services shall collect a fee from the permittee in an amount established in accordance with this code.
Y.7 Displaying permits.
Ordinance 2024-02
Exhibit B
City of Coronado Page 276
38 A. An annual permit shall be issued in the form of a decal which shall be affixed to the left rear bumper of the registered vehicle. If the vehicle is not equipped with a bumper, the decal shall be visibly attached to the left rear portion of the vehicle.
B. A temporary permit shall be issued in the form of a card which shall be issued in the form of a card which shall be placed on the dashboard of the authorized vehicle, on the driver’s side, clearly visible from the outside.
J. LOCATING AND PLANNING NEW DEVELOPMENT
That the Residential-Planning Community Development designation for the former Ferry Landing site shall include an open space/parkland public area within the Orange Avenue right-of-way extension area. This area shall be at a minimum 105’ in width extending northward from 1st Street to the Port Tidelands jurisdictional area.
IV. DESCRIPTIVE TEXT FOR LAND USE PLAN MAPS
a. Overview
Three maps are within this document. Together these maps and the Figures contained in this report comprise the City’s LCP Land Use Plan maps.
The “City of Coronado” map depicts the City’s existing General Plan (as amended through the years). The map also reflects the Orange Avenue Corridor Specific Plan (as amended through the years) that was first adopted in 2004. A more detailed map is also included of the Orange Avenue Corridor Specific Plan. The “Development Plan for Coronado Cays” map performs a similar function for the Coronado Cays development that the above “City” map performs for the “Village” and “Coronado Shores” portions of Coronado. The “Cays” map represents the Coronado Cays Specific Plan designations, previously referred to as the Coronado Cays Special Use Permit.
b. Proposed Changes to the Coronado Cays Special Use Permit - See Figure 8 The Coronado Cays Company has been prevented by the U.S. Army Corps of Engineers for environmental reasons from dredging open the Ordinance 2024-02
Exhibit B
City of Coronado Page 277
39 canal numbered “8” approved in the Cays Special use Permit (SUP).
The Cays Company has expressed a desire to develop areas “5”, “6”, “7”, and “8” as a “Village with attached and detached homes and townhouses area. If such a revision of the SUP is permitted by the City, provision within this “Village” development of sufficient park area to replace the open space lost to the Cays residents by the elimination of the approved canal will be considered.
Moreover, the proposed wetlands project discussed in Section IIC of this report (if established by the Coronado Cay Company) will be depicted in the Cays Land Use Map on site number “7”, as will the fact that under State law residential uses are not permitted on Crown Isle and Grand Caribe Isle (since these areas are owned by the San Diego Unified Port District, and residential uses are prohibited on Port District property).
V. LAND USE PLAN MAPS
a. City of Coronado “Village” map
b. Orange Avenue Corridor Specific Plan map
c. Coronado Cays Specific Plan map as adopted in November 2001 when the Coronado Cays Special Use Permit was replaced with the adoption of a Coronado Cays Specific Plan. The zoning map designations and densities remained the same and simply reflected a more current mapping of the Coronado Cays Development area.
Ordinance 2024-02
Exhibit B
City of Coronado Page 278
Figurre 10
Ordinance 2024-02
Exhibit B
City of Coronado Page 279
41 Figure 11
Ordinance 2024-02
Exhibit B
City of Coronado Page 280
Figure 12
Ordinance 2024-02
Exhibit B
City of Coronado Page 281
43 VI. IMPLEMENTATION
The activities which will be required to implement this Land Use Plan, fall into three categories:
1. Affirmative Action: This category includes recommendations which will require specific rezonings, specific physical improvements, the generation of funds, or the redefinition of zoning ordinances, etc.
2. Responsive Action: This category includes the kind of things which must be done to defend or protect the community against actions proposed by others which appear to be inconsistent with the Land Use Plan and its objectives. (e.g., a development inconsistent with zoning recommendations; buildings inconsistent with plan recommendations; traffic pattern changes; etc.). This should not be characterized as "negativism", but rather the positive response of people concerned with their environment.
3. Interpretive Action: It is contemplated that questions will arise with respect to the manner in which the Land Use Plan should be construed. These questions might be raised by City staff, the Coastal Commission, other governmental agencies, by developers and property owners, and by members of the citizenry at large.
As suggested in this report's "Flow Chart of the LCP Process (Figure 2) all threeof the above types of actions will be addressed through the City's present Environmental Design Review Commission, Planning Commission and City Council review processes.
The City's proposed "Affirmative Actions" and the "Responsive Actions" for presently anticipated projects are outlined in detail by topic in the "Adopted Action Program" chapter of this document. Coronado will soon apply for a California Coasta1 Commission Implementation Grant to cover the cost of implementing the city's LCP "Action Program". This Implementation Grant request will include a detailed LCP implementation time line and further details on the City's LCP implementation program.
Coronado's "Responsive Action" to anticipated projects and issues, and its "Interpretive Actions" will be formulated utilizing the City's adopted LCP policies as outlined in Chapter III of this document.
Ordinance 2024-02
Exhibit B
City of Coronado Page 282
44 Future public hearings or changing circumstances may necessitate modification of the City's LCP. Such LCP changes will be governed by State law, in particular, the requirements of the California Coastal Act of 1976.
Ordinance 2024-02
Exhibit B
City of Coronado Page 283
45 EXHIBIT C
Ordinance 2024-02
Exhibit C
City of Coronado Page 284
THIS PAGE INTENTIONALLY LEFT BLANK
City of Coronado Page 285
1 ORDINANCE NO. 2024-03
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CORONADO,
CALIFORNIA AMENDING PORTIONS OF THE CORONADO MUNICIPAL
CODE AND THE CITY’S LOCAL COASTAL PROGRAM RELATED TO THE
SIXTH CYCLE HOUSING ELEMENT UPDATE
WHEREAS, State Housing Element law (Government Code Section 65580 et seq.) requires that the City Council adopt a Housing Element for the eight-year period 2021-2029 to accommodate the City of Coronado regional housing need allocation (RHNA) of 912 housing units, comprised of 481 lower-income units, 159 moderate-income units, and 272 above moderate-income units; and
WHEREAS, pursuant to Assembly Bill 1398 (AB 1398), because the City of Coronado had not adopted a compliant housing element within one year of the statutory deadline, rezones to accommodate the RHNA are required in order to be found compliant, which is required by Government Code Sections 65583(c)(1)(A), and 65583.2(c); and WHEREAS, the City Council of the City of Coronado seeks to comply with AB 1298 and Government Code Sections 65583(c)(1)(A), and 65583.2(c) through the updating of existing City regulations necessary to achieve the RHNA outlined in the City’s 6th Cycle Housing Element Update; and
WHEREAS, updating the City’s zoning ordinance would further many of the programs identified in the 6th Cycle Housing Element Update; and WHEREAS, a public hearing was held by the Planning Commission on March 26, 2024.
Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing; and
WHEREAS, at the hearing, the Planning Commission recommended the City Council review and deny this Ordinance; and
WHEREAS, a public hearing was held by the City Council on April 16, 2024. Evidence, both written and oral, was presented to, and considered by, the City Council at this public hearing.
NOW, THEREFORE, the City Council of the City of Coronado hereby ordains as follows:
Section 1. All of the above statements are true and incorporated herein.
Section 2. An Environmental Assessment was prepared pursuant to Government Code Section 65759.
Section 3. Chapter 86.14 of the Coronado Municipal Code is hereby amended to read as follows:
SEE EXHIBIT “A”
Section 4. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Chapter, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity Attachment 2b.
Ordinance 2024-03
City of Coronado Page 286
2 or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Chapter, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.
EFFECTIVE DATE: This Ordinance shall be effective thirty (30) days after its adoption.
Within fifteen (15) days after its adoption, the City Clerk of the City of Coronado shall cause this Ordinance to be published pursuant to the provisions of Government Code Section 36933.
INTRODUCED AND FIRST READ at a regular meeting of the City Council of the City of Coronado, California, on the 9th day of April 2024; and THEREAFTER ADOPTED at a regular meeting of the City Council of the City of Coronado, California, on the 7th day of May, 2024, by the following vote:
AYES:
NAYS:
ABSTAIN:
ABSENT:
____________________________
RICHARD BAILEY, Mayor
APPROVED AS TO FORM: ATTEST:
_______________________________ ____________________________ JOHANNA N. CANLAS, City Attorney KELSEA HOLIAN, City Clerk *****
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO: ss.
CITY OF CORONADO )
I, KELSEA HOLIAN, City Clerk of the City of Coronado, hereby certify that the foregoing ORDINANCE NO. 2024-03 passed at the regular meeting of the City Council of the City of Coronado held on the 7th day of May, 2024, after having been read at the regular meeting of said City Council held on the 9th day of April, 2024.
_______________________________
KELSEA HOLIAN, City Clerk of the
City of Coronado, California
ORDINANCE NO. 2024-03
Attachment 2b.
Ordinance 2024-03
City of Coronado Page 287
3 EXHIBIT A
Chapter 86.14
R-3 – MULTIPLE-FAMILY RESIDENTIAL ZONE
Sections:
86.14.010 Purpose.
86.14.020 Permitted and accessory uses.
86.14.025 Density.
86.14.027 Lot area minimum.
86.14.030 Height regulations.
86.14.035 Floor area ratio.
86.14.040 Front yard required.
86.14.050 Rear yard required.
86.14.060 Side yards required.
86.14.070 Interior or corner lots.
86.14.080 Reversed corner lots.
86.14.085 Dormers.
86.14.090 Roof decks and balconies above 14 feet.
86.14.100 Off-street parking required.
86.14.110 Maximum structural coverage allowed.
86.14.120 Design review required.
86.14.130 Development landscaping required.
86.14.140 Facade treatment.
86.14.150 Courtesy notice.
86.14.160 Lot and building certification required.
86.14.170 Undergrounding of utilities.
86.14.180 Mechanical equipment.
86.14.010 Purpose.
A. This chapter provides regulations governing property designated on the City’s official zoning map as R-3.
B. The R-3 Zone provides an area for the development of multiple-family dwellings. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.020 Permitted and accessory uses.
The following uses shall be allowed in the R-3 Zone:
A. Multiple-family dwelling structures on a minimum 3,500-square-foot lot or building site; B. Single-family dwelling buildings (to include manufactured housing) and duplexes of a permanent character located on a minimum 3,500-square-foot lot or building site; C. The following accessory uses are allowed in conjunction with the uses specified in subsection A of this section:
1. Incidental home occupations subject to the provisions of Chapter 20.08 CMC;
2. Accessory buildings subject to the provisions of Chapter 86.56 CMC; D. Small and large residential care facility, supportive housing, and transitional housing. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.025 Density.
Density shall not exceed one dwelling unit for each 1,556 square feet of lot area. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-03
Exhibit A
City of Coronado Page 288
4 86.14.027 Lot area minimum.
Each lot shall have no less than 3,500 square feet. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.030 Height regulations.
A. Multiple-Family Dwellings or Nonresidential Main Buildings. Multiple-family dwellings or nonresidential main buildings shall not contain more than two stories and shall comply with the following height restrictions:
Multiple-Family Main Building Maximum Height Limit
< 4:12 Roof Pitch ≥ 4:12 Roof Pitch
30 feet. 30 feet.
15% of the roof plan area may extend to 33 feet.
For all roofs, 30% of the building’s roof plan area shall be limited to 26 feet.
B. Single-Family or Duplex Main Buildings. Single-family or duplex main buildings shall not contain more than two stories and shall comply with the following height restrictions:
Single-Family or Duplex Main Building Maximum Height Limit < 4:12 Roof Pitch 4:12 – < 6:12 Roof Pitch ≥ 6:12 Roof Pitch 23 feet. 27.5 feet. 27.5 feet.
Parapet walls, guardrails, mechanical
equipment or similar features may extend to
25 feet.
15% of the roof plan area may extend to 30
feet.
C. Accessory Buildings. Accessory buildings shall not contain more than one story and shall comply with the following height restrictions:
Accessory Building Maximum Height Limit
< 3:12 Roof Pitch 3:12 – < 6:12 Roof Pitch ≥ 6:12 Roof Pitch 11 feet. 14 feet, 4 inches. 14 feet, 4 inches.
Parapet walls may extend to 14 feet. 15% of the roof plan area may extend to 15 feet, 7 inches.
(Ord. 2062 § 2 (Exh. A), 2016)
86.14.035 Floor area ratio.
A. All multiple-family dwelling or nonresidential development shall not exceed a floor area ratio of 0.90.
B. Single-Family or Duplex Development.
1. With Design Review Commission approval shall not exceed a floor area ratio of 0.70;
2. Without Design Review Commission approval shall not exceed a floor area ratio as permitted by the R-1B Zone standard CMC 86.10.035. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.040 Front yard required.
There shall be a front yard of not less than 25 percent of the depth of the lot; provided, however, such front yard need not exceed 25 feet.
The following are exceptions to this requirement:
Ordinance 2024-03
Exhibit A
City of Coronado Page 289
5 A. Lots having a depth of 60 feet or less shall have a front yard of no less than 15 percent of the depth of the lot.
B. Lots with a “front lot line” solely along an alley shall provide a first-story front yard of no less than five feet and a second-story front yard of no less than 10 feet. No portion of a structure within 10 feet of the alley front lot line shall exceed the height limit for accessory buildings.
C. Where the average front yard setback of a block face is less than 25 feet, the required setback may be computed based on said average in accordance with CMC 86.56.630. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.050 Rear yard required.
There shall be a rear yard of not less than 10 percent of the depth of the lot; provided, however, such rear yard need not exceed 10 feet. There shall be a minimum setback of five feet from any rear property line for accessory buildings and for covered parking which 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. 2062 § 2 (Exh. A), 2016)
86.14.060 Side yards required.
The minimum side yards shall be required as set forth in CMC 86.14.070 and 86.14.080. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.070 Interior or corner lots.
A. There shall be a side yard of not less than 10 percent of the width of the lot; provided, however, that such side yard shall not be less than three feet and need not exceed five feet in width.
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 20 percent of the width of the lot; provided, however, that such side yard shall not be less than six feet and need not exceed 10 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. 2062 § 2 (Exh. A), 2016)
86.14.080 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 50 percent of the front yards required by this title on the first five 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 rear yard shall be not less than 10 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 five feet. The front yard shall be as provided in CMC 86.14.040.
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 yard as provided under CMC 86.14.070 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 the reduction.
C. Reversed corner lots having both side lot lines on a street and alley shall maintain a setback on the side street lot line of not less than 10 percent of the width of the lot and no less than 25 feet. The remaining side yard shall be no less than 10 percent of the width of the lot; provided, however, that such side yard need not exceed five feet. The front yard shall be no less than 10 percent of the depth of the lot but need not exceed five feet. CMC 86.56.630, Exception – Average front yard setback rule, may be applied to the setback on the side street lot line. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.085 Dormers.
Dormers shall be in accordance with CMC 86.56.130. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.090 Roof decks and balconies above 14 feet.
Roof decks and balconies above 14 feet shall be in accordance with CMC 86.56.140. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-03
Exhibit A
City of Coronado Page 290
6 86.14.100 Off-street parking required.
Off-street parking shall be provided in conformance with Chapter 86.58 CMC. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.110 Maximum structural coverage allowed.
A. The total structural coverage of multiple-family dwelling or nonresidential development shall not exceed 60 percent of gross lot area.
B. The total structural coverage of single-family dwelling building or duplex development shall not exceed 50 percent of gross lot area.
The following are exceptions to this requirement:
1. The total structural coverage of single-family or duplex development may be increased to 60 percent of the gross lot area so long as all main buildings are limited to one story with a maximum height of 14 feet to the top of a flat roof with a pitch less than 3:12 and 20 feet to the ridge of a sloped roof with a pitch of 3:12 or greater. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.120 Design review required.
Design review is required in conformance with this code. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.130 Development landscaping required.
A. A minimum of 25 percent of the total site area of new residential developments and 15 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.
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 right-of-way adjacent to said property, if space is available. All shade trees shall have a minimum two-inch diameter trunk (measured four feet, six inches above the root crown) and palm trees shall have a minimum six-foot brown trunk. The tree species and planting shall be at the direction of the City of Coronado in accordance with City specifications and the City’s approved street tree list. Irrigation of said tree shall be the responsibility of the adjoining property owner. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.140 Facade treatment.
A. 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 offsets and similar design features.
B. In no case shall a main building’s front or side facade plane have less than one facade plane offset, or have a continuous facade plane greater than 55 percent of the building’s length (for side facades) or width (for the front facade).
C. Required facade plane offsets shall be no less in depth than 20 percent of the required side yard setback for the lot. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.150 Courtesy notice.
Courtesy notice shall be in accordance with CMC 86.56.632. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.160 Lot and building certification required.
Property corners, lot dimensions, gross lot area, grade, building height, front, side and rear yard setback certification shall be in accordance with CMC 86.56.635. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.170 Undergrounding of utilities.
Undergrounding of utilities shall be in accordance with CMC 86.56.840. (Ord. 2062 § 2 (Exh. A), 2016)
86.14.180 Mechanical equipment.
Mechanical equipment shall be in accordance with CMC 86.56.120. (Ord. 2062 § 2 (Exh. A), 2016) Ordinance 2024-03
Exhibit A
City of Coronado Page 291
The City of Coronado Housing Element
(2021-2029)
DRAFT - Revised January 12, 2024
Attachment 3
City of Coronado Page 292
The City of Coronado Housing Element
(2021-2029)
DRAFT - Revised January 12, 2024
Attachment 3
City of Coronado Page 293
City of Coronado
2021-2029 Housing Element
i
Table of Contents
SECTION 1: INTRODUCTION………………………………………………………………………………………………………………………………….1-1 A. Role of the Housing Element........................................................................................................................ 1-1 B. State Policy and Authorization ..................................................................................................................... 1-1
1. Background ............................................................................................................................................... 1-1
2. State Requirements .................................................................................................................................. 1-1
3. Regional Housing Needs Assessment (RHNA) ........................................................................................... 1-3
4. Relationship to Other General Plan Elements .......................................................................................... 1-3
5. Public Participation ................................................................................................................................... 1-4
6. Data Sources............................................................................................................................................. 1-4
7. Housing Element Organization ................................................................................................................. 1-5 SECTION 2: COMMUNITY PROFILE……………………………………………………………………………………………………………………….2-1 A. Population Characteristics............................................................................................................................ 2-1 Population Growth................................................................................................................................... 2-1 Age Characteristics................................................................................................................................... 2-3 Race/Ethnicity Characteristics.................................................................................................................. 2-5 B. Economic Characteristics.............................................................................................................................. 2-8 Employment and Wage Scale................................................................................................................... 2-8 C. Household Characteristics.......................................................................................................................... 2-12 Household Type and Size ....................................................................................................................... 2-12 Household Income ................................................................................................................................. 2-15 D. Housing Problems....................................................................................................................................... 2-17 Overcrowding......................................................................................................................................... 2-18 Overpayment (Cost Burden) In Relation to Income............................................................................... 2-20 E. Special Needs Groups................................................................................................................................. 2-21 Seniors.................................................................................................................................................... 2-22 Persons with Physical and Developmental Disabilities.......................................................................... 2-23 Large Households................................................................................................................................... 2-26 Single-Parent Households...................................................................................................................... 2-26 Farmworkers.......................................................................................................................................... 2-27 Military Households............................................................................................................................... 2-27 Extremely Low-income Households and Poverty Status........................................................................ 2-28 Persons Experiencing Homelessness ..................................................................................................... 2-30 Students................................................................................................................................................. 2-31
10. Resources…………………………………………………………………………………………………………………………………………...2-32 F. Housing Stock Characteristics..................................................................................................................... 2-33 Housing Growth ..................................................................................................................................... 2-33 Housing Type.......................................................................................................................................... 2-34 Housing Availability and Tenure............................................................................................................. 2-35 Housing Age and Condition.................................................................................................................... 2-37 G. Housing Costs and Affordability ................................................................................................................. 2-38 Home Ownership Market....................................................................................................................... 2-38 Attachment 3
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Rental Market ........................................................................................................................................ 2-39 SECTION 3: HOUSING CONSTRAINTS…………………………………………………………………………………………………………………….3-1 A. Nongovernmental Constraints ..................................................................................................................... 3-1 Land Costs and Construction Costs.......................................................................................................... 3-1 Availability of Financing ........................................................................................................................... 3-2 Economic Constraints............................................................................................................................... 3-3 Timing and Density................................................................................................................................... 3-4
5. Local Efforts to Address Non-Governmental Constraints..…………………………………………………………….…..…3-4 B. Governmental Constraints………………………………………………………………………………………………………………………3-5 Land Use Controls .................................................................................................................................... 3-5
2. Overlay Zones………………………………………………………………………………………………………………………………………3-5
3. Local Coastal Program………………………………………………………………………………………………………………………….3-5
4. Development in the Coastal Zone..………………………………………………………………………………………………………3-6
5. Residential Development Standards…………………………………………………………………………………………………….3-6
6. Setbacks……………………………………………………………………………………………………………………………………………….3-9
7. Structural Coverage……………………………………………………………………………………………………………………………..3-9
8. Maximum Building Height………………………………………………………………………………………………………………….…3-9
9. Parking Standards………………………………………………………………………………………………………………………….……3-10
10. On and Off-Site Improvements.……………………………………………………………………………………………………….…3-12
11. Provisions for a Variety of Housing Types…………………………………………………………………………………….…….3-13
12. Single-Family Dwelling……………………………………………………………………………………………………………………….3-14
13. Accessory Dwelling Units (ADUs) and Carriage Houses………………………………………………………………………3-14
14. Single Room Occupancy…………………………………………………………………………………………………………………….3-14
15. Duplexes……………………………………………………………………………………………………………………………………………3-14
16. Multi-Family Dwelling………………………………………………………………………………………………………………………..3-14
17. Manufactured Housing………………………………………………………………………………………………………………………3-14
18. Residential Care Facilities…………………………………………………………………………………………………………………..3-15
19. Emergency Shelters……………………………………………………………………………………………………………………………3-15
20. Low Barrier Navigation Centers………………………………………………………………………………………………………….3-16
21. Transitional Housing……………………………………………………………………………………………………………………………3-16
22. Supportive Housing……………………………………………………………………………………………………………………….……3-16
23. Farmworker and Employee Housing…………………………………………………………………………………………………..3-17
24. State Density Bonus Law……………………………………………………………………………………………………………………3-18
25. Concessions and Incentives……………………………………………………………………………………………………….……….3-21
26. Growth Management Measures………………………………………………………………………………………………………..3-22
27. Inclusionary Housing Policy………………………………………………………………………………………………………………..3-22
28. Specific Plans…………………………………………………………………………………………………………………………………..…3-23
29. Housing for Persons with Disabilities and Other Special Needs……………………………………………………….…3-23
30. Reasonable Accommodation………………………………………………………………………………………………………….….3-24
31. Development Application Fees……………………………………………………………………………………………………….….3-24
32. Affordable Housing Assistance/In-Lieu Fee………………………………………………………………………………………..3-28
33. On-/Off-Site Improvements……………………………………………………………………………………………………………….3-29
34. Building Codes and Enforcement……………………………………………………………………………………………………….3-29
35. Local Processing and Permit Procedures……………………………………………………………………………………………3-29
36. Single Family Dwellings……………………………………………………………………………………………………………………..3-30 Attachment 3
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37. Multi-Family Dwellings…………………………………………………………………………………………………………………….…3-31
38. Design Review Process…………………………………………………………………………………………………………………….…3-31
39. Senate Bills 35 and 423………………………………………………………………………………………………………………...……3-33
40. Military Land………………………………………………………………………………………………………………………………………3-33
41. State and Federal Constraints…………………………………………………………………………………………………………….3-34 C. Infrastructure Constraints……………………………………………………………………………………………………………………..3-36 Electricity and Natural Gas..................................................................................................................... 3-36 Water Supply and Wastewater Capacity ............................................................................................... 3-36
3. Operations and Maintenance…………………………………………………………………………………………………………....3-37 Stormwater Management...................................................................................................................... 3-37 Fire and Emergency Services.................................................................................................................. 3-38
6. Fire Division……………………………………………………………………………………………………………………………………….3-38
7. Emergency Medical Services………………………………………………………………………………………………………………3-38
8. Beach Lifeguards………………………………………………………………………………………………………………………………..3-39
9. Disaster Preparedness ……………………………………………………………………………………………………………………….3-39
10. Police Services……………………………………………………………………………………………………………………………………3-39 D. Environmental Constraints........................................................................................................................ 3-40 General Environmental Setting .............................................................................................................. 3-40 Geologic and Seismic Hazards................................................................................................................ 3-40
3. Flooding……………………………………………………………………………………………………………………………………………..3-42
4. Fire Hazards……………………………………………………………………………………………………………………………………….3-42
5. Biological Resources…………………………………………………………………………………………………………………………..3-43
6. Air Quality………………………………………………………………………………………………………………………………………….3-43
7. Cultural Resources……………………………………………………………………………………………………………………………..3-43
8. Tribal Cultural Resources……………………………………………………………………………………………………………………3-44
9. Climate Change………………………………………………………………………………………………………………………………….3-44 E. Reductions to Constraints……………………………………………………………………………………………………………………..3-45 SECTION 4: HOUSING RESOURCES……………………………………………………………………………………………………………………….4-1 A. Regional Housing Needs Allocation.............................................................................................................. 4-1 Residential Sites Inventory....................................................................................................................... 4-1 Above Moderate- and Moderate-Income Sites ....................................................................................... 4-1 Sites Suitable for Lower Income Housing................................................................................................. 4-2 Accessory Dwelling Units ......................................................................................................................... 4-3
5. Carriage Houses……………………………………………………………………………………………………………………………………4-4 Summary of Sites Selection...................................................................................................................... 4-5 B. Financial Resources ...................................................................................................................................... 4-6 Section 8 Housing Choice Voucher .......................................................................................................... 4-6 Housing Assistance Reserve (Fund).......................................................................................................... 4-6 C. Infrastructure and Facilities.......................................................................................................................... 4-7 D. Energy Usage and Conservation................................................................................................................... 4-7 Title 24 and Coronado Climate Action Plan ............................................................................................. 4-7 SECTION 5: REVIEW OF PAST PERFORMANCE……………………………………………………………………………………………………...5-1 SECTION 6: AT RISK AFFORDABLE HOUSING…………..……………………………………………………………………………………………6-1 Attachment 3
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A. Preservation and Replacement Options……………………………………………………………………………………………….….6-1
1. Transfer of Ownership………………………………………………………………………………………………………………………....6-2
2. Rental Subsidies…………………………………………………………………………………………………………………………………...6-2
3. Purchase and Affordability Covenants.……………………………………………………………………………………………….…6-2
4. Construction of Replacement Units……………………………………………………………………………………………………...6-2
5. Funding Sources to Preserve Affordable Housing………………………………………………………………………………….6-2
6. Qualified Entities to Acquire and Manage Affordable Housing……………………………………………………………..6-3 SECTION 7: ADEQUATE SITES INVENTORY ANALYSIS AND METHODOLOGY………………………………………………………..7-1 A. Summary of Sites Capacity……………………………………………………………………………………………………………………...7-2 B. Capacity Determination…………………………………………………………………………………………………………………………..7-3 C. Identification of Developable Sites………………………………………………………………………………………………………….7-4
1. Legal Requirements and State Housing Policies…………………………………………………………………………………..7-4
2. Data Sources………………………………………………………………………………………………………………………………………..7-4
3. Housing Units Approved/Entitled/Under Construction………………………………………………………………………..7-4
4. Accessory Dwelling Units…………………………………………………………………………………………………………………...7-7
5. Carriage House conversion…………………………………………………………………………………………………………………7-9
6. Sites Profiles………………………………………………………………………………………………………………………………………7-10
7. Sites Located in Specific Plan Areas……………………………………………………………………………………………………7-21
8. Infrastructure Availability – Site Access to Water, Sewer, and Dru Utilities…………………………………….….7-22
9. Map of Sites…………………………………………………………………………………………………………………………………….…7-24
10. Suitability of Sites for Moderate-Income Housing……………………………………………………………………………...7-24
11. Environmental Constraints………………………………………………………………………………………………………………...7-25 D. Sites to Accommodate Low-and Very Low-Income RHNA……………………………………………………………………..7-30
1. Sites Used in previous Planning Periods’ Housing Elements……………………………………………………………….7-30
2. Zoning Appropriate to Accommodate Low- and Very low-Income RHNA……………………………………….…..7-31
3. Size of Sites…………………………………………………………………………………………………….………………………………….7-32 E. Housing Capacity Analysis/Past Housing Production……………………………………………………………………………..7-34
1. 5th Cycle Housing Production and Density…………………………………………………………………………………………….7-34
2. Housing Potential Assumptions and Realistic Capacity…….……………………………………………………………………7-35
3. Housing Potential Methodology – Mixed-Uses……………………..………………………………………………………………7-36 F. Vacant Sites (Including Suitability for Lower-Income Housing)………………………………………………………………7-38 G. Non-Vacant Sites (Including Suitability for Lower-Income Housing)………………………………………………………7-39 H. Senate Bill 1333 Requirements – “No Net Loss”…………………………………………………………………………………….7-41 I. Assembly Bill 1486 City-Owned Land…………………………………………………………………………………………………….7-43 J. Summary………………………………………………………………………………………………………………………………………………7-44 SECTION 8: HOUSING PLAN………………………………………………………………………………………………………………………………….8-1 A. Goals, Policies, and Programs....................................................................................................................... 8-2 B. Summary of Quantified Objectives ............................................................................................................ 8-43
APPENDICES
Appendix A: Community Engagement………………………………………………………….……..…..………..……………………….………..A-1 Appendix B: Affirmative Furthering Fair Housing (AFFH)……………………………………………………………………….………….....B-1 Appendix C: Glossary of Terms………..………………………………………………………………………………….……………………….……….C-1 Attachment 3
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Section 1: Introduction
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Section 1: Introduction Page 1-1
Section 1: Introduction
A. Role of the Housing Element
The Housing Element is one of the seven state-mandated Elements included in the City of Coronado’s General Plan.
The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs; it contains a detailed outline and implementation plan of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Each eight-year planning cycle, the San Diego Association of Governments (SANDAG) allocates the City a number of housing units called the Regional Housing Needs Allocation (RHNA). The RHNA quantifies current and future housing growth within a City.
Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate the RHNA goals. Simply put, the Housing Element identifies ways in which the housing needs of current and future residents can be met in the City over the eight-year Housing Element cycle.
B. State Policy and Authorization
1. Background
As a mandated Element of the Coronado General Plan, the Housing Element must meet all requirements of existing state law. Goals, programs and policies, and quantified objectives within the Housing Element are consistent with state law and are implemented within a designated timeline to ensure the City accomplishes the identified actions as well as maintains compliance with state law. The California Department of Housing and Community Development (HCD) reviews each Housing Element for substantial compliance with state law, HCD’s review and certification are required before a local government can adopt its housing element as part of its overall General Plan. However, the City can adopt the Housing Element with the contingency that HCD will certify it.
2. State Requirements
California State Housing Element Law (California Government Code Article 10.6 and Section 65588) establishes the requirements for the Housing Element. Each local government in the state must adopt a Housing Element and update it no less than once every eight years.
The California Legislature identifies overall housing goals for the state to ensure every resident has access to housing and a suitable living environment; section 65588 of the California Government Code states the following Housing Element goals:
• The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order. • The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians at all economic levels.
• The provisions of housing affordable to low- and moderate-income households require the cooperation of all levels of the government.
• Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.
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Table 1-1 summarizes State Housing Element requirements and identifies the location in this document where these requirements are addressed.
Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of employment trends. Section 65583.a Section 2 Projection and quantification of existing and projected housing needs for all income groups. Section 65583.a Section 7
Analysis and documentation of the City’s housing characteristics, including cost of housing compared to ability to pay,
overcrowding, and housing condition.
Section 65583.a Section 2
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential. Section 65583.a Section 7 Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.
Section 65583.a Section 3
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or
development of housing for all income levels.
Section 65583.a Section 3
Analysis concerning the needs of the homeless. Section 65583.a Section 2 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female-headed households. Section 65583.a Section 2 Analysis of opportunities for energy conservation
with respect to residential development. Section 65583.a Section 4 Identification of Publicly Assisted Housing
Developments. Section 65583.a Section 6
Identification of Units at Risk of Conversion to
Market Rate Housing. Section 65583.a Section 6
Identification of the City’s goal relative to the
maintenance, improvement, and development of housing. Section 65583.a Section 8 Analysis of quantified objectives and policies
relative to the maintenance, improvement, and
development of housing.
Section 65583.b Section 8
Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.
Section 65583.c(1) Section 7
Identification of strategies to assist in the development of adequate housing to meet the
needs of low and moderate-income households.
Section 65583.c(2) Sections 7, 8, and
Appendix B
Description of the Public Participation Program in the formulation of Housing Element Goals, Policies, and Programs. Section 65583.d Appendix A Description of the Regional Housing Needs
Assessment (RHNA) prepared by the San Diego Association of Governments.
Section 65583.e Section 1
Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Appendix B
Review of the effectiveness of the past Element,
including the City’s accomplishments during the
previous planning period.
Section 65583.f Section 5
Source: State of California, Department of Housing and Community Development.
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Section 1: Introduction Page 1-3
The City of Coronado’s current Housing Element was adopted in February 2013 for the 5th Cycle 2014-2021 planning period; the 6th Cycle Housing Element will plan for the 2021-2029 planning period. Multiple amendments have been made to State Housing Element law since the adoption of the current Housing Element. These amendments change the required analysis, reporting, and type of policies that must be contained in the City’s 2021-2029 Housing Element. The contents of this Housing Element comply with these amendments to state housing law and all other federal, state, and local requirements.
3. Regional Housing Needs Allocation (RHNA)
California’s RHNA is a methodology for determining future housing needs within the state, by income category, and is based on growth in population, households, and employment. The statewide RHNA is determined under the administration of HCD. The quantified housing need is then allocated among the State’s 18 Metropolitan Planning Organizations (MPOs). In the City of Coronado’s case, this agency is SANDAG.
In accordance with Section 65583 of the California Government Code, SANDAG then delegates a “fair share” of housing needs to its member jurisdictions. The RHNA allocation is then divided amongst four income categories, which are benchmarked on the County of San Diego’s median income for a family of four. Table 1-2 below identifies the four income categories by which the City’s RHNA allocation is divided.
Table 1-2: San Diego County Income Categories
Income Category Percent of Median Family Income (MFI)
Very Low Income 0-50% MFI
Low Income 51-80% MFI
Moderate Income 81-120% MFI
Above Moderate Income >120% MFI
For the 2021-2029 planning period, the City of Coronado is allocated a total of 912 units, including:
• 312 units affordable to very low-income households
• 169 units affordable to low-income
• 159 units affordable to moderate-income
• 272 units affordable to above-moderate income
4. Relationship to Other General Plan Elements
The Housing Element is one of many Elements of the City’s General Plan. The goals, policies, actions, and programs within the Housing Element relate directly to, and are consistent with, all other Elements in the City’s General Plan.
The City’s Housing Element identifies programs and resources required for the preservation, improvement, and development of housing to meet the existing and projected needs of its population.
The Housing Element works in tandem with development policies contained in the Land Use Element, most recently amended in 2003. The Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City, and defines the land use build-out potential. By designating residential development, the Land Use Element places an upper limit on the densities and types of housing units constructed in the City. The Land Use Element also identifies lands designated for a range of other uses, including employment-creating uses, open space, and public uses. The presence and potential for jobs affect the current and future demand for housing at the various income levels in the City.
The City’s Circulation Element also affects the implementation of the Housing Element. The Circulation Element establishes policies for a balanced circulation system in the City. The Circulation Element aims to reduce the impacts of transportation on the region’s environment and provide a variety of options so individuals can choose to travel by car, bicycle, foot, or public transportation. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the City.
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Section 1: Introduction Page 1-4
The Housing Element has been reviewed for consistency with the City’s other General Plan Elements, and the policies and programs in this Element are consistent with the policy direction contained in other parts of the General Plan.
As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.
5. Public Participation
Public participation is a vital component of the Housing Element update process. Public engagement creates opportunities for community members to provide their input and feedback, information which then directs the Housing Element’s goals, policies, and programs. Section 65583 of the Government Code requires local governments to make diligent and continued efforts to achieve public participation of all economic segments of the community.
Meaningful community participation ensures that a variety of stakeholders and community members are offered a platform to engage in the City’s planning process.
As part of the 6th Cycle Housing Element Update process, the City has conducted public outreach activities beginning in 2020. These recent outreach efforts included City Council study sessions, community workshops, digital media, online surveys, and continued flyers and information posted for the general public. Project materials, including summaries from community workshops and public meetings, notices, and draft public review documents are available on the City’s website:
Outreach for the 6th Cycle Housing Element to the community includes the following actions:
• Housing Element Update webpage with all housing materials, located at commentcoronado.org/housing-element-update
• Virtual Workshop #1 Presentation posted to the City’s website • Online Community Survey available from October 22, 2020, to November 22, 2020 • Housing Element Fact Sheet and Q&A Flyer
• A Draft of the Housing Element made available for Public Review and Comment for 30 days • A City Council Meeting on June 15, 2021, which included a public notice and was available to the public
• A June 30 Special Planning Commission Meeting to make recommendations of the Housing Element to the City Council
• A City Council Meeting to adopt the Housing Element on July 20, 2021 • Stakeholder Meetings held on September 25, 2023, and September 28, 2023 • Community Workshop held on October 12, 2023
• A City Council Meeting held on October 17, 2023
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council. Appendix A: Community Engagement contains a summary of all public comments regarding the Housing Element received by the City during the update process.
6. Data Sources
The data used for the completion of this Housing Element comes from a variety of sources. These include, but are not limited to:
• United States Census
• American Community Survey
• Regional Analysis of Impediments to Fair Housing (AI) • Point-in-Time Homeless Census by the Regional Task Force on the Homeless, 2020 • Home Mortgage Disclosure Act (HMDA) lending data
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• California Department of Economic Development
• California Employment Development Division Occupational Wage data, 2020 • Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2013-2017
• U.S. Department of Housing and Urban Development, Office of Public and Indian Housing • SANDAG Regional Growth Forecast
• SANDAG 6th Cycle Regional Housing Needs Assessment Plan • Zillow Housing Data
• United States Department of Defense, Profile of the Military Community • Urban Water Management Plan for California American Water (CAW), 2020 The data sources represent the best data available at the time this Housing Element was prepared. The source documents contain the assumptions and methods used to compile the data.
7. Housing Element Organization
This Housing Element represents the City’s policy program for the 2021-2029 6th Planning Period. The Housing Element is comprised of the following Sections:
Section 1: Introduction contains a summary of the content, organization, and statutory considerations of the Housing Element.
Section 2: Community Profile contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock.
Section 3: Housing Constraints examines governmental and non-governmental constraints on the production, maintenance, and affordability of housing.
Section 4: Housing Resources and Opportunities provides a summary of housing resources, including site identification and funding and financial considerations.
Section 5: Review of Past Performance provides an assessment of progress during the 5th Cycle Planning Period for the Housing Element, including program status, objectives, actions, and appropriateness.
Section 6: At Risk-Affordable Housing provides information on existing affordable units at risk of converting to market rate and a preservation analysis.
Section 7: Adequate Sites Inventory Analysis and Methodology provides a detailed description of the methodology used to identify specific housing sites (by Assessor’s Parcel Number), the number of units for each site, the level of affordability for each site, and the methodology used to ensure that each site meets State law requirements.
Section 8: Housing Plan outlines the City’s goals, policies, programs, and actions to provide and preserve housing opportunities in the community and quantified objectives for the 2023–2031 6th Cycle Planning Period.
The following appendices provide additional information and data pursuant to legal requirements:
• Appendix A – Community Engagement
• Appendix B – Affirmatively Furthering Fair Housing Analysis • Appendix C – Glossary of Housing Terms
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Section 2: Community Profile
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Section 2: Community Profile
The Community Profile (Profile) for the City of Coronado provides an assessment of the City’s demographic and housing characteristics to understand the housing needs in the community. The Profile serves as the foundation for the Housing Element’s policies by describing and assessing factors and characteristics that contribute to the housing supply and demand in Coronado. Specifically, the Profile describes community population, employment, economics, household, special needs groups, and housing stock characteristics for Coronado. Information on these various data points is also provided for San Diego County and other nearby cities to provide regional context for the Coronado community. The data presented in the Profile serves as the foundation for identifying the appropriate goals, programs, and policies outlined in the 2021-2029 Housing Element.
The Profile uses the most current available data from SANDAG, 2010 U.S. Census, 2010-2018 American Community Survey, the California Department of Housing and Urban Development, the California Employment Development Department, the San Diego Regional Task Force on the Homeless, Zillow, Military One Source, and San Diego County Utility.
A. Population Characteristics
Population growth, age composition, race and ethnicity, and employment trends may influence the type and extent of housing needs, as well as the ability of the local population to afford housing costs. The following section describes and analyzes the various population characteristics and trends that may affect housing need.
Population Growth
Table 2-1 displays actual and projected population for Coronado, other nearby cities, and San Diego County from 2010 to 2050. According to the 2010 U.S. Census and SANDAG’s Regional Growth Forecast, Coronado’s population is projected to increase by one percent from 2010 to 2050 and increase by two percent from 2016 to 2050. This increase is lower in comparison to other coastal cities and San Diego County. The County population is projected to increase from 2010 to 2050 by 30 percent and increase from 2016 to 2050 by 21 percent. Coronado’s population increase from 2010 to 2050 and from 2016 to 2050 is lower than the nearby cities of Imperial Beach and San Diego city, which both saw a population increase of over 20%.
It should be noted that a systematic error involving the geocoding of a few military vessels in Coronado occurred during the 2010 Census. The Census Bureau unknowingly selected and tabulated vessels that were located in Coronado to the City of San Diego, when they should have been tabulated to Coronado. This error resulted in a misrepresentation of the population for the City of Coronado, which has since been corrected. This correction was noted in the 2010 U.S. Census Summary File 1 and as a cell note with the 2010 population of Coronado but is not reflected in all Census or American Community Survey data at the “place” geography level but has been corrected at the census tract level.
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Table 2-1: Population Growth and Projections (2010-2050) Jurisdictions
Population Percent Change
2010
Actual
2016
Baseline*
2025
Projected*
2035
Projected*
2050
Projected* 2010-2050 2016-2050
Carlsbad 105,328 113,725 119,798 119,798 124,001 18% 9% Del Mar 4,161 4,297 4,320 4,320 4,415 6% 3%
Encinitas 59,518 62,288 62,963 62,963 65,357 10% 5%
Solana Beach 12,867 13,527 13,710 13,710 13,980 9% 3%
San Diego City 1,301,6171 1,406,318 1,533,992 1,652,833 1,742,652 34% 24% Imperial
Beach 26,324 27,510 30,406 33,284 34,129 30% 24%
Coronado 24,6972 24,543 24,634 24,634 24,945 1% 2%
San Diego
County 3,095,313 3,316,187 3,545,073 3,753,630 4,011,145 30% 21% *Represents an estimate from SANDAG’s San Diego Forward: The 2019 Federal Regional Transportation Plan.
Sources: Bureau of the Census (2010) and SANDAG Series 14 Regional Growth Forecast Update (2019).
The population of Coronado is greatly influenced by the military population due to the military installations within and adjacent to Coronado. There are several military installations located in Coronado that contribute to the population of the City (i.e., Naval Air Station North Island (NASNI), Naval Amphibious Base (NAB), Silver Strand Training Complex (SSTC), and up to three aircraft carriers). These military installations primarily occupy the following census tracts and block groups: Census tract 113 block group 1, Census tract 216 block group 1, and Census tract 106.01 block group 2.
Tract 113 block group 1 is entirely occupied by NASNI. Tract 216 block group 1 is primarily occupied by NAB and the Lincoln Military Silver Strand Housing. The southern portion of tract 106.01 block group 2 contains SSTC and the Coronado Cays. Unlike NASNI and NAB, SSTC serves as a military training facility and does not have uses such as housing facilities. Detailed Census data is not available to separate the military and non-military for most demographic variables. Demographic data for tract 113 block group 1 and tract 216 block group 1 are identified whenever possible to estimate the characteristics of the City’s military population.
Table 2-2 shows the estimated military population in Coronado based on tract 113 block group 1 and tract 216 block group 1. In 2010, approximately 37 percent of Coronado’s population lived within these block groups. However, the population living in these block groups decreased by about 45 percent between 2010 and 2018. This could be due to a number of factors, including, number of military personnel assigned to NAB and NASNI decreasing, decrease in housing options on military installations, and a decrease in the number of aircraft carriers docked at the military installations when counts were taken.
1 Accounts for a revised population count from 5,785 to 0 for Block 1029 Census Tract 113 in Coronado City and due to a systematic error involving the geocoding of a few military vessels in Coronado city, California. (2010 U.S. Census Summary File 1, Data Note 3) 2 Accounts for a revised population count from 0 to 5,785 for Block 1000 Census Tract 113 in Coronado City and due to a systematic error involving the geocoding of a few military vessels in Coronado city, California. (2010 U.S. Census Summary File 1, Data Note 3) Attachment 3
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Table 2-2: Estimated Military Population (2010-2018)
Census Tract Block Group 2010 2015 2018
Census tract 113 block group 1 6,520 3,476 2,775
Census tract 216 block group 1 2,673 2,676 2,286
Estimated Military Population Total 9,193 6,152 5,061
Total Population 24,697 24,447 23,620
Percent of Total Population 37.2% 25.2% 21.4%
Sources: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.
Table 2-3 shows the sum of sponsors (i.e., active-duty military personnel) with a duty location of NASNI and NAB.
There are military personnel assigned to SSTC but because it is a new base, the demographic profiles developed by Military One Source does not yet include it. As shown in Table 2-3, active military personnel assigned to NAB and NASNI fluctuated between 2010 and 2018, making the City’s demographics sensitive to changes in military population, but some of those personnel may have shifted to the SSTC and are not captured in this data.
Table 2-3: Military Sponsors (2010-2018)
Military Installation (Duty Location) * 2010 2015 2018
Naval Air Station North Island (NASNI) 7,980 7,223 8,310 Naval Amphibious Base (NAB) 10,515 5,218 5,854
* Includes active military personnel with duty locations of NASNI and NAB Sources: Military One Source, Military Demographic Profile (2010-2018).
Age Characteristics
The age characteristics of a population is a consideration when evaluating housing needs. Each age group may have differing lifestyles, family structures and sizes, and ability to earn income. These may affect housing needs and preferences. The traditional assumption is that young adults (ages 18 to 35) may favor apartments, low- to moderate-cost condominiums, and smaller or more affordable single-family units, while mature adults (ages 36 to 64) can make up much of the first-time homebuyer population and may look for moderate to high-end condominiums and single-family homes. To create a balanced and sustainable community, housing options must suit the needs of the various age groups in the City and plan ahead as these age cohorts move through different stages of life.
The data displayed in Figure 2-1 shows the age composition and percent change of Coronado from 2010 to 2018.
Persons aged 65 and above experienced the largest amount of growth at 33.8 percent. Persons aged 45 to 64 saw a 15 percent increase during the same time period. The population of persons aged 20 to 34 (young adult population) experienced a decrease of 36.2 percent from 2010 to 2018, and persons aged 35 to 44 experienced a decrease of
7.7 percent. Additionally, the population under 5 experienced a growth of about 16.9 percent. The decrease in persons aged 20 to 34 and increase in persons aged 45 to 64 represents a switch between the largest and second largest age groups in 2018. Persons aged 45 to 64 represents the largest age group in the City, while persons aged 20 to 34 are the second largest age group.
Overall, the data shows that the population in the City of Coronado is getting older, with steady increases in the population of persons over the age of 45 and decreasing for persons aged 20 to 44. While the population of people aged 65 and over is not the largest group, it shows the most growth with a 33.8 percent increase from 2010 to 2018.
This increasing aging population is important because it could require a change in needs for different housing types, amenities, and accessibility to such resources that are available within the City.
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Figure 2-1: Age Distribution in Coronado (2010-2018)
Sources: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.
Table 2-4 displays the percent of the population under 18 years and above 65 years for 2010, 2015, and 2018 for Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. According to the 2018 ACS estimates, the median age in Coronado is 40.2 years, which is older than the median age in neighboring cities and the County. In 2018, Coronado’s median age was approximately five years older than San Diego County’s median age and about eight years older than Imperial Beach. The higher median age is attributed to the larger percentage of seniors (about 19.7 percent of the population in 2018). This is in contrast to trends seen in neighboring cities where the proportion of senior residents in neighboring cities was noticeably lower – about 7.5 percent lower in the City of San Diego and 9.1 percent lower in Imperial Beach.
Table 2-4: Age Characteristics (2010-2018)
Jurisdiction Under 18 years Above 65 years Median Age
2010 2015 2018 2010 2015 2018 2018
Carlsbad 24.1% 23.2% 23.4% 14.0% 15.6% 16.8% 42.4
Del Mar 13.6% 14.3% 14.2% 20.8% 24.4% 26.7% 50.1
Encinitas 20.6% 20.9% 20.7% 12.8% 15.3% 17.7% 43.1
Solana Beach 18.5% 17.0% 17.5% 18.7% 20.6% 23.3% 45.7
San Diego City 21.4% 21.0% 20.1% 10.7% 11.5% 12.3% 34.7 Imperial Beach 25.4% 25.3% 25.0% 9.0% 9.8% 10.6% 32.4
Coronado 15.6% 17.7% 18.1% 14.1% 17.6% 19.7% 40.2
San Diego County 23.4% 22.6% 22.0% 11.4% 12.3% 13.3% 35.6 Sources: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.
Table 2-5 displays age distribution data for Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. According to 2018 ACS estimates, Coronado’s largest population is above the age of 45 years (44.2 percent), and 19.7 percent are over 65 years of age. The population between 18 to 44 years of age represents 37.7 Under 5 5 to 19 20 to 34 35 to 44 45 to 64 65 and
Above
2010 898 3,786 8,754 2,759 5,021 3,479
2015 1,075 4,153 6,619 2,348 5,953 4,299
2018 1,050 4,009 5,584 2,546 5,775 4,656
Percent Change 16.9% 5.9% -36.2% -7.7% 15.0% 33.8%
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
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percent of the City’s population, and about 17.7% of this age group is estimated to live in a military census block group.
Table 2-5: Age Distribution (2018)
Jurisdiction Under 18 18 to 44 45 to 64 65 years +
Carlsbad 23.4% 30.6% 29.2% 16.8%
Del Mar 14.2% 25.3% 33.9% 26.7%
Encinitas 20.7% 31.8% 29.8% 17.7%
Solana Beach 17.5% 32.0% 27.2% 23.3%
San Diego City 20.1% 44.2% 23.5% 12.3%
Imperial Beach 25.0% 42.7% 21.6% 10.6%
Coronado 18.1% 37.7% 24.4% 19.7%
Military Census Block
Groups (% Of Total
Coronado Population) *
3.0% 17.7% 0.7% 0.0%
Military Census Block
Groups (% Of Total
Military Population) *
14.0% 82.5% 3.5% 0.0%
San Diego County 22.0% 40.3% 24.4% 13.3%
*Military census block groups are tract 113 block group 1 and tract 216 block group 1.
Source: American Community Survey, 5-Year Estimates, 2018.
Race/Ethnicity Characteristics
Different racial and ethnic groups possess a variety of household characteristics, income levels, and cultural backgrounds which may influence housing need, housing choice, and housing type. Various cultural considerations may sometimes influence preferences for specific types of housing. Figure 2-2 displays the racial and ethnic composition data for both the City of Coronado and San Diego County. The chart compares the ACS data from 2018, showing that in both the City and the County, the majority of the population was White; however, the White population was about 16 percent higher in Coronado than the County. The next largest population in Coronado was Black or African American with 4.0 percent of the population. About 3.7 percent of the population reported Asian and 3.1 percent reported to be of two or more races in Coronado. Both the Native Hawaiian and other Pacific Islander and American Indian and Alaska Native populations were under one percent combined. Overall, about 15.6 percent of all races reported to be Hispanic or Latino in Coronado, which is significantly lower than the 33.5 percent who reported to be Hispanic or Latino in the County.
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Figure 2-2: Racial and Ethnic Composition of Coronado and San Diego County (2018) Note: The Hispanic or Latino data includes persons of any race.
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-6 displays comparative racial and ethnic data for Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. In all nearby cities and coastal cities, the largest population was White, and the second largest race was Asian. The Black population in the City of San Diego, Imperial Beach, and San Diego County, ranging between 5 to 6.5 percent, was slightly higher than Coronado. The population of all races who reported to be Hispanic or Latino is smaller in Coronado (15.6 percent) than City of San Diego and Imperial Beach communities (30.1 and
52.3 percent respectively) but comparative to the other coastal cities in San Diego such as Carlsbad and Solana Beach (14.3 and 16.7 percent respectively).
Similar to the overall Coronado community, the largest group of the population in the military census block groups is also White at about 69.1 percent. In addition, the percentage of the population in the military census block groups is higher than the City for Black, American Indian/Alaska Native, Asian, Native Hawaiian or Other Pacific Islander, Some Other Race, and Two or More Races. The Black population represents 14.9 percent of the population in military census tracts; however, this population group represents four percent in Coronado. In addition, the military tracts have a higher percentage of all races who reported to be Hispanic or Latino (23.2 percent) than the City (15.6 percent).
White
Black or
African
American
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
other race
Two or
more races
Hispanic or
Latino
Coronado 86.7% 4.0% 0.7% 3.7% 0.1% 1.6% 3.1% 15.6%
San Diego County 70.7% 5.0% 0.6% 11.8% 0.4% 6.2% 5.2% 33.5% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
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Table 2-6: Racial and Ethnic Composition (2018)
Jurisdiction White Black
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or
Latino**
Carlsbad 84.4% 0.9% 0.2% 8.3% 0.2% 1.7% 4.3% 14.3%
Del Mar 96.3% 0.5% 0.0% 2.3% 0.0% 0.0% 0.9% 7.3%
Encinitas 88.7% 0.8% 0.3% 3.8% 0.1% 3.0% 3.4% 13.1%
Solana Beach 79.0% 1.0% 1.0% 5.8% 0.0% 8.2% 5.0% 16.7%
San Diego City 64.8% 6.5% 0.4% 16.7% 0.4% 6.0% 5.2% 30.1% Imperial Beach 70.0% 5.0% 1.7% 7.5% 0.0% 6.4% 9.4% 52.3% Coronado 86.7% 4.0% 0.7% 3.7% 0.1% 1.6% 3.1% 15.6%
Military Census
Block Groups (% Of
Total Coronado
Population) *
14.8% 3.2% 0.4% 1.1% 0.1% 1.1% 0.8% 5.0%
Military Census
Block Groups (% Of
Total Military
Population) *
69.1% 14.9% 1.8% 4.9% 0.4% 5.2% 3.7% 23.2%
San Diego County 70.7% 5.0% 0.6% 11.8% 0.4% 6.2% 5.2% 33.5% *Military census block groups are tract 113 block group 1 and tract 216 block group 1. **The Hispanic or Latino data includes persons of any race.
Source: American Community Survey, 5-Year Estimates, 2018.
The Census 2010 and the ACS 2018 show significant changes in Coronado’s racial and ethnic demographics displayed below in Table 2-7. From 2010 to 2018, Coronado’s population saw an increase in the White population by 5.4 percent. The Black population experienced the greatest decrease with a drop of 2.8 percent between 2010 and 2018.
Between 2010 and 2018, the Asian population experienced the least amount of change with no changes. During the same time, persons identifying as Some Other Race decreased by 1.5 percent. Persons identifying as Hispanic or Latino, of any race, increased by 2 percent between 2010 and 2018.
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Table 2-7: Changes in Racial and Ethnic Composition of Coronado (2010-2018) Race/Ethnicity 2010 2015 2018
Percent
Increase/Decrease
2010 to 2015
Percent
Increase/Decrease
2015 to 2018
White 81.3% 88.5% 86.7% 7.2% -1.8%
Black 6.8% 3.7% 4.0% -3.1% 0.3%
American Indian
and Alaska Native 0.8% 0.3% 0.7% -0.5% 0.4%
Asian 3.7% 3.0% 3.7% -0.7% 0.7%
Native Hawaiian or
Other Pacific
Islander
0.4% 0.2% 0.1% -0.2% -0.1%
Some Other Race 3.1% 1.1% 1.6% -2% 0.5%
Two or More
Races
3.9% 3.1% 3.1% -0.8% 0%
Hispanic or Latino 13.6% 14.5% 15.6% 0.9% 1.1%
Source: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.
B. Economic Characteristics
Reporting and analyzing the economic characteristics of a community is an important component of the Housing Element. Economic data provides valuable insight into the community’s ability to access the housing market; it also provides insight on the financial constraints the population may have when it comes to housing needs and accommodations. Incomes associated with different types of employment and the number of workers in a household affect housing affordability and choice. Therefore, to consider a healthy balance between jobs and housing, it is important to consider the employment characteristics of a community.
Employment and Wage Scale
The SANDAG Regional Growth Forecast estimates a slight increase in employment growth for the City of Coronado and a significant increase for adjacent cities. From 2016 to 2050, Coronado is expected to gain about 1,814 jobs, a seven percent increase. Coastal cities such as Solana Beach and Encinitas see similar projected growth (9 percent and 10 percent, respectively). San Diego County is expected to gain about 407,616 jobs, a 25 percent increase. Cities such as San Diego City and Imperial Beach are projected to see higher employment growth than Coronado (23 percent and 18 percent respectively).
The data in Table 2-1 projects a 402-person population growth from 2016 to 2050, which is nearly one-fifth of the projected 1,814 employment growth in the City. The availability of local jobs is important to study for residents who prefer to live and work in the same city as well as for understanding the availability of economic resources to support housing.
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Table 2-8: Employment Growth (2016-2050)
Jurisdiction 2016 2025 2035 2050 % Change
2016-2050
Numeric Change
2016-2050
Carlsbad 75,840 81,663 88,142 94,479 25% 18,639
Del Mar 4,473 4,751 5,051 5,284 18% 811
Encinitas 27,810 28,237 29,276 30,494 10% 2,684
Solana Beach 9,120 9,230 9,593 9,970 9% 850
San Diego City 915,295 957,496 1,036,088 1,125,661 23% 210,366 Imperial Beach 4,916 5,045 5,357 5,777 18% 861
Coronado 27,548 27,822 28,514 29,362 7% 1,814
San Diego County 1,643,741 1,723,744 1,870,403 2,051,357 25% 407,616 Source: SANDAG Series 14 Regional Growth Forecast Population by Jurisdiction (2019) Analyzing the employment in a city by sector is important in understanding the types of income and wages available in a city and the different types of housing, as well as what housing needs may be in the future. The City of Coronado is an above-moderate income community with a significantly higher median income than the County of San Diego (see Figure 2-4). The above-moderate median income level for Coronado could be due to the higher percentage of persons employed in the following industries: finance, insurance and real estate, professional services, education, health and social services, and public administration (Table 2-9).
Table 2-9 displays the ACS 2010 and 2018 data for employment by sector in the City of Coronado and the County of San Diego. In 2010, the majority of Coronado’s working population was employed in education services, health care, and social assistance industries (25.6%), which remained the largest employment sector in 2018 with 22.7 percent.
According to the ACS 2010 data, professional services and finance, insurance and real estate industries are the next largest employment sectors in Coronado. In 2018, education, health, and social services jobs remained the largest employers in the City, reaching 22.7 percent; however, this industry saw a 2.9 percent decrease from 2010, representing the industry that experienced the largest decrease. The City also saw a decrease of about 2.4 percent in the finance, insurance, and real estate industry. Professional services remained the second largest employment sector, however, this industry saw an increase of 2.5 percent, representing the industry that experienced the largest growth.
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Table 2-9: Employment Characteristics in Coronado (2010-2018) Industry
2010 2018
% of City
Employment
% of
Countywide
Employment
% of City
Employment
% of
Countywide
Employment
Agriculture, Mining 0.4% 0.7% 0.4% 0.9%
Construction 3.6% 7.2% 3.5% 5.9%
Manufacturing 3.6% 9.2% 4.8% 9.2%
Transportation, Communication,
Utilities 4.4% 3.8% 4.0% 4.1%
Wholesale Trade 1.3% 2.9% 1.4% 2.4%
Retail Trade 6.7% 10.8% 5.8% 10.5%
Finance, Insurance and Real Estate 13.0% 7.4% 10.7% 6.2% Professional Services 15.4% 14.2% 17.9% 15.1%
Education, Health, and Social Services 25.6% 19.9% 22.7% 21.3% Arts, Entertainment, and Recreation 10.7% 10.6% 11.9% 11.9% Other Services 5.6% 7.8% 6.3% 7.6%
Public Administration 9.7% 5.4% 10.6% 5.0%
Total 100.0% 100.0% 100.0% 100.0%
Sources: American Community Survey, 5-Year Estimates, 2010 and 2018.
In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is essential to understanding current and projected housing affordability and needs. According to the ACS 2018 survey data, (Table 2-10) Coronado experienced a five percent unemployment rate, which is slightly lower than the County’s by 1.4 percent. Coronado’s unemployment rate is also lower than the nearby communities of the City of San Diego and Imperial Beach who experienced an unemployment rate of 6.3 percent and 9.0 percent, respectively. However, other coastal cities in the County had a lower unemployment rate than Coronado. Carlsbad, Del Mar, Encinitas, and Solana Beach saw an unemployment rate between 3.5 percent and 4.7 percent.
Table 2-10: Unemployment Rate (2018)
Jurisdiction Unemployment rate*
Carlsbad 4.3%
Del Mar 4.7%
Encinitas 4.5%
Solana Beach 3.5%
San Diego City 6.3%
Imperial Beach 9.0%
Coronado 5.0%
San Diego County 6.4%
*Population 16 years and over
Source: American Community Survey, 5-Year Estimates, 2018.
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Table 2-11 displays the mean salary for occupations compiled by the California Employment Development Department (EDD) for San Diego County in 2020. Management, legal, data scientists and mathematical science, computer and mathematical, and healthcare practitioners and technical occupations were among the highest paying professions in the San Diego region. Additionally, occupations in architecture, engineering, computer, life, physical, and social science, and business and financial operations offer a salary that is above the County’s median income of $74,855 (2018 ACS). Educational occupations offer just below median income pay. Referring to Table 2-9 and Table 2-11, employment in education, health, social, and professional services are the most common occupations in the City of Coronado and have a higher salary than the County’s median income, with the exception of occupations in education, which are right below the County’s median income.
Table 2-11: Mean Salary by Occupation of San Diego County (2020) Occupation Type Salary
Management $136,531
Legal $120,265
Data Scientists and Mathematical Science, All Other $117,528 Computer and Mathematical $104,627
Healthcare Practitioners and Technical $102,053
Architecture and Engineering $99,949
Computer, All Other $95,924
Life, Physical, and Social Science $87,579
Business and Financial Operations $80,850
Education, Training, and Library $66,690
Arts, Design, Entertainment, Sports, and Media $61,614
Construction and Extraction $60,047
Protective Service $58,837
Community and Social Services $56,793
Installation, Maintenance, and Repair $54,945
Sales and Related $45,974
Office and Administrative Support $45,385
Production $43,823
Transportation and Material Moving $39,362
Building and Grounds Cleaning and Maintenance $36,248
Healthcare Support $35,609
Personal Care and Service $34,806
Farming, Fishing, and Forestry $33,243
Food Preparation and Serving-Related $31,942
San Diego County Median Income $74,855
Source: California Employment Development Division, Occupational Wage data, 2020.
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C. Household Characteristics
The Census defines a household as all persons who occupy a housing unit; this may include single persons living alone, families related through marriage, blood, or adoption, domestic partnerships, and unrelated individuals living together. Not all housing types are considered a housing unit such as nursing facilities, residential care facilities, dormitories, and other group living (i.e., military barracks), as well as the persons living with them are not considered a household.
Information on household characteristics such as household type and size, income levels, and the presence of special needs populations assist in determining the housing needs of a community. Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single-parent households, or low and extremely low-income households. For example, if a city has a prominent aging population, senior services and housing may be required to address the needs of the population. As community members move through different stages of life, their housing and personal needs change and develop.
Household Type and Size
Table 2-12 displays ACS 2018 data for household characteristics in Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. These characteristics are studied as different household types may generally be associated with different housing needs and incomes. Married couple-family households may favor single-family housing types. Nonfamily households may include persons living with roommates, which may represent housing availability and cost.
The ACS reported 8,396 households in the City of Coronado in 2018. Of the 8,396 households, 57.1 percent were married-couple family households, a percentage that is about 6.9 percent higher than the County’s. The percentage of married-couple family households in Coronado is also higher than San Diego City and Imperial Beach with marriedcouple family households being 44.7 percent and 36.8 percent, respectively. Female-headed households with no spouse present are 6.8 percent of the households in Coronado. The City of San Diego and Imperial Beach both have higher percentages of female-headed households with no spouse present than Coronado (11.2 percent and 18.7 percent, respectively). The percentage of female-headed households in Coronado was also smaller than the County’s percentage by 5.2 percent. Non-family households made up 34.1 percent of all households in Coronado, which is about 1.5 percent higher than the County’s. In the City of San Diego, non-family households make up 39.5 percent of households, and in Imperial Beach, non-family households make up 34.6 percent of households, both of which are higher percentages than Coronado.
Table 2-12: Household Characteristics (2018)
Jurisdiction Married-Couple
Family HH*
% of
Total HH
Female HH, No
Spouse Present
% of
Total HH
Non-Family HH
% of
Total HH
Total HHs
Carlsbad 24,569 56.8% 4,646 10.7% 12,552 29.0% 43,293
Del Mar 985 46.0% 63 2.9% 967 45.2% 2,140
Encinitas 13,052 54.4% 1,619 6.7% 8,307 34.6% 23,996
Solana Beach 2,690 48.0% 405 7.2% 2,233 39.8% 5,604
San Diego City 224,861 44.7% 56,610 11.2% 198,654 39.5% 503,463 Imperial Beach 3,375 36.8% 1,718 18.7% 3,170 34.6% 9,175 Coronado 4,794 57.1% 568 6.8% 2,865 34.1% 8,396
San Diego County 561,609 50.2% 133,874 12.0% 365,219 32.6% 1,118,980 *HH = Households
Source: American Community Survey, 5-Year Estimates, 2018.
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Figure 2-3 displays the household composition of the City of Coronado and San Diego County, including data for households with the householder age 65 or above. Senior households (age 65 or above) may have differing housing needs than other housing characteristics due to physical ability and needs for services. Senior households may also be included in each of the household characteristics included in Figure 2-3. Coronado has a relatively low percentage of female householders with no spouse present (6.8 percent) and an even lower percentage of male householders with no spouse present (2.0 percent). The majority of the households are a married couple family (57.1 percent).
Households that have a householder of 65 years or above is 34.5 percent of all households, which is 12.2 percent higher than the County’s 22.3 percent.
Table 2-13 shows estimated ACS and Census data for household types from 2010 to 2018 for the City of Coronado, displaying estimated changes over time. Of the households in 2010, about 53 percent were married-couple family households, which increased to about 57 percent (4,794 Households) in 2018. The percentage of households with a householder 65 years or above increased by about 3.1 percent from 2,326 households in 2010 to 2,898 households in 2018. Additionally, the number of female-headed households with no spouse present decreased from 660 in 2010 to 568 in 2018).
Figure 2-3: Coronado and San Diego County Household Characteristics (2018) Note: Householders age 65 or above may be included in each of the above household characteristics.
Source: American Community Survey, 5-Year Estimates, 2018.
Married-couple
Family
Households
Male
Householder, No
Spouse Present
Female
Householder, No
Spouse Present
Non-Family
Household
Householder Age
65 or Above
Coronado 57.1% 2.0% 6.8% 34.1% 34.5%
San Diego County 50.2% 5.2% 12.0% 32.6% 22.3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
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Table 2-13: Changes in Household Types in Coronado (2010-2018) Household Type 2010 Percent 2015 Percent 2018 Percent
Married-Couple
Family Households 3,900 52.6% 4,573 53.8% 4,794 57.1%
Female Household,
No Spouse Present
660 8.9% 672 7.9% 568 6.8%
Non-Family
Household 2,637 35.6% 2,967 34.9% 2,865 34.1%
Householder 65
Years or Above 2,326 31.4% 2,703 31.8% 2,898 34.5%
Total Households 7,409 100.0% 8,500 100.0% 8,396 100.0% Source: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.
Table 2-14 displays the estimated housing unit growth from the SANDAG Regional Growth Forecast for Coronado, San Diego County, adjacent cities, and coastal cities in the County between 2016 to 2050. From 2016 to 2050, Coronado is projected to experience steady growth, totaling four percent across the 34 years. Among surrounding cities, the City of San Diego and Imperial Beach can expect the largest percent of growth, 42 percent, and 38 percent, respectively. Carlsbad and Encinitas are expected to experience a 12 percent and 16 percent growth, respectively, while Del Mar and Solana Beach are expected to experience a five percent and nine percent growth. Overall, the County of San Diego can expect a 35 percent increase in total households, from 1,192,645 in 2016 to 1,611,971 in 2050. These figures are important to ensure an adequate number and variety of housing types.
Table 2-14: Housing Unit Growth Forecast (2016-2050)
Jurisdiction 2016 2025 2035 2050 % Change
2016-2050
Carlsbad 46,356 49,515 51,294 53,999 16%
Del Mar 2,611 2,619 2,651 2,739 5%
Encinitas 26,053 26,761 27,450 29,147 12%
Solana Beach 6,497 6,629 6,823 7,097 9%
San Diego City 532,195 594,110 698,741 755,616 42%
Imperial Beach 9,756 11,160 12,934 13,426 38%
Coronado 9,577 9,624 9,669 9,977 4%
San Diego County 1,192,645 1,304,202 1,475,912 1,611,971 35% Source: SANDAG Series 14 Regional Growth Forecast Population by Jurisdiction (2019) Table 2-15 below displays average household size data from the ACS 2018 for Coronado, San Diego County, adjacent cities, and coastal cities in the County. Household sizes may represent housing needs within a community and the resulting services and facilities that are required. Coronado has an average household size of 2.38, slightly smaller than the County’s average household size of 2.87. The City of San Diego and Imperial Beach have the largest average household sizes of 2.71 and 2.91, respectively. Coronado’s average household size is lower than the average household sizes of surrounding cities.
Attachment 3
City of Coronado Page 318
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-15
Table 2-15: Average Persons per Household (2018)
Jurisdiction Household Size
Carlsbad 2.61
Del Mar 2.03
Encinitas 2.6
Solana Beach 2.39
San Diego City 2.71
Imperial Beach 2.91
Coronado 2.38
San Diego County 2.87
Source: American Community Survey, 5-Year Estimates, 2018.
Household Income
Assessing household income is a major component of evaluating housing affordability. As household income increases, it is more likely that the household can afford market rate housing units, larger units, and/or pursue ownership opportunities; however, as household income decreases, households tend to pay a disproportionate amount of their income for housing. This may influence increased incidences of overcrowding and substandard living conditions.
HCD has identified the following income categories based on the Area Median Income (AMI) of San Diego County; • Extremely Low-income: households earning up to 30 percent of the AMI • Very Low-income: households earning between 31 and 50 percent of the AMI • Low-income: households earning between 51 percent and 80 percent of the AMI • Moderate Income: households earning between 81 percent and 120 percent of the AMI • Above Moderate Income: households earning over 120 percent of the AMI • Combined, the extremely low, very low, and low-income groups are referred to as lower income.3
Table 2-16 shows Comprehensive Housing Affordability Strategy (CHAS) data for Coronado. The CHAS data helps demonstrate the extent of housing problems and housing needs, particularly for low-income households. The CHAS data is based on custom tabulations of 2013-2017 ACS survey data. Table 2-16 shows that there is a near even split between renters and owners in Coronado, with a slight increase in renters from 2013 to 2017. There are about 2.9 percent of owners and 5.4 percent of renters in the extremely low-income category. There are about 2.9 percent of owners and 5.9 percent of renters in the very low-income category. In addition, there is about 3.4 percent of owners and 8.0 percent of renters in the low-income category. Overall, about 28.5 percent of owners and renters in Coronado are considered to be lower income, while there is about 71.4 percent of owners and renters that are in the moderate or above moderate-income categories.
3 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent AMI as moderate income (compared to low-income based on State definition).
Attachment 3
City of Coronado Page 319
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-16
Table 2-16: Coronado Households by Income Category (2013-2017) Income Category (% of County
AMI) Owner
% of
Total Renter % of Total Total Percent
Extremely Low (30% AMI or less) 250 2.9% 455 5.4% 705 8.3% Very Low (31 to 50% AMI) 250 2.9% 500 5.9% 750 8.8%
Low (51 to 80% AMI) 290 3.4% 680 8.0% 970 11.4%
Moderate or Above Moderate
(over 80% AMI) 3,385 39.9% 2,670 31.5% 6,055 71.4%
Total 4,180 49.3% 4,305 50.7% 8,485 100.0%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013-2017.
The ACS 2018 data shown in Figure 2-4 shows the median household income for select cities in San Diego County.
The median household income for the County was $74,855 in 2018, the City of Coronado had a higher median income of $101,520.
Figure 2-4: Median Household Income by City (2018)
Source: American Community Survey, 5-Year Estimates, 2018.
Figure 2-5 displays ACS 2018 data for income in Coronado broken into various income categories. Those who made over $200,000 composed the largest income category at 21 percent. Overall, the majority of employed households in Coronado, fall into the moderate to above moderate-income categories, specifically, with higher percentages making over $100,000 per year.
$107,172 $110,966 $113,175
$105,821
$75,456
$51,838
$101,520
$74,855
$74,855
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
Carlsbad Del Mar Encinitas Solana
Beach
San Diego
City
Imperial
Beach
Coronado San Diego
County
Median Income San Diego County Median Income
Attachment 3
City of Coronado Page 320
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-17
Figure 2-5: Household Income in Coronado (2018)
Source: American Community Survey, 5-Year Estimates, 2018.
D. Housing Problems
The CHAS data developed by the Census Bureau for HUD provides detailed information on housing needs by income level for different types of households in Coronado. The most recent available CHAS data for Coronado was published in August 2020 and was based on 2013-2017 ACS data. Housing problems considered by CHAS included:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burdens, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.
Table 2-17 displays housing problems in Coronado for lower income households by owner and renter. In general, owner-households had a slightly lower level of at least one housing problem (18.6 percent) than renter-households (26.9 percent). About nine percent of owner households reported having at least one severe housing problem and about 14 percent of renter households reported having at least one severe housing problem.
Less than
$10,000
$10,000
to
$14,999
$15,000
to
$24,999
$25,000
to
$34,999
$35,000
to
$49,999
$50,000
to
$74,999
$75,000
to
$99,999
$100,000
to
$149,999
$150,000
to
$199,999
$200,000
or more
Coronado 4.4% 1.7% 4.1% 6.5% 5.8% 13.8% 12.1% 19.7% 10.7% 21.0% 0%
5%
10%
15%
20%
25%
Attachment 3
City of Coronado Page 321
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-18
Table 2-17: Housing Assistance Needs of Lower Income Households Housing Problem Overview*
Owner Renter Total
Count Percent Count Percent Count
Household has at least 1 of 4
Housing Problems 1,580 18.6% 2,280 26.9% 3,860
Household has none of 4
Housing Problems 2,565 30.2% 1,910 22.5% 4,475
Cost Burden not available, no
other problems*** 35 0.4% 120 1.4% 155
Total 4,180 49.3% 4,305 50.7% 8,485
Severe Housing Problem
Overview**
Owner Renter Total
Count Percent Count Percent Count
Household has at least 1 of 4
Severe Housing Problems 785 9.3% 1,195 14.1% 1,980
Household has none of the 4
Severe Housing Problems 3,360 39.6% 2,995 35.3% 6,355
Cost Burden not available, no
other problems 35 0.4% 120 1.4% 155
Total 4,180 49.3% 4,305 50.7% 8,485
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
***Cost Burden not available, no other problems is a category provided by CHAS data to accounted for estimated missing data.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-2017.
Overcrowding
“Overcrowding” is generally defined as a housing unit occupied by more than one person per room in the housing unit (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). Severely overcrowded households are households with greater than 1.5 persons per room. An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. Overcrowding can indicate that a community does not have an adequate supply of affordable housing, especially for large families.
Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in a community can also lead to an overall decline in social cohesion and environmental quality. Such a decline can often spread geographically and impact the quality of life and the economic value of property as well as the vitality of commerce within a city. The combination of lower incomes and high housing costs can sometimes result in many households living in overcrowded housing conditions.
Attachment 3
City of Coronado Page 322
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-19
Table 2-18 displays the overcrowding by tenure ACS 2018 data for Coronado. In general, there is a low percentage of overcrowded units and severely overcrowded units in Coronado (0.4 percent and 0.6 percent, respectively). The percent of overcrowded units is relatively the same between owner occupied- and renter-occupied units at 0.2 percent each while severely overcrowded units only affected renter-occupied units at 0.6 percent.
Table 2-18: Overcrowding Housing Units by Tenure
Tenure
Overcrowded Housing
Units
(1.0 to 1.50 persons/room)
Severely Overcrowded
Housing Units
(>1.51 persons/room)
Total Overcrowded
Occupied Housing Units
Count
% Overcrowded
Units Count
%
Overcrowded
Units
Count
%
Overcrowded
Units
Owner
Occupied 18 0.2% 0 0.0% 18 0.2%
Renter
Occupied 17 0.2% 53 0.6% 70 0.8%
Total 35 0.4% 53 0.6% 88 1.0%
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-19 displaysthe overcrowded housing units by tenure ACS 2018 data for Coronado, nearby cities, San Diego County, and other coastal cities in the County. The percentage of overcrowded units, for both owners and renters, is lower in Coronado than in San Diego County. In 2018, the County experienced 6.8 percent of overcrowded units with 1.6 percent being owners and 5.2 percent being renters; this is about a 1.4 percent difference in overcrowded owner-occupied units and a 4.4 percent difference in overcrowded renter occupied units between San Diego County and Coronado. Renters were also the primary group affected by overcrowding in the City of San Diego and Imperial Beach, where about 5.1 percent and 10.2 percent, respectively, had renter occupied units that were considered overcrowded. In the region, Coronado had one of the lowest percentages of overcrowded units for both renter and owner-occupied units, showing that overcrowded units do not seem to be a housing problem for Coronado.
Table 2-19: Overcrowded Housing Units by Tenure (2018)
Jurisdiction
Owner Occupied Overcrowded Units
(>1.0 persons/room)
Renter Occupied Overcrowded Units
(>1.0 persons/room)
Count % Total Occupied
Units Count % Total Occupied Units
Carlsbad 304 0.7% 661 1.5%
Del Mar 0 0.0% 22 1.0%
Encinitas 228 1.0% 610 2.5%
Solana Beach 22 0.4% 111 2.0%
San Diego City 6,709 1.3% 25,785 5.1%
Imperial Beach 58 0.6% 933 10.2%
Coronado 18 0.2% 70 0.8%
San Diego County 17,379 1.6% 57,636 5.2%
Source: American Community Survey, 5-Year Estimates, 2018.
Attachment 3
City of Coronado Page 323
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-20
Overpayment (Cost Burden) In Relation to Income
Overpayment is an important factor in understanding housing needs and affordability. State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. Overpayment for housing can cause an imbalance in the remainder of a household’s budget. Understanding and measuring overpayment for housing in a community is also an indicator of the dynamics of supply and demand.
Per the Housing and Urban Development Comprehensive Housing Affordability Strategy report (2013-2017), shown below in Table 2-20, over half of households in Coronado experience some type of cost burden or housing overpayment. Approximately, 39 percent of lower-income households (extremely low, very low, and low income) in Coronado overpaid for housing while 26.9 percent of moderate- and above moderate-income overpaid for housing.
Overpayment was more severe on renters than owners in Coronado where about 26 percent of renters had a cost burden above 30% and about 12.8 percent of renters had a cost burden above 50%.
Table 2-20: Summary of Housing Overpayment
Income
Category
Household
Income*
Owner Renter
Cost Total
Burden
> 30%
% of
Tot.
HH**
Cost
Burden
> 50%
% of
Tot. HH
Cost
Burden
> 30%
% of
Tot. HH
Cost
Burden
> 50%
% of
Tot. HH
Extremely
Low
Income
Household
Income is lessthan or = 30%
AMII***
180 2.1% 155 1.8% 300 3.5% 285 3.4% 10.8%
Very Low
Income
Household
Income >30% to
less-than or =
50% AMI
200 2.4% 140 1.6% 490 5.8% 400 4.7% 14.5%
Low
Income
Household
Income >50% to
less-than or =
80% AMI
215 2.5% 175 2.1% 495 5.8% 260 3.1% 13.5%
Moderate
Income
Household
Income >80% to
less-than or =
100% AMI
130 1.5% 65 0.8% 275 3.2% 90 1.1% 6.6%
Above
Moderate
Income
Household
Income >100%
AMI
825 9.7% 220 2.6% 630 7.4% 55 0.6% 20.3%
Total 1,550 18.3% 755 8.9% 2,190 25.8% 1,090 12.8% 65.8% * Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
**% of tot. HH = Percent of Total Households in Coronado *** AMI = Area Median Income, this is the median income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. AMI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-2017.
Attachment 3
City of Coronado Page 324
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-21
E. Special Needs Groups
State law recognizes that certain households may have more difficulty in finding adequate and affordable housing due to special circumstances. Special needs populations include seniors, persons with disabilities, female-headed households, large households, and farm workers. In addition, many often have lower incomes because of their conditions.
As stated on Page 5-1 of the Housing Element, no special needs housing units were produced in the City during the 5th Cycle planning period (2013-2021). The primary reason for this is a lack of public funding at the local, State and federal level. As detailed in Appendix B, Affordable housing in any community in the State is challenging to build due to the fact that it requires significant public subsidy and the amount of State and federal funds is extremely limited as compared to the demand. As a result, funding sources such as grant and low income housing tax credits which are required to make affordable housing financially feasible, are extremely competitive. The majority of the southern California share of low-income housing tax credits are allocated to larger jurisdictions such as Los Angeles County. Additionally, the City doesn't qualify for CDBG or HOME funds due to the affluent demographics of the community.
In the 1980s and 1990s, the City established redevelopment project (as allowed by State law at the time) which generated significant revenue for affordable housing and multiple affordable housing projects were developed prior to 2000. Redevelopment tax increment allowed the City, and all jurisdictions in the State, to redirect increases in local property taxes toward infrastructure and affordable housing. However, redevelopment as a public financing tool was eliminated in 2011 which left jurisdiction with extremely limited options for local revenue generation. The City established an inclusionary housing requirement to require housing developers to produce affordable units as part of housing development or pay an in lieu fee. To date, the City has collected over $1 million in this fund.
However, the cost of affordable housing in coastal communities, particularly due to high land costs, has exceeded $1 million per unit in cities such as Solana Beach (the project came to a halt in 2020 as high costs rendered the Pearl project financially infeasible).
Land costs in particular are very high in the City. As the data in this section indicates, Coronado is an affluent community which is also reflected in land costs. Recent property sales (Costar) in 2021 indicate that land values range from $22 to $43 million per acre and there is no vacant land. Costar data indicates that both buyers intended to redevelop the property with housing.
In order to build housing, including affordable housing, a property or properties would need to be acquired at the market price (unless land is donated by public or other entity) that includes the current value of improvements, even if the improvements would be demolished to build housing. Land costs severely affect the financial feasibility of housing development. Both market rate and affordable developers (for profit and non-profit developers) require that potential housing projects be financially feasible, or that costs do not exceed revenues. As in the case of the Solana Beach Pearl project, the developer abandoned the project because costs exceeded available revenues and the project was no longer financially feasible.
Special circumstances may be related to one’s employment and income, family characteristics, disability, and household characteristics, or other factors. Consequently, certain residents in Coronado may experience higher incidences of housing overpayment (cost burden), or other housing problems. The special needs groups analyzed in the Housing Element include the elderly, persons with disabilities (including persons with developmental disabilities), homeless people, single parents, large households, and farmworkers (Table 2-21). Many of these groups overlap, for example, many farmworkers are homeless migrant workers, and many elderly people have a disability of some type. The majority of these special needs groups could be assisted by an increase in affordable housing. The following sections provide a detailed discussion of the housing needs facing each group in Coronado, as well as programs and services available to address their housing needs.
Attachment 3
City of Coronado Page 325
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-22
Table 2-21: Special Needs Groups in Coronado
Special Needs Groups # of People or
Households
Percent of Total
Population/
Households
Senior Headed Households 2,898 34.5%
Households with Seniors
(65 years and over) 3,102 36.9%
Seniors Living Alone 1,123 13.4%
Persons with Disabilities 1,642 8.7%
Persons with Developmental
Disabilities
Large Households
(5 or more persons per household) 460 5.5%
Single-Parent Households 737 13.3%
Single-parent, Female-Headed Households
with Children (under 18 years) 330 6.0%
People Living in Poverty 1,143 5.7%
Farmworkers* 3 0.0%
Homeless** 16 0.2%
*Farmworker data is taken of the population 16 years and over, not the total population. **Homeless data is taken off the WeAllCount totals for sheltered and unsheltered homeless.
Source: American Community Survey, 5-Year Estimates, 2018 and Regional Task Force on the Homeless, WeAllCount 2020.
Seniors
The senior population, generally defined as those 65 years of age or above, can experience several concerns such as limited and fixed incomes, high healthcare costs, higher incidence of mobility and self-care limitations, transit dependency, and living alone. Specific housing needs for the senior population include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that include a planned service component.
The limited income of many senior persons may make it difficult for them to find affordable housing. In addition, senior persons may also require medical facilities and support. Table 2-22 shows that 4,656 persons were aged 65 and above in Coronado in 2018, which is 19.7 percent of the total population in the City. This is a higher percentage than the percentage found in most neighboring cities (City of San Diego and Imperial Beach) and the County.
Table 2-22: Persons Age 65 and Over by City (2018)
Jurisdiction Age 65+ Percent Age 65+
Carlsbad 19,151 16.8%
Del Mar 1,157 26.7%
Encinitas 11,124 17.7%
Solana Beach 3,115 23.3%
San Diego City 171,804 12.3%
Imperial Beach 2,902 10.6%
Coronado 4,656 19.7%
Attachment 3
City of Coronado Page 326
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-23
Table 2-22: Persons Age 65 and Over by City (2018)
Jurisdiction Age 65+ Percent Age 65+
San Diego County 439,595 13.3%
Source: American Community Survey, 5-Year Estimates, 2018 Seniors may also be faced with various disabilities. In 2018, ACS reported 2,328 seniors with disabilities in Coronado.
Among these disabilities, the most common were ambulatory disabilities, independent living disabilities, and hearing disabilities.
Senior Aged Households by Tenure (2018)
Household Type Age 65+
Percent of Total
Household Population
Owner Occupied 2,552 54.5% of owners
Renter Occupied 510 13.8% of renters
Total 3,062 100% of Households
Source: American Community Survey, 5-Year Estimates, 2018 Persons with Physical and Developmental Disabilities
Physical and developmental disabilities can hinder access to traditionally designed housing units as well as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person of earning income, restrict one’s mobility, or make self-care difficult. Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents suffer from disabilities that require living in a supportive or institutional setting.
Although no current comparisons of disability with income, household size, or race/ethnicity are available, it is reasonable to assume that a substantial portion of persons with disabilities would have annual incomes within Federal and State income limits, especially those households not in the labor force. Furthermore, many lower income persons with disabilities are likely to require housing assistance and services. Housing needs for disabled persons are further compounded by design issues and location factors, which can often be costly. For example, special needs of households with wheelchair-bound or semi-ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior design features.
Housing opportunities for persons with disabilities can be addressed through the provision of affordable, barrierfree housing. Rehabilitation assistance can be targeted toward renters and homeowners with disabilities for unit modification to improve accessibility. The City also offers reasonable accommodation applications, which are addressed in the Housing Element’s Section 3: Housing Constraints, Resources, and AFFH.
The 2018 ACS identified six disability types: hearing disability, vision disability, cognitive disability, ambulatory disability, self-care disability, and independent living disability. The Census and the ACS provide clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing? • Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses? • Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? Attachment 3
City of Coronado Page 327
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-24
• Ambulatory Difficulty4: Does this person have serious difficulty walking or climbing stairs? • Self-care Difficulty4
: Does this person have difficulty dressing or bathing? • Independent Living Difficulty5
: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? Table 2-23 shows the population under 18, 18 to 64, and 65 years and above for the six disability types in Coronado.
About nine percent of the Coronado population reported a disability. Of that nine percent, ambulatory difficulty tallied the highest at 24.6 percent of persons with a disability. Independent living difficulty had the second highest percent with 21.5 percent of persons with a disability. Hearing difficulty and cognitive difficulty made up about 16.2 percent and 16.6 percent, respectively, of persons with a disability. Table 2-23 also shows that persons age 65 or over had the highest percentage of disabilities.
Table 2-23: Disability Status (2018)
Disability Type Under 18 18 to 64 65 years
and Over Total
% of the
Population
with a
Disability
% of Total
Population**
Population with a
Hearing Difficulty 10 63 484 557 16.2% 3.0%
Population with a
Vision Difficulty 12 156 163 331 9.6% 1.8%
Population with a
Cognitive Difficulty 57 219 296 572 16.6% 3.0%
Population with an
Ambulatory Difficulty 0 245 603 848 24.6% 4.5%
Population with a Selfcare Difficulty 6 103 286 395 11.5% 2.1% Population with an
Independent Living
Difficulty
-- 246 496 742 21.5% 3.9%
Total* 85 1,032 2,328 3,445 100.0% --
*This number may double count as some persons report having one or more disabilities, therefore this total number differs from the total number of persons with a disability in Table 2-18. **Total population is the total civilian noninstitutionalized population for the city.
Source: American Community Survey, 5-Year Estimates, 2018.
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities.
As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
Is attributable to a mental or physical impairment or combination of mental and physical impairments; Is manifested before the individual attains age 22;
Is likely to continue indefinitely;
4 Asked of person 5 years of age and over.
5 Asked of persons 15 years of age and over.
Attachment 3
City of Coronado Page 328
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-25
Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-sufficiency; and Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
The Census and ACS do not collect or report statistics for developmental disabilities and no other source is known to have this data for Coronado. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to about 354 persons in Coronado with developmental disabilities, based on the total population of Coronado from the 2018 ACS.
Per Section 4512 of the Welfare and Institutions Code a "developmental disability" constitutes a substantial disability for that individual which includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to intellectual disability or to require treatment like that required for individuals with intellectual disability but shall not include other handicapping conditions that are solely physical in nature. Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
As of June 2020, the State DDS provides community-based services to approximately 304,044 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. According to DDS, as of June 2020, the San Diego Regional Center (SDRC) served 26,471 persons with developmental disabilities. Thirty-three percent of the persons served by SDRC were female while sixty-seven percent of the persons served by SDRC were male. Persons from 0-2 years of age compromised 21 percent of SDRC’s clients, 45 percent of persons served were 3-21 years (the largest age group served), and 34 percent of persons served were 22-99 years. Of those served, 31 percent reported White, about 39 percent reported Hispanic, 17 percent reported Other, six percent reported Black or African American, and persons who reported Asian, Filipino, Native American, or Polynesian each totaled under five percent.
For Coronado, March 2021 data from the DDS indicates there are 79 clients or residents utilizing DDS services with 41 clients or residents utilizing DDS services aged 17 and under and 38 clients or residents utilizing DDS services aged 18 and older. Approximately 74 of these consumers live in the home of a parent, family, or guardian. No consumers are known to reside in supportive housing or community care facilities.
There are several housing types appropriate for people living with a development disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating ‘barrier-free’ design in all, new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
The City will implement the following programs to support housing opportunities for seniors and persons with physical and developmental disabilities:
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• Program H-1.B: Technical Assistance to Developers
• Program H-3.B: Housing Opportunities for Persons with Special Needs • Program H-3.C: Senior Housing and Assisted Living Units • Program H-3.D: Accessible Housing Design
• Program H-3.E: Affirmatively Further Fair Housing
Large Households
Large households are defined as those consisting of five or more members. These households comprise a special need group because many communities have a limited supply of adequately sized and affordable housing units for large households. To save for other basic necessities such as food, clothing, and medical care, it is common for lower income large households to reside in smaller units with an inadequate number of bedrooms, which frequently results in overcrowding and can contribute to faster rates of deterioration.
Securing housing large enough to accommodate all members of a household is more challenging for renters because multi-family rental units are typically physically smaller than single-family ownership units. While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to smaller households. Additionally, throughout the region, single-family homes with higher bedroom counts, whether rental or ownership units are rarely affordable to lower income households.
Table 2-24 displays the ACS 2018 data for large households broken down by tenure in the City of Coronado. Large households made up 5.5 percent of all households in the City. Among the large households, five-person households were most common (5 percent), and six-person households was 0.5 percent. There were no seven-or-more-person households in Coronado reported in ACS 2018 data. When divided up by tenure, the data shows that renter-occupied large households are 3.3 percent of households in Coronado while owner-occupied large households are 2.1 percent of households.
Table 2-24: Large Households in Coronado by Tenure (2018) Household Size
Owner Renter Total
Count
% Total
Households Count
% Total
Household
s
Cou
nt
% Total
Households
5-Person Household 150 1.8% 272 3.2% 422 5.0%
6-person Household 29 0.3% 9 0.1% 38 0.5%
7-or-more person
Households 0 0.0% 0 0.0% 0 0.0%
Total 179 2.1% 281 3.3% 460 5.5%
Source: American Community Survey, 5-Year Estimates, 2018.
Single-Parent Households
Single-parent households often require special consideration and assistance due to their greater need for affordable and accessible daycare, health care, and other supportive services. Single-parent-headed households with children are susceptible to having lower incomes than similar two-parent households. Single, female mothers may face social marginalization pressures that can limit their occupational choices and income-earning potential, housing options, and access to supportive services.
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Table 2-25 displays the data breakdown of single-parent households in Coronado. In total, single-parent households make up 4.9 percent of total households, which is 3.4 percent lower than the County’s percentage of total households. Of the single-parent households in Coronado, 85 were male-headed with no female present (1.0 percent), and the remaining 3.9 percent were female-headed with no male present. Overall, 1.3 percent of singleparent households (106 single-parent households) in Coronado live in poverty.
Table 2-25: Single Parent Households
Jurisdiction Single Parent-Male,
No Spouse Present
Single ParentFemale, No Spouse
Present
Single-Parent
Households
Living in
Poverty
Single Parent
Households
% Total
Households
Coronado 85 330 106 415 4.9%
San Diego
County 25,988 66,423 29,058 92,411 8.3%
Source: American Community Survey, 5-Year Estimates, 2018.
Farmworkers
Farm workers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural work. Permanent farm laborers work in the fields, process plants, or support agriculturalrelated activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal labor. Farm workers have special housing needs because they earn lower incomes than many other workers and/or move throughout the year from one harvest location to the next.
According to ACS 2018 data for Coronado, there were 251 persons employed in natural resources, construction, and maintenance occupations; of those, 3 persons were employed in the farming, fishing, and forestry industries. Given that the City does not have any agricultural land and is relatively isolated from land in agricultural production, residents employed in these occupations are likely owners or managers and not laborers. The City also does not experience any seasonal fluctuation of farm work jobs, as there are no year-round or seasonal farm-related industries in the City. Because of the extremely low percentage of persons employed in the agriculture and farming industries and no potential for expansion within this occupation category during the planning period, the City of Coronado does not provide specific housing programs or policies for this population and believes the needs of this segment of the population are met through currently available resources.
Military Households
The military population influences housing demand and needs due to existing military households trying to find housing, former military households trying to remain in the community, and a potentially increasing amount of military personnel being assigned to the military installation within and adjacent to Coronado. Often, the housing needs of military personnel are affected by lower incomes and an uncertain length of residency.
The military provides housing options for military personnel with a mixture of on-base and privatized off-base housing. Some of the military-sponsored off-base housing is within the limits of Coronado. On-base housing is available aboard ships, and in military barracks for lower-ranking personnel, and housing allowances are permitted for higher-ranking personnel and their families to live in local communities. The SANDAG MMAS Project reports that higher-ranking personnel often look for housing in communities located further from the base due to higher housing costs in nearby communities. The Navy also provides off-base housing in 20 affiliated housing areas, such as Lincoln Military Housing on Silver Strand, Naval Amphibious Base (NAB), and Naval Air Station North Island (NASNI).
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For military personnel who are not accommodated in base housing, the federal Servicemembers Civil Relief Act (SCRA), signed into law in 2003, offers protections and benefits for military personnel. This act provides military personnel and their families an early lease termination option, eviction protection, mortgage relief, interest rate caps, and the ability to reopen default judgments under certain circumstances. In addition, military personnel who are not accommodated in base housing also receive a monthly tax-free housing allowance from the military in addition to their regular pay.
As detailed further in Section 7: Sites Inventory, the Navy has obtained funding and has confirmed plans to build 374 units that will be credited to the City’s RHNA under the 6th Cycle Planning Period. With no known or anticipated barriers, construction is anticipated to be commenced by April 15, 2029.
Extremely Low-income Households and Poverty Status
2016-2020 CHAS data for Coronado indicatesthat there were approximately 1,165 low-income households, 585 very low-income households, and 900 extremely low-income households; totaling about 2,650 households (renters and owners) earning an income equal to or less than 80% of the Area Median Income (AMI). Table 2-26 below, includes data characterizing affordability and cost burden for various income groups.
Table 2-26: Housing Problems for All Households by Tenure (2016 - 2020) Income
Category Income by Housing Problem*
Owner
Household has at
least 1 of 4
Housing Problems
Household has
none of 4 Housing
Problems
Cost Burden not
available, no
other Housing
Problem
Extremely
LowIncome
Household Income is less than
or = 30%
285 90 0
Very LowIncomeHousehold Income >30% to lessthan or = 50% AMI 205 45 0
LowIncomeHousehold Income >50% to lessthan or = 80% AMI 355 140 0
ModerateIncomeHousehold Income >80% to lessthan or = 100% AMI 130 180 0
Above
ModerateIncomeHousehold Income >100% AMI 650 2,560 0
Total 1,630 3,010 0
Income
Category Income by Housing Problem
Renter
Household has at
least 1 of 4
Housing Problems
Household has
none of 4 Housing
Problems
Cost Burden not
available, no
other Housing
Problem
Extremely
LowIncome
Household Income is less than
or = 30% 355 170 0
Very LowIncomeHousehold Income >30% to lessthan or = 50% AMI 315 15 0
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Table 2-26: Housing Problems for All Households by Tenure (2016 - 2020) LowIncomeHousehold Income >50% to lessthan or = 80% AMI 620 50 0
ModerateIncomeHousehold Income >80% to lessthan or = 100% AMI 340 165 0
Above
ModerateIncomeHousehold Income >100% AMI 540 1,460 0
Total 2,170 1,860 0
Total Households (Owner and Renter) 3,800 4,870 8,670
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2016-2020.
Figure 2-6 displays the percent of the population below the poverty level by race and Hispanic or Latino origin in 2018 for Coronado. According to ACS, 1,143 persons were reported to be living in poverty, about 5.7 percent of the population for whom poverty status is determined. An estimated 39 percent of American Indian and Alaska Natives live in poverty in the City; this represents the highest percent below the poverty line, however, this group makes up less than 1.0% of the total population. About 9.6 percent of those identifying as some other race live below the poverty line. Of those identifying as Hispanic or Latino, 14.3 percent live below the poverty line. About five percent of people who reported White also reported living in poverty, and both the Asian and Black population reported under six percent of persons living in poverty.
Figure 2-6: Percent Coronado Population Below Poverty Level, by Race and Ethnicity (2018) Note: The chart reports the percentage of own population who are reported to have incomes below the poverty level.
Source: American Community Survey, 5-Year Estimates, 2018.
5.5%
4.0%
39.0%
5.4%
0.0%
8.2%
9.6%
14.3%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%
White Black American
Indian and
Alaska Native
alone
Asian Native
Hawaiian and
Other Pacific
Islander
Some Other
Race
Two or More
Races
Hispanic or
Latino
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The City calculated the projected housing needs for extremely low-income households by assuming 50% of its very low-income RHNA (312) are extremely low-income households, or 156 units. Many extremely low-income households will be seeking rental housing, and most will likely face an overpayment. Furthermore, seniors will occupy many extremely low-income households, and many will have special needs. To address the housing needs of extremely low-income households, the City has identified several initiatives to help expand affordable housing opportunities for extremely low-income households. These include the following objectives, existing and proposed policies, and programs from the Housing Plan (Section 8 - Housing Plan, of this Housing Element Update):
• H-1.A. Accessory Dwelling Units (ADUs)
• H-2.A. Pursue State and Federal Funding for Affordable Housing • H-2.B. Local Funding for Affordable Housing
• H-2.E. Housing Choice Voucher Program
• H-2.H. Assist with the Development of Affordable Housing • H.3-A. Assistance to Extremely Low-Income Households
• H-3.B. Housing Opportunities for Persons with Special Needs Persons Experiencing Homelessness
Throughout the country and the San Diego region, homelessness has become an increasingly important issue.
Factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower and moderate-income persons (especially extremely low-income households), reductions in public subsidies to the poor, and the de-institutionalization of the mentally ill.
State law mandates that cities address the special needs of homeless persons within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD) has recently been updated in 2019, the following lists the updated descriptions for homeless and the changes in the definition from HUD:
People who are living in a place not meant for human habitation, in an emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in a shelter or a place not meant for human habitation immediately before entering that institution. People who are losing their primary nighttime residence, which may include a motel or hotel or a doubledup situation, within 14 days and lack resources or support networks to remain in housing. HUD had previously allowed people who were being displaced within 7 days to be considered homeless. Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment.
People who are fleeing or attempting to flee domestic violence, have no other residence and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence.
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This definition does not include persons living in substandard housing (unless it has been officially condemned); persons living in overcrowded housing (for example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends).
The Regional Task Force on the Homeless (RTFH) is San Diego County’s leading resource for information on issues of homelessness. The RTFH promotes a regional approach as the best solution to ending homelessness in San Diego County. RTFH compiles data from a physical Point-In-Time (PIT) count of sheltered (emergency and transitional) and street homeless persons. The 2023 PIT count was released in June 2023 and the results are shown in Table 2-27.
Coronado had a relatively low percentage of counted homelessness for the County in comparison to the City of San Diego and other coastal cities such as Carlsbad and Encinitas.
Table 2-27: Homelessness in Coronado and Surrounding Cities (2023) Jurisdiction Unsheltered Sheltered Total % of County
Carlsbad 60 43 103 1%
Encinitas* 73 19 92 1%
San Diego City 3,285 3,215 6,500 63%
Imperial Beach 19 0 19 0.2%
Coronado 1 0 1 <0.1%
San Diego County 5,171 5,093 10,264 --
*Counts for unsheltered and sheltered include Del Mar, Encinitas, San Dieguito, and Solana Beach area.
Source: Regional Task Force on the Homeless, WeAllCount 2023.
According to RTFH, the San Diego region’s homeless population can be divided into two general groups: (1) urban homeless, and (2) rural homeless, including farm workers and day laborers who primarily occupy the hillsides, canyons, and fields of the northern regions of the County. It is important to recognize that homeless individuals may fall into more than one category, making it difficult to accurately quantify and categorize the homeless. RTFH reports the San Diego Region has seen an increase in the average length of time people reside in emergency shelters.
Compared to neighboring cities within the San Diego metropolitan area, Coronado has experienced relatively low levels of homelessness in recent years. According to the Regional Task Force on Homelessness’ 2023 Point-in-Time Count for the San Diego region, the City’s homeless population consisted of just one unsheltered homeless individual at the time of the report, and zero sheltered individuals. These statistics represent a significant improvement compared to 2020, when the Regional Task Force on Homelessness, or RTFH, reported 16 unsheltered individuals within the City.
Students
The college student population in the area is another factor affecting housing demand. There are several colleges and universities located near Coronado and in the San Diego region, including San Diego Community College, Point Loma Nazarene University, University of San Diego, San Diego State University, and the University of California, San Diego. According to ACS 2018 5-year estimates, 1,521 persons, about 28.8 percent of the population enrolled in school, were enrolled in college or graduate school. Of the total persons enrolled in college or graduate school, 674 were females (44.3 percent) and 847 were males (55.7 percent). While college and university students often reside with their parents, some students may reside in Coronado in their own independent housing. Students living independently have varied needs and may live on fluctuating incomes. A report by the California Community College Chancellor’s Office identified a recent study of 70 community colleges found that 56 percent of students were food Attachment 3
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insecure, and nearly half were either experiencing housing insecurity (35 percent) or homelessness (14 percent).6 Students often require affordable rental housing, and although no policies and programs are needed to address the limited housing needs of students living in Coronado, the City recognizes that affordability and availability of housing may provide a burden on students. Coronado also recognizes that a lack of affordable housing may be a factor in a student’s decision to move elsewhere after graduation.
Resources
Existing resources and proposed programs for Special Needs Groups include:
• As identified in Table 4-2: Summary of Sites to Accommodate Low and Very Low-Income Units found in Section 4 – Housing Resources and Opportunities, net available capacity for 678 units to be developed for low and very low-income households.
• Reasonable accommodations providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities.
• Affordable housing fund which is used to provide funding assistance for the provision of new affordable housing units within the City.
• Section 8 Housing Choice Vouchers
• Affordable Housing Properties for low and very-low-income households:
o 225 Orange Avenue: 6 units consisting of two-bedroom townhouse units available to very-low and low-income tenants.
o 406-430 Orange Avenue: 17 units consisting of 2 one-bedroom apartments and 15 two-bedroom apartments available to very-low and low-income tenants. o 445-451 Orange Avenue: 3 units consisting of 1 one-bedroom house and 2 two-bedroom houses available to very-low and low-income tenants.
o 560-566 G Avenue: 4 units consisting of two-bedroom apartments available to very-low and lowincome tenants. o 840 G Avenue: 11 units consisting of two-bedroom apartments available to very-low and lowincome tenants. o 308-330 Orange Avenue (Del Island): 29 units consisting of studios, one-bedroom, and twobedroom apartments available to very-low and low-income tenants. o 450 Orange Avenue: 12 units consisting of one studio, 5 one-bedroom townhouse units, and six 2- bedroom townhouse units available to very-low and low-income tenants. o 525 Orange Avenue: 16 units consisting of 12 one-bedroom apartments and 4 studios available to very-low-income tenants.
o 550 Orange Avenue: 30 units consisting of one-bedroom apartments available to very-low and low-income senior tenants, aged 55 and over.
o 924 Orange Avenue: 11 units consisting of a single room with a shared bath at the end of the hall available to very-low, low, and moderate-income tenants. o 1212 and 1226 9th Street: 9 units consisting of studios, one-bedroom apartments, and onebedroom houses available to very-low and low-income tenants. 6 California Community Colleges, Chancellor’s Office, Basic Needs Survey report, 2018.
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o 415 F Avenue (Patio Laguna): 23 units consisting of studios, one-bedrooms, two bedrooms, and 1 three-bedroom unit available to very-low, low, and moderate-income tenants • The City will implement the following programs to support housing opportunities for special needs groups:
o Program H-1.A: Accessory Dwelling Units (ADUs)
o Program H-1.B: Technical Assistance to Developers
o Program H-1.F: General Plan Update Program
o Program H-2.A: Pursue State and Federal Funding for Affordable Housing o Program H-2.B: Local Funding for Affordable Housing
o Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents o Program H-2.E: Housing Choice Voucher Program
o Program H-2.G: Regional Collaboration on Affordable Housing o Program H-2.H: Assist with the Development of Affordable Housing o Program H-2.I: Advertise Available Resources
o Program H-2.J: Faith Based Properties
o Program H-2.K: Amend Density Bonus Ordinance
o Program H-2.L: Housing Choices
o Program H.3-A: Assistance to Extremely Low-Income Households o Program H-3.B: Housing Opportunities for Persons with Special Needs o Program H-3.C: Senior Housing and Assisted Living Units o Program H-3.D: Accessible Housing Design
o Program H-3.E: Affirmatively Further Fair Housing
o Program H-3.F: Funding to Support Fair Housing
o Program H-3.G: Analysis of Impediments to Fair Housing o Program H-3.H: Collaboration with Community-Based Organizations o Program H-3.I: Housing Mobility
o Program H-4.A: Carriage House Program
o Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources
o Program H-4.D: AB 1486 City-Owned Land
o Program H-5.A: Streamline Processes
o Program H-5.B: Supportive Housing and Low Barrier Navigation Centers o Program H-5.C: Availability of Housing-Related Policies and Regulations o Program H-5.D: Compliance with AB 139 Requirements – Emergency Shelters o Program H-5.E: Update Farmworker and Employee Housing Zoning o Program H-5.F: Update the Accessory Dwelling Unit Ordinance o Program H-5.H: Nongovernmental Constraints
F. Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, availability and tenure, age and condition, housing costs, and affordability are important in determining the housing needs of the community. This section details the housing stock characteristics of Coronado to identify how well the current housing stock meets the needs of its current and future residents.
Housing Growth
Table 2-28 shows the number of housing units between 2010 and 2018 for Coronado, San Diego County, nearby cities, and other coastal cities in the County. In 2018 the ACS estimated a total of 10,883 housing units. Between 2015 and 2018, Coronado’s housing stock remained stagnant. In comparison to Coronado, the County of San Diego, Attachment 3
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grew by 1.4 percent from 2010 and 2015 and another 2.0 percent from 2015 to 2018. The housing stock growth from 2010 to 2015 in Coronado is higher than in surrounding cities. The City of San Diego saw a 1.2 percent increase in housing units, and Imperial Beach saw a decrease of 0.6 percent in housing units. However, there was no housing stock growth from 2015 to 2018 in Coronado and thus, is lower than that of the City of San Diego and Imperial Beach, which saw an increase of 3.1 percent and 6.8 percent, respectively, in housing units.
Table 2-28: Housing Unit Growth (2010 – 2018)
Jurisdiction 2010 2015 2018
Percent Change
2010-2015 2015-2018
Carlsbad 44,673 46,296 47,117 3.6% 1.8%
Del Mar 2,596 2,814 2,695 8.4% -4.2%
Encinitas 25,740 25,429 26,142 -1.2% 2.8%
Solana Beach 6,540 6,433 6,631 -1.6% 3.1%
San Diego City 516,033 522,410 540,644 1.2% 3.5%
Imperial Beach 9,882 9,823 10,488 -0.6% 6.8%
Coronado 9,634 10,883 10,884 13.0% 0.0%
San Diego County 1,164,786 1,180,806 1,204,884 1.4% 2.0% Source: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.
Housing Type
Table 2-29 provides the number of housing units by type for Coronado and San Diego County. Per the 2018 ACS, single-family detached housing units are the most common type of housing in both Coronado and the County (46.9 percent and 51.2 percent, respectively). Multi-family housing units made up 40.4 percent of units in the City and just over 35 percent in the County. Additionally, no mobile homes were reported for the City while this housing type made up about four percent of housing units in the County. A wide array of housing types, as offered by Coronado, is crucial in providing for the diverse needs of the City’s population. Table 2-30 displays the number of housing units through military housing. The military provides about 710 housing units for military personnel.
Table 2-29: Total Housing Units by Type
Jurisdiction Single- Family
Detached
Single-Family
Attached Multi-Family Mobile Homes
Total Units*
Coronado 46.9% 12.7% 40.4% 0.0% 100%
San Diego
County
51.2% 9.6% 35.6% 3.6% 100%
* The data shows the percent of total units in the structure.
Source: American Community Survey, 5-Year Estimates, 2018.
Table 2-30: Military Housing
Military Housing Location Units Year Built
Naval Air Station North Island 64 1918
Naval Amphibious Base Coronado 43 2007
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Holly Square* 13 1993
Lofgreen Terrace* 200 1988
Silver Stand (I & II) * 390 1969/1990
*Naval Base Coronado Off-Station
Source: Navy Region Southwest (NRSW) Inventory (August 2015) Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure defines if a unit is owner-occupied or renter occupied. Tenure is an important market characteristic as it relates to the availability of housing product types and length of tenure. The tenure characteristics in a community can indicate several aspects of the housing market, such as affordability, household stability, and availability of unit types, among others. In many communities, tenure distribution generally correlates with household income, composition, and age of the householder.
Table 2-31 shows the owner- and renter-occupied housing units in 2018 for Coronado. Of the occupied housing units, there was a near even split between renters and owners, with a slightly higher percentage of owner-occupied housing units (51 percent). A majority of owners resided in a single-family detached housing unit (33.9 percent) while a majority of renters resided in a multi-family housing unit (24.7 percent). Eighteen percent of renters resided in a single-family detached housing unit, while 11.5 percent of owners resided in a multi-family housing unit.
Table 2-31: Occupied Housing Units by Type and Tenure in Coronado (2018) Tenure
SingleFamily
Detached
SingleFamily
Attached
MultiFamilyMobile
Homes
Total
Occupied
Units*
Owner
Occupied 33.9% 5.6% 11.5% 0.0% 51.0%
Renter
Occupied 18.0% 6.3% 24.7% 0.0% 49.0%
Total 51.9% 11.9% 36.2% 0.0% 100.0%
*The data shows the percent of total occupied units.
Source: American Community Survey, 5-Year Estimates, 2018.
As shown in Table 2-32, owner-occupied households had an average household size of 2.24 while renter-occupied households had an average household size of 2.52. The owner-occupied and renter-occupied household size is lower in Coronado in comparison to the County, San Diego City, and Imperial Beach.
Table 2-32: Average Household Size by Tenure
Jurisdiction Owner-Occupied
Household Size
Renter Occupied
Household Size
Average
Household Size
Carlsbad 2.67 2.52 2.61
Del Mar 2.32 1.72 2.03
Encinitas 2.74 2.36 2.6
Solana Beach 2.46 2.28 2.39
San Diego City 2.79 2.64 2.71
Imperial Beach 2.79 2.96 2.91
Coronado 2.24 2.52 2.38
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San Diego County 2.9 2.83 2.87
Source: American Community Survey, 5-Year Estimates, 2018.
Vacancy rates require analysis because they indicate the degree of housing choice available to a community. High vacancy rates usually indicate low demand and/or high supply conditions in the housing market. Too high of a vacancy rate can be difficult for owners trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Too low of a vacancy rate can force prices up making it more difficult for lower and moderate-income households to find housing. Vacancy rates of between two to three percent are usually considered healthy for single-family or ownership housing, and rates of five to six percent are usually considered healthy for multi-family or rental housing. However, vacancy rates are not the sole indicator of market conditions. They must be viewed in the context of all the characteristics of the local and regional market.
The data displayed in Figure 2-7 shows that Coronado has a vacancy rate of 22.9 percent, a higher rate than many jurisdictions in the region and significantly higher than the County’s rate of 7.1 percent. Table 2-33 displays the breakdown of the type of vacant units in Coronado in 2018. Seasonal, recreational, or occasional use housing types have the highest number of vacant units at 1,857 units. About eight percent of vacant units are for rent while about four percent are rented but not occupied. There were 104 rented but unoccupied units in 2017 and 90 sold but unoccupied units. In addition, there were zero units vacant for migrant workers and only 46 units available for sale in 2018. About 10 percent of housing units were categorized as other vacant housing units.
Figure 2-7: Vacant Rate by Jurisdiction
Source: American Community Survey, 5-Year Estimates, 2018.
7.1%
8.1%
20.6%
8.2%
15.5%
6.9%
12.5%
22.9%
0%
5%
10%
15%
20%
25%
San Diego
County
Carlsbad Del Mar Encinitas Solana Beach San Diego
City
Imperial
Beach
Coronado
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Section 2: Community Profile Page 2-37
Table 2-33: Vacant Housing Units by Type in Coronado (2018) Type of Housing Estimate Percent
For rent 199 8.0%
Rented, not occupied 93 3.7%
For sale only 46 1.8%
Sold, not occupied 41 1.6%
For seasonal, recreational, or occasional use 1,857 74.6% For migrant workers 0 0.0%
Other vacant 252 10.1%
Total 2,488 100%
Source: American Community Survey, 5-Year Estimates, 2018.
Housing Age and Conditions
Housing age can be an important indicator of housing conditions within a community. For example, housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, plumbing, etc.
Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs.
According to the data displayed in Figure 2-8, there was a housing stock boom from 1970 to 1979, with 29.5 percent of all housing built during this time. About 42 percent of the housing stock in Coronado was built in 1969 or earlier, with 14.7 percent being built in 1939 or earlier and 11.1 percent being built between 1950 and 1959. About nine percent of housing units in Coronado were built after 2000, and a little over one percent in 2014 or later. Typically, a large proportion of older housing may indicate that the City’s housing stock could require rehabilitation. When paired with an aging population and high vacancy percentage, the homeowner’s ability to address potential issues may become limited. Due to the City’s larger percentage of high-income earning households, the ability and affordability of maintaining a house may not be a financial burden.
Figure 2-8: Housing Stock Age
Source: American Community Survey, 5-Year Estimates, 2018.
Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Coronado 14.7% 7.7% 11.1% 8.6% 29.5% 12.3% 6.9% 6.1% 2.0% 1.2% 0%
5%
10%
15%
20%
25%
30%
35%
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Section 2: Community Profile Page 2-38
Housing Stock in Need of Rehabilitation or Replacement
The City of Coronado has historically been well-maintained and not subject to a proliferation of deferred maintenance issues. Because of the high quality of neighborhoods and the higher-than-average property values, housing units are almost universally well-maintained and exhibit no significant rehabilitation or replacement need with the exception of a handful of properties throughout the City.
The City of Coronado and its residents have historically placed a high value on design and aesthetics and there is limited deferred maintenance or structures in a state of disrepair. The City has a complaint-based code enforcement program where the City has responded to a handful of properties each year for site conditions/weed abatement complaints. Historically these properties have been cleaned up and found to be in compliance once the property owners have been contacted.
G. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the cost and affordability of the housing stock to Coronado’s residents.
Home Ownership Market
According to Zillow, the average single family home value in Coronado, California has increased each year since October 2019, rising from $1,734,177 in October 2019 to $2,793,162 in October 2023. Zillow’s estimated home values, or “Zestimates,” for all single-family homes in Coronado are illustrated in Figure 2-9, Coronado, CA – Average Single Family Home Values, 2018-2023. Since October 2018, the most substantial year-over-year increase occurred in 2021, when inflation and economic conditions significantly affected home prices across the country. By October 2021, Zillow’s estimated average home value in Coronado had risen to $2,281,527, representing a 22.3% increase over the previous year.
Source: Zillow - https://www.zillow.com/home-values/17587/coronado-ca/ -5.00%
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
Oct-18 Oct-19 Oct-20 Oct-21 Oct-22 Oct-23 Average
Figure 2-9. Coronado, CA - Average Single Family Home Values, 2018- 2023
Average Home Value YOY Growth
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Section 2: Community Profile Page 2-39
Between 2023 and 2028, Coronado homes are expected to increase steadily in value, according to a Wallet Investor market forecast. This forecast, illustrated in Figure 2-10, Coronado, CA – Estimated Average Home Prices, 2024- 2028, projects that home values will increase at approximately 5.5% annually for the next five years, rising to $2,998,667, on average, by October 2028. While macroeconomic factors may continue to affect the growth rate of its home values, Coronado is expected to retain its status as an extremely high-cost community.
Source: Wallet Investor - https://walletinvestor.com/real-estate-forecast/ca/san-diego/coronado-housing-market Table 2-34 shows the median home value in Coronado was $1,537,000 in 2018. Homes in Coronado are significantly more expensive than other homes in the County ($526,300), San Diego City ($569,100), and Imperial Beach ($488,800). However, compared to other coastal cities, such as Carlsbad, Encinitas, and Solana Beach, homes in Coronado were valued slightly higher; this could be due in part to the cost of land, geographic location, or other housing cost factors.
Table 2-34: Median Home Value by City
Jurisdiction Median Home Value
Carlsbad $926,100.00
Del Mar $2,000,000.00
Encinitas $1,114,600.00
Solana Beach $1,386,700.00
San Diego City $666,100.00
Imperial Beach $649,900.00
Coronado $1,698,300.00
San Diego County $638,600.00
Source: American Community Survey, 5-Year Estimates, 2021.
Rental Market
Table 2-35 shows the average cost of rental housing units in Coronado based on a December 21, 2020, Zillow search for units available for rent. A total of 20 units ranging from 1-bedroom to 3-bedrooms returned the following rental cost and price per square foot.
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
7.00%
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
Oct-24 Oct-25 Oct-26 Oct-27 Oct-28 Average
Figure 2-10. CA - Estimated Average Home Prices,
2024-2028
Average Home Price YOY Growth
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Section 2: Community Profile Page 2-40
Table 2-35: Average Cost of Rental Units (2020)
Unit Type Rental Cost Price per Square Foot
1-Bedroom $2,658 $4.22
2-Bedroom $3,857 $5.21
3-Bedroom $6,335 $3.31
Source: Zillow Rental Listings (December 2020 and March 2021) Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment.
HUD conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, HCD developed income limits, based on the Area Median Income (AMI), which can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households at the lower end of each category can afford less by comparison than those at the upper end. The maximum affordable home and rental prices for residents in San Diego County are shown in Table 2-36 and Table 2-37.
The data shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2-34) and market rental rates (Table 2-35) to determine what types of housing opportunities a household can afford.
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City of Coronado Page 344
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Section 2: Community Profile Page 2-41
Extremely Low-Income Households
Extremely low-income households earn less than 30 percent of the County AMI – up to $24,300 for a one-person household and up to $37,450 for a five-person household in 2020. Extremely low-income households may not be able to afford market-rate rental or ownership housing in Coronado without assuming a substantial cost burden.
Very Low-Income Households
Very low-income households earn between 31 percent and 50 percent of the County AMI – up to $40,450 for a oneperson household and up to $62,400 for a five-person household in 2020. A very low-income household can generally afford homes priced between $141,500 and $198,000, adjusting for household size. A very low-income household at the maximum income limit can afford to pay approximately $1,011 to $1,560 in monthly rent, depending on household size. Given the high cost of housing in Coronado, persons or households of very low-income may not be able to afford to rent or purchase a home in the City.
Low-Income Households
Low-income households earn between 51 percent and 80 percent of the County’s AMI - up to $64,700 for a oneperson household and up to $99,800 for a five-person household in 2020. The affordable home price for a lowincome household at the maximum income limit ranges from $254,500 to $372,000. Based on the median home value in 2018 (Table 2-34), ownership housing in Coronado would not be affordable to low-income households. A one-person low-income household could afford to pay up to $1,618 in rent per month and a five-person low-income household could afford to pay as much as $2,495. Low-income households in Coronado may not be able to find adequately sized affordable apartment units (Table 2-35).
Moderate Income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s AMI – up to $120,150, depending on household size in 2020. The maximum affordable home price for a moderate-income household is $315,700 for a one-person household and $467,000 for a five-person family. Moderate income households in Coronado would not be able to purchase a home in the City. The maximum affordable rent payment for moderate income households is between $1,948 and $3,004 per month. Moderate income households may be able to afford 1-bedroom units but not larger rental units.
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City of Coronado Page 345
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Section 2: Community Profile Page 2-42
Table 2-36: Affordable Monthly Housing Cost for Renters in San Diego County (2020) Annual Income Rent Utilities Total Affordable
Monthly Housing Cost
Extremely Low-income (30% of AMI)
1-Person $24,300 $393 $215 $608
2-Person $27,750 $433 $261 $694
3-Person $31,200 $473 $307 $780
4-Person $34,650 $488 $378 $866
5-Person $37,450 $512 $424 $936
Very Low-income (50% of AMI)
1-Person $40,450 $796 $215 $1,011
2-Person $46,200 $894 $261 $1,155
3-Person $52,000 $993 $307 $1,300
4-Person $57,750 $1,066 $378 $1,444
5-Person $62,400 $1,136 $424 $1,560
Low-income (80% AMI)
1-Person $64,700 $1,403 $215 $1,618
2-Person $73,950 $1,588 $261 $1,849
3-Person $83,200 $1,773 $307 $2,080
4-Person $92,400 $1,932 $378 $2,310
5-Person $99,800 $2,071 $424 $2,495
Moderate Income (120% AMI)
1-Person $77,900 $1,733 $215 $1,948
2-Person $89,000 $1,964 $261 $2,225
3-Person $100,150 $2,197 $307 $2,504
4-Person $111,250 $2,403 $378 $2,781
5-Person $120,150 $2,580 $424 $3,004
Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of the monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on San Diego County Utility Allowance.
Source: San Diego County Utility Allowance, April 2020; California Department of Housing and Community Development, 2020 Income limits; and Kimley Horn and Associates.
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City of Coronado Page 346
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Section 2: Community Profile Page 2-43
Table 2-37: Affordable Monthly Housing Cost for Homeowners in San Diego County (2020) Annual Income Mortgage Utilities Tax and
Insurance
Total
Affordable
Monthly
Housing Cost
Affordable
Purchase
Price
Extremely Low-income (30% of AMI)
1-Person $24,300 $315 $215 $94 $624 $69,000
2-Person $27,750 $329 $261 $104 $694 $72,000
3-Person $31,200 $356 $307 $117 $780 $78,000
4-Person $34,650 $358 $378 $130 $866 $78,500
5-Person $37,450 $372 $424 $140 $936 $81,500
Very Low-income (50% of AMI)
1-Person $40,450 $645 $215 $152 $1,011 $141,500
2-Person $46,200 $721 $261 $173 $1,155 $158,000
3-Person $52,000 $798 $307 $195 $1,300 $175,000
4-Person $57,750 $849 $378 $217 $1,444 $186,000
5-Person $62,400 $902 $424 $234 $1,560 $198,000
Low-income (80% AMI)
1-Person $64,700 $1,160 $215 $243 $1,618 $254,500
2-Person $73,950 $1,310 $261 $277 $1,849 $287,000
3-Person $83,200 $1,461 $307 $312 $2,080 $320,500
4-Person $92,400 $1,586 $378 $347 $2,310 $348,000
5-Person $99,800 $1,697 $424 $374 $2,495 $372,000
Moderate Income (120% AMI)
1-Person $77,900 $1,440 $215 $292 $1,948 $315,700
2-Person $89,000 $1,630 $261 $334 $2,225 $357,500
3-Person $100,150 $1,821 $307 $376 $2,504 $399,500
4-Person $111,250 $1,986 $378 $417 $2,781 $435,500
5-Person $120,150 $2,129 $424 $451 $3,004 $467,000
Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of the monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on San Diego County Utility Allowance.
Source: San Diego County Utility Allowance, April 2020; California Department of Housing and Community Development, 2020 Income limits; and Kimley Horn and Associates.
The Community Profile section of the Housing Element provides an overview of the community and housing to set a baseline for the analysis and identified housing needs throughout the following sections. The following section, Housing Constraints, and Resources, provides further details and data on what may hinder or assist in the development of housing throughout the City.
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Section 3: Housing Constraints, Resources, and
Affirmatively Furthering Fair Housing (AFFH)
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Section 3. Housing Constraints Page 3-1
Section 3. Housing Constraints
The City of Coronado (referred to as "City" or "Coronado"), located in the State of California (referred to as "State" or "California"), and the federal government have the authority to establish regulatory requirements that can limit or influence development. These requirements are found in documents like the California Building Code and the California Environmental Quality Act (CEQA), in addition to being shaped by local zoning ordinances, land use plans, and internal processes that impact the complexity, timelines, and costs associated with project permitting.
Moreover, development can encounter additional non-governmental restrictions stemming from market dynamics (e.g., land and construction costs, financing availability, and the feasibility of housing projects) and environmental considerations.
Combined, these factors can create barriers to the availability and affordability of new housing, especially for lower and moderate-income households. A variety of constraints affect the provisions and opportunities for adequate housing in Coronado. This section provides an overview of these constraints and delves into past and future initiatives aimed at mitigating these constraints whenever feasible.
A. Nongovernmental Constraints
Nongovernmental constraints largely affect the cost of housing in Coronado and can produce barriers to housing production and affordability. These constraints include the availability and cost of land for residential development, the demand for housing, financing, and lending, construction costs, and the availability of labor, which can make it expensive for developers to build any housing, especially affordable housing. The City will implement Program H-5.H Nongovernmental Constraints found in Section 8: Housing Plan, to help address the primary market factors that affect the production of housing in Coronado as discussed below.
1. Land Costs and Construction Costs
Construction costs may vary widely according to the type of development, with multi-family housing generally less expensive to construct than single-unit homes. However, there is variation within each construction type, depending on the size of the unit and the number and quality of amenities provided. An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The International Code Council was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes, or I-Codes. The ICC updates the estimated cost of construction at six-month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood-frame housing. Estimates are based on “good quality” construction, providing materials and fixtures well above the minimum required by state and local building codes. In August 2020, the ICC estimated that the average per-square-foot cost for goodquality housing was approximately $118.57 for multi-unit housing, $131.24 for single-unit homes, and $148.44 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities run even higher. Construction costs are also dependent upon materials used and building height, as well as regulations set by the City’s adopted Building Code. For example, according to the ICC, an accessory dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would cost about $123.68 per square foot. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Coronado.
Land costs can also pose a significant constraint to the development of affordable and middle-income housing and represent a significant cost component in residential development. The cost of land was cited as a constraint by developers who took part in the City’s stakeholder outreach process on September 28, 2023. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. A September 2020 Redfin and Zillow search of lots for sale in the City returned five vacant lots sold over the last four years; there are no vacant Attachment 3
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Section 3. Housing Constraints Page 3-2
lots currently on the market. Of the lots listed, the costs ranged from $1,595,000 for 0.13 acres (about $285 per square foot) to $6,150,000 for 0.25 acres (about $603 per square foot). In addition, a local construction company assumes about a $900,000 valuation for a 3,500-square-foot property in the Village, which generally sells for about $1,000,000. For a 7,000-square-foot lot with no ocean or bay view, a value of $1,500,000 to about $2,400,000 is assumed, with a general sales price of about $1,800,000. Additionally, the estimated sale price for an oceanfront lot is about $5,000,000. The limited supply and high cost of vacant land pose the largest constraint to the construction of affordable housing, especially affordable housing in Coronado.
2. Availability of Financing
The availability of financing in a community depends on several factors, including the type of lending institutions active in a community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to such loans. Additionally, the availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants.
The primary concern in a review of lending activity is to determine whether home financing is available to residents of a community. The data presented in this section includes the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in Coronado.
Table 3-1 below displays the disposition of loan applications for the San Diego-Chula Vista- Carlsbad area, per the 2016 HMDA report. Within the San Diego region, the lowest levels of loan approval were among households within the low and very low-income groups, particularly among applicants who identified as Native Hawaiian, Pacific Islander, American Indian, and Alaska Native. Applicants who identified as Asian or White were among those with a higher percentage of approval in the low and very-low-income categories. Applicants in the moderate and above moderate-income categories had higher rates of loan approval, over 50% for persons of all races and ethnicities.
Overall, a higher number of people who identified as White applied for home loans and had some of the highest rates of approval in all income categories which can be expected given the City’s demographics. Given the relatively high rates of approval for home purchase, improvement, and refinance loans, home financing is generally available and not considered to be a significant constraint to the provision and maintenance of housing in Coronado.
Table 3-1. Disposition of Loan Applications by Race/Ethnicity– San Diego-Chula Vista-Carlsbad MSA/MD, 2019 Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 37.5% 43.8% 21.3% 80
Asian 41.6% 33.2% 26.2% 975
Black or African American 49.5% 23.6% 28.5% 529
Native Hawaiian or other Pacific Islander 32.5% 42.3% 26.0% 123 White 47.3% 28.2% 26.4% 7669
Hispanic or Latino 40.8% 33.9% 27.1% 2221
50-79% OF MSA/MD MEDIAN
American Indian and Alaska Native 43.3% 34.0% 24.8% 141 Asian 45.4% 29.5% 27.6% 1549
Black or African American 46.4% 29.4% 27.9% 595
Native Hawaiian or other Pacific Islander 40.0% 36.7% 25.3% 150 White 53.8% 22.8% 28.3% 10650
Hispanic or Latino 48.8% 26.2% 29.4% 3986
80-99% OF MSA/MD MEDIAN
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Section 3. Housing Constraints Page 3-3
Table 3-1. Disposition of Loan Applications by Race/Ethnicity– San Diego-Chula Vista-Carlsbad MSA/MD, 2019 Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
American Indian and Alaska Native 62.5% 20.8% 20.8% 48
Asian 54.7% 19.1% 29.9% 695
Black or African American 51.8% 23.9% 26.5% 272
Native Hawaiian or other Pacific Islander 50.0% 22.7% 33.3% 66 White 58.4% 18.6% 27.2% 4735
Hispanic or Latino 54.4% 20.9% 29.2% 1676
100-119% OF MSA/MD MEDIAN
American Indian and Alaska Native 53.8% 20.5% 27.7% 195 Asian 58.2% 18.0% 27.4% 2684
Black or African American 55.3% 19.3% 28.5% 888
Native Hawaiian or other Pacific Islander 57.7% 20.2% 25.8% 213 White 64.5% 14.1% 26.2% 17111
Hispanic or Latino 59.2% 16.8% 28.4% 5307
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 55.0% 20.8% 27.5% 360 Asian 63.0% 12.3% 28.0% 10863
Black or African American 57.1% 16.1% 30.4% 1744
Native Hawaiian or other Pacific Islander 57.3% 16.9% 29.4% 415 White 67.7% 11.0% 25.7% 60252
Hispanic or Latino 61.4% 14.5% 27.6% 9176
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.
3. Economic Constraints
Market forces on the economy and the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the city and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all-time lows for unemployment rates. However, with the unexpected and rapid spread of the COVID-19 virus, the California economy and prior growth came to a pause. The lasting effects of the COVID-19 pandemic on housing will remain unknown for some time, however, it created an additional economic burden for many people who became unemployed in 2020.
A 2020 California Association of Realtors (CAR) report found that homes on the market in San Diego County cost an average of $670,000 in February 2020, a seven percent increase year-to-year change. According to the CAR First Time Buyer Housing Affordability Index, from 2018 to 2019 the median value of a home in San Diego County was $556,750 with monthly payments (including taxes and insurance) of $2,880, requiring an average qualifying income of $86,400. In the City of Coronado, homes and the cost of living were significantly higher. According to the November 2019 CoreLogic California Home Sale Activity, the median cost of a home in Coronado was $1,095,000.
Coronado’s median home price outpaced nearby coastal cities such as Solana Beach ($1,020,000), Encinitas ($992,000), and Carlsbad ($859,000). The high cost of land and increasing home prices in Coronado present a constraint to the development of and access to housing, particularly at the rental and for-sale prices available to lower-income renters and buyers.
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Section 3. Housing Constraints Page 3-4
4. Timing and Density
Market conditions can also influence the timeframe between project approval and the submission of building permit requests. Occasionally, this delay arises from developers facing challenges in securing construction financing. In Coronado, the customary interval between project approval and the submission of building permit requests generally spans two to four months.
During the stakeholder outreach process, it was communicated by participating developers that density limits can also pose a constraint in the development of affordable housing due to the overall cost of acquiring and developing residential properties in Coronado. The majority of housing applications received thus far propose densities surpassing the estimates outlined in the site inventory and are as close to maximum allowed density as possible.
While it is possible for development to be proposed at lower densities than the maximum allowed on a parcel, such instances are uncommon due to the expense of land and overall construction costs in the community. Nevertheless, it is anticipated that as residential development advances in mixed-use areas, the average development density will rise in the 6th cycle Housing Element. The average length of time between receiving approval for a housing development and submittal of an application for building permits is two to four months during the last five years.
During developer stakeholder meetings in September 2023, there were no concerns about the duration of the time this process takes or expediting this process.
5. Local Efforts to Address Non-Governmental Constraints While the City has limited control of non-governmental constraints, the City has participated and will continue to participate in local and regional efforts toward fair housing, which includes accessibility to funding and financing for Coronado residents. Through participation in the regional Analysis of Impediments to Fair Housing and the regular updates to the County’s Consolidated Plan, the City will continue to make efforts to identify non-governmental constraints and methods and strategies to address them.
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City of Coronado Page 352
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Section 3. Housing Constraints Page 3-5
B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations, which the City has no control over, also affect the availability of land for housing and the cost of housing production. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing costs and availability.
While the City of Coronado has no control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees, and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing.
1. Land Use Controls
In the State of California, cities are required to prepare a comprehensive, long-term General Plan to guide future development. The Land Use Element of the General Plan establishes land uses for developments within the City of Coronado. The Land Use Element sets policies and regulations for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for different uses within the City. The Land Use Element of the General Plan identifies the following residential categories:
• Very Low Density Residential: Up to 8 dwelling units per acre • Low Density Residential: Up to 12 dwelling units per acre • Medium Density Residential: Up to 28 dwelling units per acre • High Density Residential: Up to 40 dwelling units per acre • Very High Density Residential: Up to 47 dwelling units per acre • Residential-Planned Community Development
• Residential-Special Care Development
• Planned Community Development
These categories accommodate the development of a wide range of housing types in Coronado. Furthermore, maintaining the existing residential categories is important for ensuring compatibility between the new and existing housing.
2. Overlay Zones
Overlay Zones are regulatory tools that create a special zoning district, placed over an existing base zone(s), which identifies special provisions in addition to those in the underlying base zone. The overlay district can share common boundaries with the base zone or cut across base zone boundaries. Regulations or incentives are attached to the overlay district to protect a specific resource or guide development within a special area.1
3. Local Coastal Program
The Local Coastal Program (LCP) is a coastal management plan that contains land use, development, public access, and resource protection policies and regulations to implement the California Coastal Act (Coastal Act). As the whole City is within the Coastal zone, as defined by the Coastal Act, all projects must meet the LCP requirements and may be appealed to the Coastal Commission if located within their appeal jurisdiction. This additional level of review and approval process may extend the review period of development projects and increase the application and discretionary review costs.
1 Center for Land Use Education, Planning Implementation Tools Overlay Zoning, University of Wisconsin, 2005.
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4. Development in the Coastal Zone
Coronado is required to review coastal-zone affordable housing obligations as part of the Housing Element update, including the preservation of existing occupied units affordable to low- or moderate-income households. The City is entirely within the Coastal Zone and therefore all construction activity in the City is applicable. According to the City’s recent APR data provided to the State for the last cycle, the following data is summarized:
• New units approved in Coastal Zone: 295 units (2013-2020) • Low- and Mod-Income Units Provided: 12 units (2013-2020) • Demolition and Converted Units: 0 units
• Low Mod Income Units Required to be Replaced: 0 units The City of Coronado does not have any known low and moderate-income units that were replaced, demolished, or converted in the coastal zone since January 1, 1982. The City has supplemented the policy program to focus on opportunities for low- and moderate-income developments through a variety of methods, including ADUs and Carriage House conversions.
5. Residential Development Standards
The City of Coronado established eight residentialzoning districts in its Municipal Code to provide a range of housing types and provisions to establish use regulations and development standards. These standards and regulations are intended to create the highest quality residential development, minimize land use conflicts, encourage the maintenance of residential neighborhoods, and implement the goals of the City’s General Plan. The City will implement Program H-5.C. Availability of Housing Related Policies and Regulations found in Section 8: Housing Plan to address this constraint. The established residential zones are described below:
• Single Family Residential (R1-A): The R-1A Zone is intended to provide for communities consisting of singlefamily dwelling buildings with a minimum gross lot size of 7,500, 6,600, 6,000, or 5,500 square feet of lot area per dwelling unit (six to eight dwelling units per acre), except that single-family dwelling buildings or duplexes may be placed on a minimum lot size of 5,250 square feet of lot area per dwelling unit. • Single Family Residential Bay Front SubZone (R-1A(BF)): The R-1A(BF) Subzone is a subzone of the R-1A Zone with unique development standards due to the subzone’s unusual location relative to the San Diego Bay and public rights-of-way; topography; lot configurations; and unbuildable portions of the lots. The R1A(BF) Subzone is intended to provide for neighborhoods consisting of single-family dwelling buildings with a minimum gross lot size of 7,500 square feet of lot area per dwelling unit. • Single Family Residential (R-1B): The R-1B Zone is intended to provide for communities consisting of singlefamily dwelling buildings and duplexes with a minimum gross lot size of 3,500 square feet per dwelling such as townhouses, patio houses, and cluster houses.
• Multiple Family Residential (R-3): The R-3 Zone provides an area for the development of multiple-family dwellings with a minimum gross lot size of 1,556 square feet per dwelling unit and a minimum 3,500 square foot lot or building site.
• Multiple Family Residential (R-4): The R-4 Zone applies to the Orange Avenue Corridor Specific Plan to provide for high-quality, multiple-family dwelling unit structures in an intensely developed residential environment with a minimum gross lot size of 1,090 square feet per dwelling unit or a minimum 3,500 square foot lot or building site.
• Multiple Family Residential (R-5): The purpose of the R-5 Multiple Family Residential Zone is to provide regulations for residential land development at an overall maximum density of 47 dwelling units per acre consisting of high-quality multiple-family dwelling structures and supporting facilities consisting of noncommercial recreation facilities and maintenance and operational facilities essential to the development.
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• Residential Special Care Development (R-SCD): The Special Care Development zone is intended to provide the ambulatory elderly a care and housing opportunity within the community that addresses their unique needs and facilitates their continued participation in community activities. • Residential Planned Community Development (R-PCD): The purpose and intent of the R-PCD Zone is to provide for orderly, comprehensively planned residential development, including related open space and accessory community services consisting of desirable recreational and commercial facilities, as well as maintenance and operational facilities essential to the development. Such residential land development normally requires deviation from the normal zoning regulations and standards regarding lot size, yard requirements, bulk, and structural coverage to maximize the benefits accruing to the citizens of the City, especially for the preservation of site, view, and physical access.
As mentioned above, Coronado establishes development standards to regulate development throughout the City through its Zoning Code. The development standards include minimum requirements for lot size, width, building setbacks, and open space. Table 3-2 provides the development standards applicable to each zoning district in Coronado that allows for residential development. The table below is meant as a reference, the City’s complete development standards can be found in the Coronado Municipal Code Title 86 Zoning. Additional narrative and project examples are outlined below.
The R-3 zoning district allows 28 dwelling units per acre with structures limited to two stories (30 feet) with a FAR of 90% and a site coverage limitation of 60%. The typical 3,500 square foot lot in Coronado can accommodate the maximum allowed two dwelling units and most new construction on 3,500 square foot R-3 zoned lots include two dwelling units.
The R-4 zoning district allows 40 dwelling units per acre with structures limited to three stories (35 feet), with a FAR of 160% and a site coverage limitation of 60%. With ceiling heights of nine feet and approximately 1”- 4” of space between each floor, a three-story structure is achievable within the 35-foot height limit. Additionally, CMC
86.56.048.B. affords height exceptions for multi-family development R-4 zoned parcels to ensure they can achieve the maximum three stories. New parcels identified as being rezoned to R-4 in this Housing Element Update will have new development standards crafted when those properties go before the City Council for rezoning. R-4 was referenced more in terms of the allowable density of 40 dwelling units per acre.
The existing R-5 zoning district language was drafted to match the then-existing Coronado Shores development, which is why you see language such as a height limit “shall be no more and no less than 150 feet in height.” As referenced in Section 7 – Sites Inventory, the City is planning to rezone Opportunity Site 6 (149 A Ave.) and Opportunity Site 7 (1515 2nd St) to allow for 60 du/ac. At the time of drafting this housing element update, the City does not have a zoning district established to allow up to 60 du/ac. The City plans to address this through Program H-1.G. Establishment of Development Standards for a Zoning District Up to 60 du/ac, which will see the City establish development standards to establish and implement the new zoning district overlay.
Table 3-2. Development Standards
Zone
Min. Lot Area
Per DU (Sq.
Ft.)
Minimum Setbacks
Front Side Rear Height Structural
Coverage Density
R-1
A/B
R-1A: 5,500
R-1A(E): 5,250
R-1A(CC-1):
7,500
R-1A(CC-2):
6,600
25 feet (1)
10% of lot
width /
3 feet /
Cannot
exceed 5
feet (2)
20% of lot
depth /
Cannot
exceed 15
feet (3)
23 feet (4) /
27 feet 6
inches (5) /
15 feet 7
inches (6)
50% 6-12
DU/Acre
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Table 3-2. Development Standards
Zone
Min. Lot Area
Per DU (Sq.
Ft.)
Minimum Setbacks
Front Side Rear Height Structural
Coverage Density
R-1A(CC-3):
6,000
R-1A(BF):
7,500
R-1B: 3,500
R-3 3,500
25 feet /
25% of lot
depth
10% of lot
width /
3 feet /
Cannot
exceed 5
feet (7)
10% of lot
depth /
Cannot
exceed 10
feet
2-Story/
Multifamily:
30 feet with
15% of Roof
area
allowed up
to 33 feet
Singlefamily/
duplex: 23
feet(4) / 27
feet 6
inches(5)/ 30
feet(6)
Multifamily: 60%
Singlefamily: 50%
28 DU/Acre
or 1
DU/1,556
sq. ft.
R-4
1,090 on a
min. 3,500 sq.
ft. lot
25 feet
10% of lot
width /
3 feet /
Cannot
exceed 5
feet (7)
Multifamily: 5,
10, and 15
feet for 1st,
2nd, and 3rd
stories
Singlefamily/Dupl
ex: 10% of
lot dept /
cannot
exceed 10
feet
3-
Stories/Mult
i-family:
33 feet (9) /
35 feet (10)
2-
Stories/Singl
e-family:
22 feet (4)/
27 feet 6
inches /
30 feet (6)
Multifamily: 60%
Singlefamily/
duplex: 50%
40 DU/Acre
or 1
DU/1,090
sq. ft.
R-5 N/A
25 feet/
25% of lot
depth
10% of
lot/building
width /
5 feet (8)
25% of lot
depth /
Max. 25 feet
No more
and no less
than 150
feet(11)
33% 47 DU/Acre
Notes:
DU – Dwelling Unit
(1) For lots with a depth of 60 feet or less - 15% of the depth. (2) For adjacent single units or duplex development one side yard can be reduced to zero. The remaining side yard – minimum 20% of lot width or 6 feet. R-1B and R-1A(BF) Zones have unique standards. (3) 10 feet in the R-1B Zone.
(4) For a building with a flat, mansard, or sloped roof with a pitch of less than 3:12. (5) For a building with a sloped roof of 4:12 and greater, but less than 6:12. (6) For a building with a sloped roof of 6:12 and greater, 15% of the roof area is allowed up to 33 feet.” (7) For adjacent single units or duplex development one side yard can be reduced to zero. The remaining side yard – minimum 20% of lot width or 6 feet and need not exceed 10 feet. (8) For buildings more than two stories, an additional one foot for each story above the second.
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Table 3-2. Development Standards
Zone
Min. Lot Area
Per DU (Sq.
Ft.)
Minimum Setbacks
Front Side Rear Height Structural
Coverage Density
(9) For a building with a flat, mansard, or sloped roof with a pitch of less than 2:12. (10) For a building with a flat, mansard, or sloped roof with a pitch greater than 2:12. (11) The existing R-5 zoning district language was drafted to accommodate the Coronado Shores development, which is the reason that the height limit “shall be no more and no less than 150 feet in height.” *The development standards provided in this table are used as a tool to analyze potential constraints to the development of housing in Coronado. Housing developers should refer to the City’s Zoning Code for project-specific development standards.
Source: City of Coronado Municipal Code
6. Setbacks
Setbacks are defined by the Zoning Code as that area back from and parallel to the property line on which no building, structure, or portion thereof is permitted, erected, constructed, or placed unless specifically permitted. Setbacks to the front, sides, and rear of a property allow for light and air, pedestrian and vehicular circulation, emergency access, and aesthetic improvements.
7. Structural Coverage
Structural coverage refers to the ratio of the grade level coverage of a lot by “structures” including architectural features projecting outward from the building facade whether they extend to grade level or not to the gross lot area.
Lot coverage requirements are established by the City to regulate bulk, mass, and intensity of use.
8. Maximum Building Height
The maximum building height is the vertical distance above “grade” to different points on a building depending on the zoning district.
• For all buildings in the R-1A, R-1A(BF), R-1B, R-3 and R-4 Zones: the highest point of the roof, top of parapet wall, guardrail, mechanical equipment, or similar feature of a building with a flat, false mansard or sloped roof with a pitch of less than 3:12 and the highest point of a roof’s ridge for roofs with a pitch equal to or greater than 3:12.
• For all buildings located in zones other than R 1A, R-1A(BF), R-1B, R-3 and R-4 Zones: the average midpoint between the ridge and eave of a sloped roof with a pitch equal to or greater than 3:12 and to the highest point of the roof, top of parapet wall, guardrail, mechanical equipment or similar feature of a building with a flat, false mansard or sloped roof with a pitch less than 3:12.
In the R-3 zoning district, a density of 28 dwelling units per acre is permitted, with structures restricted to a maximum of two stories (30 feet). The Floor Area Ratio (FAR) is set at 90%, and there is a site coverage limitation of 60%. On an average 3,500 square foot lot in Coronado, it is possible to accommodate the maximum allowed two dwelling units. Most new constructions on 3,500 square-foot R-3 zoned lots typically include two dwelling units.
In the R-4 zoning district, up to 40 dwelling units per acre are permitted, and structures are allowed up to three stories (35 feet) with a Floor Area Ratio (FAR) of 160% and a site coverage limitation of 60%. While it is understood that the typical requirement is one story for every 10 du/ac, the City has not experienced the current height requirements posing a constraint on development. Achieving a three-story building within the 35-foot height limit is feasible due to nine-foot ceiling heights and approximately 1" - 4" of space between each floor. Furthermore, CMC
86.56.048.B. provides exceptions for height in multi-family development on R-4 zoned parcels, ensuring they can attain the maximum three stories. Three stories have been achieved in new residential construction projects during the last planning period. Specific projects include:
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Section 3. Housing Constraints Page 3-10
Address Zone / Density Max
stories Parcel size Max allowable units
Proposed
units
737-753 Orange Ave R-4 (40 du/ac) 3 13,987 SF 12 (12.8) 12 543-555 Orange Ave R-4 (40 du/ac) 3 14,000 12 (12.8) 10 478 Orange Ave R-4 (40 du/ac) 3 5,194 4 (4.76) 3
1014 Fi�h St R-4 (40 du/ac) 3 7,000 6 (6.4) 5
434 Orange Ave R-4 (40 du/ac) 3 7,002 6 (6.4) 5
Considering the maximum building height and the successful implementation of projects under the existing regulations, it seems that there is no discernible impact from existing height regulations on costs, supply, affordability, or the ability of projects to reach maximum densities. If there are impediments to reaching the maximum density allowed by the existing height requirements, it might be possible to request modifications to these standards through the density bonus provisions mandated by state law when appropriate. Moreover, the City's upzoning and rezoning of designated opportunity sites illustrate the municipal commitment to enhancing opportunities for heightened density where suitable and practical. This initiative aims to foster the continued development of housing within the jurisdiction. Additionally, the City has included H-1.F. General Plan Update Program, found in Section 8 - Housing Plan, to amend height limitations in the City’s current zoning code for applicable residential zones.
9. Parking Standards
Parking standards are established by the Municipal Code to ensure adequate parking is provided for the property and visitors. Parking requirements also keep from overcrowding public parking or creating on-/off-site traffic hazards. Coronado parking requirements for residential developments are provided in Table 3-3. The table identifies a total of (2 ) two parking spaces per unit for multi-family development.
The City’s parking requirements fluctuate depending on land use and intensity. The minimum parking requirement for a 40-unit project on one acre, in the R-4 zoning district, is a total of 80 parking spaces. Assuming a standard 9- foot by 18-foot parking space, parking requirements total about 12,960 square feet. Based on the market analysis done above, uncovered lot parking for a 1-acre development, at maximum density in the R4 zone can cost about $3.6 million for the land. Construction costs for covered parking, parking structures, and/or below-ground parking can run even higher. The cost of parking based on the City’s requirements for multifamily housing can be considered a constraint to the development of housing, as was confirmed by developers during the City’s stakeholder outreach process while noting that parking availability for each unit was still desirable for prospective tenants. However, the developers may request concessions or incentives in the form of parking reductions for the development of housing affordable to low and very low-income households. Under Program H-2.H Assist with the Development of Affordable Housing, as detailed in Section 8: Housing Plan, the City will adopt and implement reduced parking requirements for all affordable units and all studio and one-bedroom units in multi-family projects. These reduced parking requirements will ensure that the projects can achieve maximum allowable densities while promoting affordability..
Table 3-3. Residential Parking Requirements
Dwelling Type and Lot Size Required Parking per DU
New
Single-Family
or Duplexes
4,000 sq. ft. or less 2 - one covered and enclosed space + one unenclosed space
4,001 – 5,599 sq. ft. 2 - one covered and enclosed space + one open or enclosed space
5,600 sq. ft. and greater 3 - two covered and enclosed spaces + one open or enclosed
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Table 3-3. Residential Parking Requirements
Dwelling Type and Lot Size Required Parking per DU
Less than 50 feet in width and either
has no secondary street or alley
access or fronts solely on an alley
2 - one covered and enclosed space + one open and
unenclosed space
Existing Single-Family or Duplexes (1) 2 – one must be covered and enclosed Multiple-Family No less than 2 parking spaces per dwelling unit (2) Multiple-Family in the R-5 Zone 1.5 spaces
Senior Housing Projects 1 space per senior dwelling unit Affordable Housing Projects 1.5 spaces
Limited Residential Special Care Facilities in the
Residential-Special Care Development Zone
1 space per 2 habitable units
Nursing and Convalescent Homes 1 space per 3 patient beds Mixed Use Developments 2 spaces
Notes:
(1) Existing construction built before 1973.
(2) A minimum of 50 percent of the required parking spaces are required to be open and unenclosed. Additional requirements are outlined in the City of Coronado Municipal Code, Title 86 Chapter 86.58.
Source: Coronado Municipal Code
Parking is an amenity that occupants desire, as evidenced by a recently opened project in the City of San Diego’s North Park area. As reported by the San Diego Union Tribune, the Casa Verde project which is located near frequent and high transit opportunities was unable to attract renters and rented parking spaces from a nearby garage. Parking concessions can be helpful to control development costs but may be undesirable for tenants.
In most cases, each new residential unit necessitates (2) two parking spaces. However, there are exceptions in the R-5 Zone, where 1.5 spaces per unit suffice, as well as for affordable housing and senior housing, where only 1.5 and one space per unit are required, respectively. Overall, the City’s parking standards for larger units, irrespective of affordability, are either in line with or lower than those mandated by the State Density Bonus law. Furthermore, the City’s Density Bonus Ordinance permits a reduction in parking standards for multi-family developments upon the developer’s request, allowing just one space per studio or one-bedroom unit, in compliance with State Density Bonus law requirements, to facilitate the creation of smaller affordable units. Obtaining a parking concession in the City of Coronado under a density bonus application typically involves navigating the city’s planning and permitting processes. While the exact steps and requirements may vary depending on the specific project as each development application is assessed on a case-by-case basis, a general outline of the process is as follows:
• Pre-Application Consultation – Before beginning the formal application process. Developers can schedule a pre-application consultation with the City’s planning department. During this meeting, developers can discuss their project and intentions, including the request for density bonus and a parking concession. City staff can provide guidance on the process and requirements. • Application Submittal – The developer will be required to submit an application, which can be obtained from the City’s website or via the City’s Planning Department Counter, along with any required fees to the City’s Planning Department.
• Application Review – The City’s Planning Department will review the application, including the parking concession request, to determine if it complies with local regulations and policies. The review process may involve coordination with other City departments and agencies as needed. • Public Hearing – Depending on the project’s scale and impact, the request may be subject to Planning Commission and/or City Council hearings. These hearings provide an opportunity for public input and review by City officials.
• Decision and Permit Issuance – After the review, and public hearings if deemed appropriate, the City will decide on the parking concession request. The decision may include conditions of approval that the Attachment 3
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Section 3. Housing Constraints Page 3-12
developer must meet. If the project and parking concession request are approved, the City will issue the necessary permits for the development to proceed.
Developers are encouraged to work closely with the City’s planning department throughout the application process and adhere to all relevant regulations and procedures throughout the process. Additionally, public outreach and engagement may be essential, especially if the parking concession request involves a significant departure from standard parking requirements or if it is likely to affect neighboring properties or residents.
When utilized for multifamily development, parking concessions can address various constraints, including:
• Cost Constraints: Parking structures or extensive parking lots can be expensive to construct and maintain.
Parking concessions reduce the cost of development by allowing developers to build fewer parking spaces or opt for less expensive parking solutions, such as surface parking. • Land Use Constraints: In the City of Coronado, land is at a premium. Parking requirements can limit the number of housing units that can be built on a given parcel of land. Parking concessions enable developers to use land more efficiently for housing.
• Density Constraints: Zoning regulations have the potential to limit the density of multifamily housing based on parking requirements. Parking concessions permit higher-density developments by reducing the number of required parking spaces, allowing for more housing units on the same piece of land. • Affordability Constraints: Building and maintaining parking facilities can increase the overall cost of a development project. By reducing parking requirements, concessions can lower construction costs, potentially making the housing more affordable for residents. • Transit-Oriented Development (TOD) Constraints: In areas well-served by public transportation, concessions support TOD by allowing developers to provide fewer parking spaces, which can encourage residents to use public transit.
• Encouraging Smaller Units: Parking concessions can make it more economically feasible for developers to build smaller housing units, such as studios or one-bedroom apartments. These units are often more affordable and can appeal to a broader range of residents. • Adaptive Reuse Constraints: When repurposing existing buildings for multifamily use, parking requirements can present a challenge. Parking concessions allow for the adaptive reuse of structures without the need for extensive parking additions or modifications.
Under Program H-2.H. Assist with the Development of Affordable Housing, the City will reduce parking requirements from (2) two spaces per unit to (1) one space per affordable unit for developments with an affordable component.
Additionally, under Program H-5.M Parking Standards Evaluation and Amendment the City will evaluate existing parking standards for the existence of constraints they may pose to housing across all affordability levels, identifying ways to reduce these constrains while maintaining reduced parking standards as an incentive to promote affordability.
10. On and Off-Site Improvements
The City is a built-out community, so off-site improvements are only required for damaged sidewalks, alleyways, and other related facilities. Because the City is built-out, subdivisions and other large-scale developments are almost non-existent in the City and, therefore, required improvements are only related to the site or immediate areas around the site in which the development occurs. On and off-site improvements are generally limited to frontage (sidewalk, curb and gutter) and alleys and this is typically completed at the end of construction if something has been damaged in the process.
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11. Provisions for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels. Table 3-4 below summarizes the City’s zoning provisions for various types of housing.
Table 3-4. Housing Types Permitted in Coronado
Housing Type
Zoning Districts
R-1A R-1A
(BF) R-1B R-3 R-4 R-5 R-SCD H-M C
Single-Family
Dwelling
X X X X X - - - --
Manufactured
Housing
X X X X - - - - --
Duplex X - X X X - - - --
Multiple-Family
Dwelling
- - - X X X - - --
Residential Care
Facility (6 or fewer)
X X X X M X X - --
Residential Care
Facility ( 7 or more)
- - - - M - X - --
Special Care Housing - - - - - - X - --
Skilled Nursing
Facility
- - - - - - X M --
Supportive Housing X X X X X X - - --
Transitional Housing X X X X X X - - --
Emergency Shelters1 -- -- -- -- -- -- -- -- X
Low Barrier
Navigation Centers NL NL NL NL NL NL NL NL NL
Condominium - - - X X X - - --
Stock Cooperative - - - - - - - - --
Common Interest
Subdivision
- - - - - - - - --
Boarding House - - - M M - - M --
Single-Room
Occupancy
- - - - M - - - --
Lodging House - - - M - - - - --
Convalescent Home - - - - - - - M --
Farmworker Housing NL NL NL NL NL NL NL NL NL
Accessory Dwelling
Units
X X X X X X X X --
Notes:
(X): Permitted
(M): Major Special Use Permit
(-): Prohibited
(NL): Not Listed
(1) Location restricted from Orange Avenue in the Commercial Zone Source: Coronado Municipal Code
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12. Single-Family Dwelling
The Zoning Code defines a single-family dwelling as any building designed for use exclusively as a dwelling unit for one family, except for accessory dwelling units.
13. Accessory Dwelling Units (ADUs) and Carriage Houses An ADU is an attached or detached dwelling unit that provides complete, independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An ADU must include a living and sleeping space, kitchen space, full bathroom, and utilities. An ADU is considered a second unit and may be located detached or attached to a single-family residence. ADUs are permitted by right with a building permit application only and no other approvals are necessary. Carriage Houses are structures in the City of Coronado that only differ functionally from ADUs because they lack a formal kitchen, which is required to qualify under the census definition of a unit. The City proposes the following programs, as described in detail in Section 8: Housing Plan, to ensure compliance with State laws and encourage the development of ADUs and Carriage Houses:
• Program H-5.F. Update the Accessory Dwelling Unit Ordinance- Ensure ADUs conform to state requirements.
o Program H-1.A. Accessory Dwelling Units (ADUs)
o Adding a dedicated webpage to the City’s housing website that identifies the incentives for ADUs, including affordable ADUs;
o Making print materials available at the Community Development Department Counter; o Waiving parking requirements for ADUs with an extremely low or very low affordability covenant;
o Expanding/extending fee waivers for ADUs beyond State law; and o Annually monitoring ADU permit approvals and adjusting policies to bolster efforts as needed. o Program H-4.A. Carriage House Program
o Waiving fees to help incentivize the addition of a kitchen to the existing dwellings; o Eliminating parking requirement with a low-income affordability covenant; o Encouraging the use of public transportation; and
o Annually monitoring conversions against group goals and adjusting policies to bolster efforts as needed.
14. Single Room Occupancy (SRO)
SRO units as defined by California Health and Safety Code Section 17958.1, are living or efficiency quarters intended or designed to be used as a residence by not more than two persons and having either individual or shared bathroom and kitchen facilities. SROs are permitted use in the R-4 zone with a Major Special Use Permit.
15. Duplexes
The Zoning Code defined a duplex as any development with two dwelling units on one lot.
16. Multi-Family Dwelling
A multi-family dwelling refers to an “apartment complex” or a “residential condominium complex” containing three or more dwelling units, a dwelling unit in one of these types of housing complexes, or a development of three or more dwelling units on one lot.
17. Manufactured Housing
Manufactured housing refers to a type of housing unit that is largely assembled in factories and then transported to sites of use and installed on a foundation system, under Section 18551 of the Health and Safety Code, and certified under the National Manufactured Housing Construction and Safety Standards Act of 1974. Government Code Section Attachment 3
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65852.3 mandates that the City's zoning code allows manufactured housing in a manner consistent with conventional single-family and multifamily residential structures, within the same zones. To adhere to state law, manufactured homes should only be subject to the identical development standards applied to conventionally constructed residential dwellings. The City will modify, as necessary, the City’s Zoning Code and specific plans to accommodate manufactured housing in accordance with State law, demonstrated in Program H-5.I. Manufactured Homes, described in Section 8: Housing Plan.
18. Residential Care Facilities
A residential care facility refers to a State-authorized, certified, or licensed family care home, foster home, or group home serving six or fewer mentally disordered or otherwise disabled persons or dependent and neglected children where care is provided on a 24-hour-a-day basis. Residential care facilities to accommodate seven persons or more are permitted with a Major Special Use Permit in the R-4 zone and are permitted by right in the R-SCD zone.
19. Emergency Shelters
The City of Coronado’s Municipal Code defines emergency shelters as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. The City Permits Emergency Shelters in the Commercial (C) zone and has since February 2014 but no development has occurred over the past 7 plus years. In adherence with AB 2339 and under Program H-5.D Emergency Shelters, the City will amend the permitted use of Emergency Shelters to be allowed by right in the R-4 zoning code, complying with the requirement for allowance of residential use. The R-4 zone provides adequate land to accommodate emergency shelters. In compliance with state law, the City’s Municipal Code also provides the following standards for Emergency Shelters:
• Development standards applicable to the Commercial Zone in which the emergency shelter is located. • Parking requirements based upon Chapter 86.58 of the Coronado Municipal Code. • All waiting and intake areas shall be located completely within the building. • The emergency shelter shall provide on-site management during all hours of operation. • Exterior lighting and security shall be provided during hours that the emergency shelter is in operation to ensure that the use will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity.
The City provides all requested development standards pursuant to state law, ensuring that emergency shelters can develop facilities consistent with city-adopted development standards. Additionally, the City has contracted with St.
Vincent de Paul Village Shelter to provide two shelter beds in two rooms each day should they be needed. The 2023 WeAllCount survey found that the City had a census of one person identified as sheltered or unsheltered homeless. When evaluating the capacity in the R-4 zone for the development of facilities to support the needs of this one person, the City can demonstrate the capacity to meet this current need based on zoning capacity, development standards, and a cursory visual survey of appropriate sites to accommodate this need. There are multiple properties in the R-4 zone that could accommodate an emergency shelter, DO demonstrate this, the City has identified a potential site suitable for use as an emergency shelter. The site is located at 763 Orange Ave. (APN 537-091-10), with a bus stop directly in front of the property and located across from a police station. The site is
0.13 acres and is currently vacant.
The City will implement Program H-5.D. Emergency Shelters found in Section 8: Housing Plan to help streamline processing for the development of Emergency Shelters, amend the City’s definition of Emergency Shelters to comply with Government Code section 65583, subdivision (a)(4), and amend the zoning designation for permitted use to comply with AB 2339 and to allow transitional and supportive housing as a residential use in all zones and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone consistent with permitting them as comparable uses in the same zone pursuant to (Government Code Section 65583(a)(5)) Attachment 3
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and requiring supportive housing to be a use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to ensuring alignment with AB 2162 (Statutes of 2018). Additionally, Program H-3.B. Housing Opportunities for Persons with Special Needs and Program H-5.D.
Emergency Shelters include changes to the zoning code to remove constraints for emergency shelters and special needs housing.
20. Low Barrier Navigation Centers
AB 101 states that “The Legislature finds and declares that Low Barrier Navigation Center developments are essential tools for alleviating the homelessness crisis -.” Low Barrier Navigation Centers are defined as a Housing First, lowbarrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low Barrier Navigation Centers are required as a use by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The City of Coronado’s Municipal Code does not address Low Barrier Navigations Centers by definition; however, H-5.B. Supportive Housing and Low Barrier Navigation Centers will be adopted to ensure the City’s development standards allow Low Barrier Navigation Centers By Right in all zones that permit mixed-uses and non-residential uses.
21. Transitional Housing
Transitional housing refers to temporary housing, generally provided for a few months to two years, with supportive services that prepare individuals or families to transition from emergency or homeless shelters to permanent housing. Such housing may be configured for specialized needs groups such as people with substance abuse problems, mental illness, domestic violence victims, veterans, or people with illnesses such as AIDS/HIV. Such housing could be provided in apartment complexes, boarding house complexes, or in single-family homes.
22. Supportive Housing
Supportive housing is defined as housing with no limit on the length of stay, that is occupied by low-income adults with disabilities, and that is linked to on-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
The federal Fair Housing Act and the California Fair Employment and Housing Act both place an obligation on local governments to provide reasonable accommodations, which may involve modifications or exceptions, within their zoning laws and other land use regulations. The requested reasonable accommodation will not require a fundamental alteration in the nature of a city program or law, including but not limited to the general plan, zoning ordinance, and building laws. This accommodation should be made when necessary to ensure that individuals with disabilities have an equal chance to utilize and relish residential spaces. Furthermore, in compliance with Government Code §65008, localities are mandated to assess potential and real limitations and integrate initiatives aimed at accommodating housing for individuals with disabilities.
The City Council implemented a Reasonable Accommodation Ordinance in 2016, encompassing administrative procedures for the assessment and approval of modifications to building or zoning requirements. While this framework aims to ensure reasonable accommodations for individuals with disabilities, the City has identified existing language that could still pose a constraint. To remedy the issue, the City will be amending the reasonable accommodation ordinance under Program H-5.K. Reasonable Accommodation Ordinance Amendment found in Section 8 – Housing Plan.
The City guarantees that new housing developments adhere to Title 24 of the California Code of Regulations. It enforces the California Building Standards Code, which contains provisions similar to those outlined in the American Disabilities Act (ADA). Nonetheless, for residential developments, these guidelines apply solely to multi-family Attachment 3
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projects consisting of three units or more. The City also offers information to applicants or individuals seeking information about City regulations about zoning, permit procedures, and the application of building codes for individuals with disabilities. Below are key planning requirements concerning housing for individuals with disabilities in which the City has identified restraints and plans to mitigate their impact.
Definition of Family – The Coronado Zoning Ordinance requires an amendment to revise the definition of “Family.” Currently, the definition of “Family” stipulates that a family shall be characterized by shared household expenses and shared responsibility for household work, among other things. Both of these requirements can pose a constraint for persons with disabilities who are unable to contribute to household work and expenses. Under Program H-5.G. Definition of Family, the City will amend the Zoning Ordinance to revise the definition of “Family.”
o Site Planning for Group Homes of Seven or More – Group homes for more than six individuals are currently only allowed in one residential zone (R-4) and are subject to a major use permit. A use permit and exclusion of group homes from almost all residential zones are barriers to housing for persons with disabilities. Under Program H-5.B. Supportive Housing and Low Barrier Navigation Centers, the City will explicitly authorize transitional and supportive housing as a residential use, permitting them as comparable uses in the same zone and ensuring alignment with AB 2162, and examine and modify the regulations for permitting large group homes to be consistent with the permitting process for small group homes or formulate alternative strategies to alleviate constraints on the development of group homes accommodating seven or more persons.
23. Farmworker and Employee Housing
Farm laborers are conventionally described as individuals whose primary source of income stems from seasonal agricultural labor. In the past, San Diego County boasted a substantial agricultural sector in its economy. Although there are still operational farming regions, changes in the local economy towards production and service-oriented industries have led to a decline in agricultural output within the county.
The 2021 ACS 5-year estimates of agricultural employment for San Diego County show that nearly 10,700 persons were employed in agricultural occupations in San Diego County, with less than 1% of those residing in Coronado.2 The 2021 ACS 5-year estimate also identified 23 persons were full-time farm laborers while 10 were hired as seasonal. In comparison, San Deigo County reported 4,162 full-time farm laborers and 4,026 were hired as seasonal.3
Coronado does not possess any land dedicated to agricultural production, and there is limited agricultural land near the city. Considering the elevated housing expenses in Coronado and the considerable distance from the community to farmlands, it is possible that the individuals identified by the Census as city residents employed in the agricultural sector are likely farm owners situated in the county’s interior.
The state Employee Housing Act ( California Health and Safety Code Sec. 17021.5 and 17021.6) limits the extent to which local governments can regulate housing for farmworkers, requiring agricultural employee housing to be permitted by right, without a conditional use permit (CUP), in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. The City of Coronado’s Municipal Code does not define Farmworker Housing, but they would be treated the same as any other residential unit in the City. Under Program H-5.E. Update Farmworker and Employee Housing Zoning, the City will update the Zoning Ordinance and related policies about farmworker and employee housing to conform to state requirements, as established by the California Employee Housing Act (HSC Section 1700).
2 Source: 2021 ACS 5-year estimates, Table S2405 3 Source: 2021 ACS 5-year estimates, Tables S2401 and S2402 Attachment 3
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24. State Density Bonus Law
Density bonuses are another way to increase the number of dwelling units otherwise allowed in a residentially zoned area. The City’s Zoning Ordinance identifies the purpose of the Density Bonus Ordinance to increase the production of housing for a wide range of residential needs in the community, including housing for very-low, low- and moderate-income households and seniors; as well as accommodate a wide range of housing consistent with the goals, objectives, and policies expressed by the City in the Coronado General Plan.
The Planning Commission may grant a density bonus of up to 50 percent. Incentives or concessions may apply when the applicant for the housing development agrees or proposes to construct at least any one of the following:
• Ten percent of the total units of a housing development for lower income households; • Five percent of the total units of a housing development for very low-income households; • A senior citizen housing development; or
• Ten percent of the total dwelling units in a condominium project or planned development for persons and families of moderate income.
The following tables provide the density bonuses to be calculated for very low-income, low-income, and moderateincome households:
Table 3-5. Density Bonus for Very Low-Income Households Percent Very Low-Income Units Percent Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 37.5
13 40
14 42.5
15 45
16 47.5
17 50
Table 3-6. Density Bonus for Low-Income Households
Percent Low-Income Units Percent Density Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
21 36.5
22 38
23 39.5
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Table 3-6. Density Bonus for Low-Income Households
Percent Low-Income Units Percent Density Bonus
24 41
25 42.5
26 44
27 45.5
28 47
29 48.5
30 50
Table 3-7. Density Bonus for Moderate-Income Households Percent Moderate-Income Units Percent Density Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
41 36
42 37
43 38
44 39
45 40
46 41
47 42
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Table 3-7. Density Bonus for Moderate-Income Households Percent Moderate-Income Units Percent Density Bonus
48 43
49 44
50 45
51 46
52 47
53 48
54 49
55 50
In addition, the Government Code states that when an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to a city, county, or city and county in accordance with this subdivision, the applicant shall be entitled to a 15 percent increase above the otherwise maximum allowable residential density for the entire development, as shown in Table 3-8. This increase may be added to the density bonuses listed above but may not exceed 35 percent.
Table 3-8. Density Bonus for Land Donation
Percent Very Low-Income Percent Density Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
31 36
32 37
33 38
34 39
35 40
36 41
37 42
38 43
39 44
40 45
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Table 3-8. Density Bonus for Land Donation
Percent Very Low-Income Percent Density Bonus
41 46
42 47
43 48
44 49
45 50
Until 2021, under Government Code Section 65915, known as the Density Bonus Law, the maximum bonus was 35%.
California state law AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50% additional density as long as those projects provide the additional Below Market Rate units (BMR) in the “base” portion of the project unless the locality already allows a bonus above 35 percent. The bill also lowered the BMR thresholds for concessions and incentives for projects with low-income BMRs. As of 2021, Government Code Section 65915, authorizes an applicant to receive two incentives or concessions for projects that include at least 17% of the total units for lower-income households, at least 10 percent of the total units for very low-income households, or at least 20 percent for persons or families of moderate income in a common interest development. It also allows an applicant to receive three incentives or concessions for projects that include at least 24 percent of the total units for lower-income households, at least 15 percent of the total units for very low-income households, or at least 30% for persons or families of moderate income in a common interest development.
The City has updated the Density Bonus Ordinance to allow for a maximum of 50 percent density increase to align with current state law per Coronado Municipal Code Chapter 86.53. The City of Coronado has included Program H2.K: Amend Density Bonus Ordinance to begin an annual review of the ordinance beginning in 2025 to determine if the Density Bonus Ordinance needs to be updated to reflect changes in State law.
25. Concessions and Incentives
According to the State Government Code section 65915, an applicant for a density bonus may submit a proposal for a specific concession or incentive; a waiver or reduction of development standards may not affect the number of incentives or concessions to which the applicant is entitled. The following concessions and incentives must be provided to eligible applicants:
• One incentive or concession for projects that include 10 percent of the total units for lower-income households, at least 5 percent for very low-income households, or at least 10 percent for persons and families of moderate income in a common interest development. • Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low-income households, or at least 20 percent for persons and families of moderate income in a common interest development. • Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low-income households, or at least 30 percent for persons and families with moderate income in a common interest development.
The City has included the following programs in Section 8: Housing Plan to address the provision of concessions and incentives:
• Program H-1.B. Technical Assistance to Developers
o Developing and posting an overview of the available incentives/concessions for developers on the City’s website with updates performed on an annual basis. o Advising developers on how to maximize density bonus and/or seek waivers and concessions under State density bonus regulations.
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o Conducting an annual outreach meeting with housing developers each year to discuss sites identified in the Housing Element sites inventory that are available, density bonuses, and other incentives.
• Program H-2.I. Advertise Available Resources
o Address funding, state laws, and City incentives to encourage housing production as a part of the annual outreach meeting described in Program H-1.B.
• Program H-2.K. Amend Density Bonus Ordinance
o Review legislative changes by March 1 of each year, starting in 2025, to determine if the Density Bonus Ordinance needs to be updated to reflect changes in State law. • Program H-2.L. Housing Choices
o ADUs – Under Program H-1.A. Accessory Dwelling Units (ADUs), the City will encourage the creation of approximately 195 ADUs through a variety of incentives including waiving fees and eliminating parking requirements.
o Carriage Houses – Under Program H-4.A. Carriage House Program, the City will encourage the conversion of 103 Carriage Houses across varying income levels through a variety of incentives waiving fees and eliminating parking requirements.
• Program H-3-A. Assistance to Extremely Low-Income Households o Assistance to Developers: Emphasize funding for housing developments affordable to extremely low-income households and feasible incentives and regulatory concessions to encourage the development of different housing types (including multifamily and single-room occupancy projects).
o Technical Assistance: Provide technical assistance to developers regarding the City’s lower-income sites, funding opportunities, as well as housing overlays on commercial properties that allow for mixed-use development on some sites and density bonus incentives (make the availability for technical assistance known to developers at the outreach meeting referenced above). • Program H-3.B: Housing Opportunities for Persons with Special Needs o Reduced parking for studio and one-bedroom units with affordable multifamily projects (considered on a case-by-case basis);
o Waive covered parking requirements for affordable developments; o Opportunity for deferred or reduced fees for affordable units (beyond inclusionary housing requirements), and
o Development impact fee waivers for 100% affordable housing projects.
26. Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and type of development. The City does not have any growth management measures in place that would impede the development of housing.
27. Inclusionary Housing Policy
The City of Coronado has an Inclusionary Housing Program. Residential developers of projects with two or more units must incorporate affordable housing into their projects or pay an in-lieu fee. The development must set aside 20 percent of the units in each project as affordable or pay an in-lieu fee of $7,000 per market-rate dwelling unit.
Revenues from this in-lieu fee, plus interest earned on these funds, are placed into an Affordable Housing Special Revenue Fund. The Affordable Housing Fund could be leveraged with other funding sources.
With limited development capacity and the focus of any new construction activity on redevelopment and improvement of existing properties, the City has found limited capacity to generate significant units due to the relatively limited growth opportunities in the City. Given the longstanding history of the City's inclusionary housing policy, developers are well-acquainted with the program and incorporate any related costs into their feasibility Attachment 3
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analyses. Developers may simultaneously seek a density bonus and associated incentives, a practice permitted by the City for inclusionary units that align with State density bonus law. The ordinance offers flexibility by allowing alternatives to on-site construction.
The City does not believe the inclusionary policy is a hindrance to new development activity. The City will be seeking to increase the in-lieu fee under Program H-2.B. Local Funding for Affordable Housing found in Section 8: Housing Plan. The City will continue to monitor this policy, among other housing-related policies, under Program H-5.C.
Availability of Housing Related Policies and Regulations found in Section 8: Housing Plan.
28. Specific Plans
Orange Avenue Corridor Specific Plan
The Orange Avenue Corridor Specific Plan was adopted on November 4, 2003, and amended four times with the most recent amendment in April 2014. The Specific Plan does not have an expiration date. The Orange Avenue Corridor Specific Plan is primarily comprised of the Orange Avenue corridor between First Street and Adella Avenue.
This area includes the Downtown and Uptown commercial areas, as well as multi-family residential, civic center, and open space. The specific plan intends to guide and regulate development in to maintain Coronado’s “village” character.
Residential development is regulated by the specific plan to provide for high-quality, multiple-family dwelling unit structures in an intensely developed residential environment with a minimum of 1,090 square feet of land area per dwelling unit and a 3,500 square foot lot or building site. Development is restricted to 40 dwelling units per acre.
Housing within the specific plan area primarily includes for-sale condominiums and rental properties in multi-family configurations; existing single-family detached units also exist. The following residential uses are permitted:
o Multiple dwelling structures on a minimum of 3,500 sq. ft. lot or building site. o Single-family dwelling buildings or duplexes of a permanent character, permanently located on a minimum 3,500 sq. ft. lot or building site.
o Residential care facility, supportive housing, and transitional housing. o Mixed-use developments with residential above commercial uses are prohibited.
Coronado Cays Specific Plan
The Coronado Cays is a planned residential community on the Silver Strand in the Southerly portion of Coronado and is surrounded by a bay and State beach. The Specific Plan was adopted in 2001 and details land use and development regulations. The Specific Plan permits multiple-family, townhouse, and detached single-family residential construction. Residential development is restricted to an average density for the total project of 10.89 dwelling units per acre. Municipal Code Title 90 provides the provisions, zoning districts, and standards for the Specific Plan area. It is important to note that no Opportunity or Pipeline Sites are within this specific plan area.
29. Housing for Persons with Disabilities and other Special Needs Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act require governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.
The Housing Element Update must also include programs that remove constraints or provide reasonable accommodations for housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location, and discrimination, which could limit the availability of housing for disabled Attachment 3
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persons. The City has included Program H-3.B. Housing Opportunities for Persons with Special Needs to address constraints in the development, maintenance, and improvement of housing for persons with disabilities.
30. Reasonable Accommodation
Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances. The Building Official or decision-making body may grant the requested accommodation or grant it with modifications if all of the following findings can be made:
• The housing which is the subject of the request will be used by an individual or a group of individuals considered disabled under the Acts;
• The accommodation requested is reasonable and necessary to make specific housing available to the individual or group of individuals with disability or disabilities under the Acts; • The requested reasonable accommodation would not impose an undue financial or administrative burden on the City; and
• The requested reasonable accommodation would not require a fundamental alteration like a City program or law including, but not limited to, land use and zoning.
The following criteria, among other factors, may be considered by the decision-making body or Building Official regarding the reasonableness of the requested accommodation:
• Whether there are alternative reasonable accommodations available that would provide an equivalent level of benefit; and
• Whether the requested reasonable accommodation substantially affects the physical attributes of the property.
Based on these policies, the City has not denied any reasonable accommodation requests made by the public. The City has evaluated various special needs programs for effectiveness and the cumulative impact of these programs and policies. Because much of the City’s involvement and support of these programs is mainly through local regulatory support and referral to a variety of County programs, the City generally feels the cumulative impact of the implementation of various programs and policies to meet the needs of its current population. The City has also augmented the policy program to provide various programs that support and further address the needs of a variety of special needs populations.
Under Program H-5. K. Reasonable Accommodation Ordinance Amendment, the City will modify the existing ordinance to ensure objectivity in the decision-making criteria, and when assessing the reasonableness of a requested accommodation that poses a detriment to surrounding uses, the review authority will explore whether reasonable alternatives exist, providing an equivalent level of benefit to the disabled individual or group.
31. Development Application Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law. In general, these development fees can be a constraint to the maintenance, improvement, and development of housing because the additional cost borne by developers contributes to overall increased housing unit costs. However, the fees (as provided in Table 3-9) are necessary to Attachment 3
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maintain adequate planning services and other public services and facilities in the City. These fees have not been found to function as a constraint to the development of housing in Coronado.
Table 3-9. Planning Applications and Fees
Permits Fee
CEQA
Categorical Exemption $179
Initial Study $3,225
Negative Declaration $1,744
Mitigated Negative Declaration $3,000
Environmental Impact Report (EIR) $10,000
EIR Addendum/Supplements/Recertification $10,000
Environmental Mitigation Monitoring $3,000
Technical Review of Consultant Reports $5,000
California Coastal Act Related
Local Coastal Program Amendment $14,657
Coastal Permit $3,617
Coastal Permit w/other Permit $1,245
Coastal Permit Amendment $3,012
Emergency Coastal Permit Waiver $878
Coastal Permit Exemption $737
Coastal Permit Appeal $594
Low-Cost Visitor Accommodation In-Lieu Fee (per
room) $30,000
General Plan/Zoning
Determination of Use $1,424
Determination of Development $1,305
Planning Commission Interpretation $1,424
Development Agreement $5,000
Zoning Map Amendment (1) $5,000
Zoning Ordinance Amendment (1) $5,000
General Plan Amendment (1) $5,000
Planning Commission Variance $3,569
Zoning Administrative Variance $2,656
Major Special Use Permit $5,526
Major Special Use Permit Amendment $4,517
Minor Special Use Permit $3,439
Minor Special Use Permit Amendment $3,439
Parking Plan $4,718
Parking Plan with Other Permit $2,360
Tentative parcel map planning fees $5,099
Tentative Parel Map Engineering Fees $3,000
Final Parcel Map $1,744
Parcel Map Amendments $4,411
Parcel Map Extension $689
Major Subdivision Tentative Map Planning Fee $5,204
Major Subdivision Tentative Map Engineering Fees $3,000 Major Subdivision Final Map $2,040
Subdivision Map Amendment $4,718
Subdivision Map Extension $689
Lot Line/Boundary Line Adjustment $760
Lot Consolidation $760
Administrative Permits Application for Business Occupancy $239 Home Occupation Permit $37
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Table 3-9. Planning Applications and Fees
Permits Fee
Large Family Daycare $559
Noise Permit $85
Temporary/Movable Sign Permit $85
Wireless Admin. Special Use Permit $2,475
Design Review
Minor Design Review Application/Amdt $239
Major Design Review Application/Amdt $713
New Commercial and Multi-Family $949
Historic Preservation
Historic Designation $921
Historic Resource Alteration (HAP) Permit $120
HAP with Demolition $3,390
HAP with Code Exceptions $120
Mills Act Preservation Agreement $102
Notice of Intent to Demolish $921
Miscellaneous Planning Items
Applicant Appeal of Decision $594
Appeal by Other than Applicant $594
Business Proposal Review $344
Discretionary Compliance Review $700
Large Public Notice Distribution >50 $357
Major Zoning Plan Check $500
Minor Zoning Plan Check $85
Newspaper Public Notice/Re-notice $85
Preliminary Proposal Review $630
Reasonable Accommodation Request $393
Service Request/Research Project $393
Sidewalk Vending Application Permit Fee $209
Sidewalk Vending Application – Renewal $104
Zoning Letter $228
Notes:
(1) The listed fee total is a deposit and will require additional funds.
Source: City of Coronado, Department of Community Development Planning Fee Schedule (3/19/2019).
Table 3-10. Engineering Fees
Type Fee
Plan Check
(based on estimated
construction cost)
Up to $2,000 $167
$2,001 to $10,000 $203
$10,001 to $50,000 $239
$50,001 to $100,000 $262
$100,001 to $250,000 $262
Over $250,000 – each addition $100,000 $144
Recheck (each) $73
Inspection
(based on estimated
construction cost)
Up to $2,000 $86
$2,001 to $10,000 $120
$10,001 to $50,000 $156
$50,001 to $100,000 $203
$100,001 to $250,000 $274
Over $250,000 – each addition $100,000 $179
Recheck (each) $60
Encroachment Permits Residential Hardscape $400
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Table 3-10. Engineering Fees
Type Fee
Residential Water Conservation Projects $0
Residential Structure $400
Review of Required Studies
Traffic Study – Review of Private Property Project Study $1,000 deposit Seismic Review – Review of Geologist Study or Peer
Review Analysis $5,000 deposit
Other Permits Abandonments $690
Grading Plan Check $382
Parcel/Tract Maps Contract Processing and Administration $215 Re-Check $1220
Dwelling Units and
Habitable/Living Units
Each single-family dwelling unit $6,790
Each dwelling unit of a multi-family dwelling, apartment, condominium, or townhouse regardless of the number of
bedrooms
$5,431
Each living/habitable unit (motel, motor hotel, hotel,
apartment hotel, lodging house, carriage house, or
boarding house without cooking facilities)
$2,360
Each hotel space with a kitchenette; Accessory Dwelling Unit
$4,075
Each space within a facility that is available for inhabited mobile homes, trailers, campers, or camp cars
$4,414
Storm Water Plan Check: New Construction $512
Storm Water Inspection: New Construction $512
SUSMP (10 units or more) $5,000 deposit
Source: Coronado Public Services Division Use Fee Schedule (Fiscal Year 2020-2021) The City of Coronado assesses impact fees on a project-by-project basis, taking into account the number of units proposed in the development and the impact these units may have on the local school district, parkland, circulation in the area, and sewage and water infrastructure. Table 3-11 provides the development impact fees as they relate to the development of housing in Coronado.
Table 3-11. Development Impact Fees
Type Fee
Regional Transportation Congestion Improvement
Program (RTCIP) Impact Fee
(SANDAG fee collected by the City)
$2,404.14 per net increase in residential dwelling units Affordable Housing
(Where a parcel of subdivision map is required for two
or more units or lots, 20% of the units shall be
affordable or the owner shall pay this in-lieu fee)
$7,000 per unit
School Impact Fee - Residential >= 500 sq. ft.
(school district fee collected by the City) $2.48 per sq. ft. of net increase of floor area Source: City of Coronado Development Permit Information (7/18/2018) Attachment 3
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The development fees associated with each project are dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting the necessary documents and plans promptly.
The estimated total development and impact fees for a typical single-family residential project, assuming it is not part of a subdivision and is consistent with existing city policies and regulations, can range from $9,800 to $12,900.
Estimated total development and impact fees for a typical multi-family residential project with ten units, assuming it is consistent with existing city policies and regulations range from $12,200 to $17,250.
The estimated fees for single-family residential projects were calculated based on the following approved projects in Coronado:
• 667 Ocean NC2006-001 -2,118 sf : $12,879.20
• 633 Adella ln NC2003-001 – 2,668 sf: $,9816.64
• 161 Alder St NC2002-001 – 3,430 sf: $11,592.20
The estimated fees for multi-family residential projects were calculated based on the following approved projects in Coronado:
• 434 Orange Avenue NC1907-004 – 8,522 sf: $12,229.79
• 1014 5th St NC1609-004 – 8,650 sf: $17,231.9
• 1115 9th St NC1706-002 – 11,977 sf: $14,753.61
These estimates are illustrative and actual costs are contingent upon unique circumstances inherent in individual development project applications. Considering the cost of land in Coronado, and the International Code Council (ICC) estimates for the cost of labor and materials, the combined costs of permits and fees are approximately less than one percent of the direct cost of development for single-family residential projects and for a multi-family residential project. Direct costs do not include landscaping, connection fees, on/off-site improvements, shell construction, or amenities. Therefore, the percentage of development and impact fees charged by the City may be an even smaller percentage of all direct and indirect costs included.
While fees have not been found to ultimately function as a constraint to the development of housing in Coronado, the City will implement the following programs to utilize the waiver of fees as an incentive to further the development of affordable housing.
o Program H-1.A. Accessory Dwelling Units (ADUs) - Expanding/extending fee waivers for ADUs beyond State law.
o Program H-1.B. Technical Assistance to Developers
o Program H-3.B. Housing Opportunities for Persons with Special Needs - including Development impact fee waivers for 100% affordable housing projects. o Program H-5.C. Availability of Housing-Related Policies and Regulations
32. Affordable Housing Assistance/In-Lieu Fees
The City of Coronado Subdivision Code Chapter 82.21 establishes affordable housing requirements and in-lieu fees.
The Code states that as a condition of approval of any tentative parcel map or tentative subdivision map for residential dwellings, condominiums, community apartments, stock cooperatives, or conversions comprising two or more lots or two or more dwelling units, the subdivider shall reserve 20 percent of the units for rent to low-income and very low-income households or sale to moderate-income households. The subdivider may instead choose to pay in lieu fees for every unit within the project to provide affordable housing.
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In Lieu fees are added to the affordable housing fund which is used to provide funding assistance for the provision of new affordable housing units within the City. As of October 2023, in lieu fees are established at $7,000 per unit.
The City will be seeking to increase the in-lieu fee under H-2.B. Local Funding for Affordable Housing found in Section 8: Housing Plan.
33. On-/Off-Site Improvements
On and off site improvements are generally limited to frontage (sidewalk, curb and gutter) and alleys and this is typically done after construction if something has been damaged in the process. Site improvements in the City consist of those typically associated with development for on-site improvements (street frontage improvements, curbs, gutters, sewer/water, and sidewalks), and off-site improvements caused by project impacts (drainage, parks, traffic, schools, and sewer/water). Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of the development of housing within the City and may also influence the sale or rental price of housing. The majority of costs associated with on and off-site improvements are undertaken by the City and recovered in the City’s development and impact fees. As analyzed above, the fees do not create a substantial burden on the overall cost of development or an impediment to the development of housing.
34. Building Codes and Enforcement
The City of Coronado’s construction codes are based upon the California Code of Regulations, Title 24 which includes the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building Standards Code, and California Referenced Standards Code. These are considered to be the minimum necessary to protect the public health, safety, and welfare of the City’s residents. With respect to local amendments to building codes and enforcement, the City requires permits for fences over two feet tall, revising this from the previous requirement of five feet tall.
In compliance with State law, the California Building Standards Code is revised and updated every three (3) years.
The newest edition of the California Building Standards Code is the 2022 edition with an effective date of January 1, 2023.
The Coronado Code Enforcement program helps maintain the quality of life for residents by assisting property owners with code violations and educating the public on the requirements of the Municipal Code. The Code Enforcement Division responds to written complaints and relies on voluntary non-judicial compliance. The City has not made any building code or code enforcement amendments in the past 8 years that directly affect or potentially hinder the development of housing in Coronado. No substandard structures have been observed and/or reported to the City Code Enforcement staff.
35. Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing.
Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information. Approval times are substantially lengthened for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or request variances. Applicants for all permits or reviews are recommended to request a pre-application meeting with the respective department to:
• Confirm City requirements as they apply to the proposed project; • Review the City’s review process, possible project alternatives or revisions; and Attachment 3
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• Identify information and materials the City will require with the application, and any necessary technical studies and information relating to the environmental review of the project.
All permit applications are first reviewed by City Staff for completeness, and discretionary applications must then receive a recommendation through a staff report before a review by the appropriate authority. Various applications may also require public noticing and a public hearing. Table 3-12 below identifies the appropriate review process for each planning permit application.
Table 3-12. Planning Application Review Process
Planning Application Public
Notice Hearing Planning Commission City Council
Zone Boundary Amendment X X X X
Variances X X X
Variance – Appeal X X X X
Temporary Structures
Fences, Hedges, and Walls R
Additionally, the following programs found in Section 8: Housing Plan are targeted at providing technical assistance for developers and streamlining the housing process.
o Program H-1.B. Technical Assistance to Developers
o Developing and posting an overview of the available incentives/concessions for developers on the City’s website with updates performed on an annual basis. o Prioritizing developer projects that include affordable units over other development applications. o Advising developers on how to maximize density bonus and/or seek waivers and concessions under State density bonus regulations.
o Dedicating staff to assist with affordable housing entitlement, permit, and fee processes and offering pre-application meetings upon request.
o Conducting an annual outreach meeting with housing developers each year to discuss sites identified in the Housing Element sites inventory that are available, density bonuses, and other incentives.
• Program H-2.H. Assist with the Development of Affordable Housing - Provide technical assistance to affordable housing developers in their applications for State and Federal funding. • Program H-3.A. Assistance to Extremely Low-Income Households - Technical Assistance: Provide technical assistance to developers regarding the City’s lower-income sites. • Program H-2.J. Faith Based Properties - Streamline affordable housing development on properties owned by religious organizations.
• Program H-5.A. Streamline Processes
o Provide priority streamlining for all projects that include affordable units. o Educate the public and developers on how to complete the development approval process and otherwise facilitate building permit and development plan processing for residential construction.
o Continue to provide development process handouts at the City Hall Community Development Department counter.
36. Single Family Dwellings Permitted by right and only needs a building permit. Applicants submit plans to the building department where Planning will review submitted materials, including review of site plans, and provide comments. Building permit applications are typically responded to within two weeks, both for initial submittals as well as resubmittals.
Applicants can voluntarily choose to go before the City’s Design Review Commission for an increase in FAR but are Attachment 3
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not required to. Once a permit has been issued it can typically take 8-15 months to complete construction and obtain a Certificate of Occupancy for a new construction dwelling.
37. Multi-Family Dwellings
Permitted by right but are required to obtain Design Review Commission approval before a building permit can be issued. Through that process, which includes review of site plans, the City confirms the project complies with the municipal code. Once the applicant receives Design Review approval, they then submit construction plans to the building department for a permit. That involves a planner reviewing the plans to confirm compliance with the municipal code. Once all comments are addressed and plans found in compliance with the municipal code, the City will provide approval and issue a permit. Typical Design Review applications are heard within 3 weeks of submitting a complete application with a 10-day appeal period before a building permit can be issued. Once a permit has been issued it can typically take 12-30 months to complete construction and obtain a Certificate of Occupancy.
38. Design Review Process
The design review procedure effectively upholds the City’s distinctive character and atmosphere without mandating a specific architectural style or demanding exceptional materials. The submission of materials boards and colored elevations is obligatory, but these conditions are standard in the project approval process. Colored elevations aid in comprehending how the project integrates into the nearby surroundings. Comparable to site plan review, design review streamlines the issuance of building permits, assures harmonious development that enhances the attractiveness of the urban environment, and incorporates an additional layer of community endorsement for discretionary projects.
The process for Design Review is outlined in Section 80.00.040 of the Coronado Municipal Code and as follows. The following items must be submitted to the Community Development Department:
• An application for design review on forms prescribed by the Community Development Department and accompanied by the required fees established by City Council resolution. • Nine copies of each of the following:
o Plot plan drawn to a scale of not less than one-eighth inch equals one-foot showing dimensions and size of each lot to be built upon or otherwise used; the size, shape, and location of existing and proposed buildings; and the location and layout of parking areas, parking spaces, and driveways. o A landscaping plan including the location of proposed plantings and screenings and the proposed location of fences, signs, and advertising structures. The Director of the Community Development Department may, at his discretion, waive this requirement when such applications as required in subsection (A)(1) of this section apply to other such minor changes where the submission of landscape plans would not, in his opinion, assist in describing the proposed change. o Exterior elevations of all sides of proposed new buildings and additions to existing buildings; exterior elevations of proposed remodeling or face lifting. In the case of additions to existing buildings, exterior elevations of both the addition and the existing building are required. o Exterior color samples.
o Such other information, drawings, plans, material samples, models, or renderings that may be required by the Community Development Department to assist the Commission in arriving at a decision. The use of color renderings and photographs is encouraged.
• The Community Development Department then determines whether the application is complete, and refers complete submittals, with its comments, to the Commission at its next available regular meeting. The Commission must act on the application within 30 days after such referral unless the applicant requests and the Commission grants an extension of time.
• The Department notifies the applicant in writing within 30 days of the application submittal if (and why) the application is incomplete. The applicant may appeal to the Planning Commission the Department’s Attachment 3
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determination that the application is incomplete up to 10 days after receiving notice of the Department’s decision. The Community Development Department refers the appeal, with its comments, to the Planning Commission at its next available regular meeting. The Planning Commission then acts on the appeal within 60 days after the appeal is received by the City unless the appellant and the City agree to a time extension of no more than 60 days.
• The Community Development Department advises the applicant in writing of the time, date, and place of the Commission’s consideration of the application, or appeal to the Planning Commission, and the final disposition thereof.
• The decision of the Design Review Commission is final unless appealed, and the decision of the Planning Commission on whether an application is complete is final.
The required processes for design review for all multifamily developments are in place to ensure the quality, conformity, and adequacy of multifamily development in Coronado. The City promotes development certainty and mitigates cost impact by providing clear and concise design review requirements for multifamily projects (as outlined in Section 80.00.090 of the Coronado Municipal Code). The requirements are as follows:
• Evaluation of the appearance of a project is based on the quality of its design and its relationship to its surroundings. Inappropriate, incompatible, bizarre, and exotic designs shall be avoided. • Buildings must have good scale and be in harmonious conformance with permanent neighboring development.
• Materials must have good architectural character, be of durable quality, and be selected for the harmony of the building with surrounding buildings. In any design in which the structural frame is exposed to view, the structural materials must meet the other criteria for materials. • New building components, such as windows, doors, eaves, and parapets, are required to have good proportions and relationship to one another.
• Colors must be harmonious.
• Mechanical equipment or other utility hardware on the roof, ground, or buildings will be screened from public view with materials harmonious with the building, or they cannot be visible from any public ways. • Exterior lighting will be part of the architectural concept. Fixtures, standards, and all exposed accessories shall be harmonious with the building design.
• Refuse and waste removal areas, service yards, storage yards, and exterior work areas must be screened from view from public ways, using materials as stated in the criteria for equipment screening. • Monotony of design in single- or multiple-building projects should be avoided. Variations of detail, form, and siting must be used to provide visual interest. In multiple-building projects, variable siting or individual buildings may be used to prevent a monotonous appearance.
Design review is not required for the following:
The City provides clarity to applicants in meeting the design review requirements through the:
• Design Review Commission – a five-member volunteer board appointed by the City Council whose appointed task is to “...achieve a beautiful, pleasant, principally residential community by fostering and encouraging good design, harmonious colors and materials, good proportional relationships and generous landscaping, and to protect the health, safety, comfort, and general welfare of the citizens of Coronado by providing for a design review process ... “ (CMC 80.00.010). The Commission reviews all matters referred to the Design Review Commission by the Planning Commission or City Council as well as projects requiring approval by the Commission. For projects found to be out of compliance with design review requirements, the Commission provides guidance and direction to help these projects meet compliance. • Design Review webpage on the City’s website – The webpage provides information on general procedures related to the design review process as well as links to application forms, informational documents, the Attachment 3
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General Plan’s “Community Design Element,” Municipal Code, Specific Plans, appeals process, and fee schedule.
• General Plan “Community Design Element” – Design guidelines and regulations are provided in this City document, accessible via the City’s Planning and Zoning webpage.
The City understands that the subjective nature of the design review standards can have the potential to create additional constraints to the development of multifamily housing through impacts on cost, supply, feasibility, and the approval certainty of housing, however, the current design review process has not presented a constraint to development within the jurisdiction. To help mitigate constraints related to the subjective nature of the design review standards, under Program H-5.L Design Review Ordinance Amendment, the City will revise the current ordinance to remove language requiring designs refrain from being “Inappropriate, incompatible, bizarre, and exotic” as findings of this nature are not a typical experience in the design review process.
Despite current verbiage of “inappropriate, incompatible, bizarre, and exotic designs shall be avoided” the Design Review Commission does not typically cite this when reviewing projects and have not denied a housing development design within the last 10 years. Additionally, staff will work with applicants on their design prior to application submittal, discussing what has raised an issue for the Commission in the past and what solutions there were. Most importantly, Pre-Design meetings are offered, free of charge to applicants in accordance with Coronado Municipal Code Section 80.00.037. This involves a meeting between City staff, the applicant, and two voting Commissioners from the Design Review Commission to discuss potential designs, issues, concerns, solutions, etc. In instances where further research or revisions are necessary to align with design review standards, the City collaboratively engages with applicants to facilitate the necessary adjustments and ensure the successful approval of projects. From 2015- 2023, only one project was denied due to design review processes, in which the applicant appealed and coordinated with the City, and the project was approved by the City Council. This approach underscores the City's commitment to working proactively with stakeholders to balance the imperatives of design excellence and housing development.
Therefore, the City’s design review process is not considered an impediment to the development of housing.
39. Senate Bills 35 and 423
California Senate Bill 35 (SB 35), codified in Government Code Section 65913.41 became effective January 1, 2018, and will sunset on January 1, 2026 (Section 65913.4(m)). However, SB 423, passed by the California Legislature in September 2023 and awaiting the Governor’s signature, would extend the expiration to 2036, apply to property within the California Coastal Zone (beginning January 1, 2025), and apply to jurisdiction without a certified housing element among other requirements. The intent of both SB 35 and 423 is to expedite and facilitate the construction of affordable housing. SB 35 and 423 apply to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above moderate- and lower-income levels as mandated by the State. To meet the affordable housing goals, SB 35 and 423 require cities and counties to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process. The City of Coronado is one of 238 cities that has insufficient progress towards their Lower Income RHNA and is therefore currently subject to the streamlined ministerial approval process for proposed developments with at least 50% affordability. However, the City is committed to continuing to process applications and permits promptly, creating Program H-5.J Adopt SB 35 Streamlining Written Procedures.
40. Military Land
Located within the City of Coronado are the Naval Base Coronado’s (NBC) Naval Amphibious Base, Naval Air Station North Island Base, and the Silver Strand Training Complex. The facilities make up approximately 67% of Coronado land area and include the main base, training beaches, California’s least tern preserve, recreational marina, enlisted family housing, and a state park. The NBC’s land is owned by the Federal Government. The City has included Program H-1.E. Track Navy Housing Development in Section 8: Housing Plan to address the use of military-owned lands to accommodate the City’s RHNA allocation.
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41. State and Federal Constraints
Lack of Federal and State Funding and Subsidies for Affordable Housing Market dynamics and governmental regulations contribute to escalated expenses in affordable housing development, surpassing the costs associated with market-rate housing projects. These contributing factors encompass the necessity to secure multiple funding streams, resulting in project delays, prevailing wage premiums, and adherence to sustainable development standards, which, while promoting sustainability, simultaneously elevate costs. As delineated in Section 6 - At-Risk Affordable Housing in this Housing Element, data from the California Tax Credit Allocation Committee reveals that the average development cost per unit for newly constructed affordable multifamily projects in the region, benefiting from Low-Income Housing Tax Credits, stands at $577,548. The exorbitant development costs stem from elevated land and labor expenses, density limitations, development fees, and the intricacies of financing.
Despite the significant need for affordable housing statewide, both State and federal governments allocate inadequate funding subsidies to meet the RHNA-mandated number of affordable units. Public subsidies often fall short of fully financing individual affordable housing projects, necessitating developers to navigate a protracted and intricate process of leveraging multiple State and federal funding sources, along with private lending. Federal funding, a substantial resource for California's affordable housing development, has faced cutbacks in recent years, exacerbating the challenges posed by a growing population of severely cost-burdened low-income renter households. Specifically, between 2003 and 2015, Community Development Block Grants and HOME funds allocated to California for affordable housing development witnessed declines of 51% and 66%, respectively. These reductions, coupled with heightened demand for affordable housing, intensify the competitiveness of funding sources in this crucial sector.
The City of Coronado lacks the internal financial capacity to subsidize affordable housing adequately, necessitating external support from State and Federal entities. This financial reality underscores the city's need for collaborative efforts with higher-level governments to address the imperative for sustainable and effective solutions in response to the community's economic dynamics.
Redevelopment Dissolution
In 2012, State legislation led to the dissolution of all redevelopment agencies in California, profoundly impacting the landscape of affordable housing development. Redevelopment, a tax increment financing mechanism, empowered cities, and counties to reinvest a greater share of property tax growth from designated "blighted" areas into those areas to address blight. Previously termed "urban renewal" before 1979, this tool was employed by over 400 cities and counties statewide, allocating 20% of tax increment funds to affordable housing projects. The dissolution of redevelopment, a significant and permanent source of affordable housing funding, resulted in the loss of over $2 billion annually for affordable housing at the state level. Although attempts were made to replace redevelopment with Enhanced Infrastructure Financing Districts and Community Revitalization Investment Areas, these alternatives generate only a fraction of the local funding previously available. Over the past decade, only a few Enhanced Infrastructure Financing Districts have been adopted statewide, with no Community Revitalization Investment Areas.
Consequently, the absence of adequate replacement tools, coupled with soaring land prices, has impeded affordable housing creation in Coronado.
Notably, the city has initiated inclusionary housing requirements, and there are considerations to increase in-lieu fees, as outlined in Program H-2.B. Local Funding for Affordable Housing in Section 8 – Housing Plan. This strategic approach aims to bolster funds for affordable housing, potentially incentivizing developers to contribute more substantially to affordable housing development rather than predominantly opting for the in-lieu fee, a trend that has resulted in limited construction of affordable housing under the current ordinance.
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C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” as part of home rental or sales rates. However, such infrastructure costs do not represent a barrier in Coronado because as a built-out community, Coronado’s infrastructure is built out and in place. Therefore, the high development costs often associated with installing infrastructure systems in other communities are not found in Coronado.
1. Electricity and Natural Gas
The City of Coronado receives gas and electricity services from the San Diego Gas and Electric Company (SDG&E).
The service provider committed to increased sustainability methods in 2020 to ensure reliable service is available to all communities. Approximately 40% of the electricity SDG&E provides comes from renewable sources, such as solar and wind – exceeding California’s mandate to have 33% renewable energy by 2020.
In the last quarter of 2020, SDG&E served an average of 8,285 residential customers for electricity services with an average total of 5,688,560 Watthour (Wh) and 685 Wh per customer. Similarly, in the same quarter, SDG&E provided gas services to an average of 6,270 residential customers, providing an average total of 252,589 Therms and 40.3 Therms per customer. SDG&E has adequate capacity to provide utility service to increased residential customers, specifically, 912 additional households over the 2021-2029 planning period.
2. Water Supply and Wastewater Capacity
Among the municipal services that the City of Coronado provides are the functions of water, wastewater, and clean water (stormwater pollution prevention).
Water Supply
The Coronado Water system is served by treated surface water purchased from the City of San Diego. The City of San Diego receives around 90 percent of its raw surface water from the San Diego County Water Authority (SDCWA), the remaining water is supplied by local reserves. The SDCWA receives the majority of its water supply from the Metropolitan Water District of Southern California (MWDSC), which has two main water sources: the Colorado River and the Sacramento River Delta.
The City of San Diego has three water treatment plants that treat its available raw water supplies. The Coronado System receives its drinking water from only two of the City’s three water treatment plants (WTPs): Alvarado and Otay.4 California American Water (CAW) is the service provider for the City of Coronado; CAW provides water services to more than 690,000 people nationwide. The CAW serves an average of 80 million gallons per day (MGD) to the San Diego Region. CAW’s services can accommodate an increased growth of 912 housing units over the 2021 to 2029 planning period.
Sewer Area and Sewer System
The City of Coronado is located on a peninsula on the western side of San Diego Bay. The City serves a population of approximately 26,500 customers within a 13.5 square mile area. The City’s wastewater collection system consists of approximately 45 miles of gravity and pressurized pipelines, approximately 750 manholes, and sixteen (16) pump stations. On average, the City, which is considered built-out, transfers approximately 3.2 million gallons per day (MGD) of sewage, including sewage flows from the Naval Amphibious Base (NAB) and the Naval Air Station North Island (NASNI). Although NAB and NASNI own and operate independent sewage facilities, they contract with the City 4 2019 Annual Water Quality Report, Coronado, California American Water.
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to convey the flows through the City’s system to the Transbay Pump Station from where it is pumped to the City of San Diego’s Metropolitan wastewater collection system and conveyed to the Point Loma Wastewater Treatment Plant.5
The goal of the City is to provide safe, effective, and efficient operation of the City’s wastewater collection and conveyance system through:
• Proper management, operation, and maintenance of all parts of the system; • Reduced occurrences of, and potential for, SSOs;
• An effective Fats, Oils, and Grease Control Program;
• Assurance of adequate capacity to convey peak wastewater flows; • A current long-range planning and improvement plan;
• Compliance with all regulatory requirements;
• Protection of the public’s health and safety;
• Effective public information and education efforts; and • Protection of the environment.
3. Operations and Maintenance
The City is committed to a regular sanitary sewer system maintenance program. To minimize and prevent system blockages and preserve and extend the useful life of the sanitary sewer system, the City’s Preventive Maintenance Program primarily includes scheduled maintenance of wastewater facilities including sewer pump stations and wet wells, and the routine cleaning of the wastewater collection system pipelines.
4. Stormwater Management
The Storm Water Division is responsible for implementing and enforcing the National Pollution Distribution Elimination System (NPDES) and monitoring the City’s stormwater. The division operates and maintains specific policies and procedures designed to improve water quality within the City. Several key components of Coronado’s program include:
• Development Construction Project Review/Approval - Storm Water related; • Structural maintenance (storm drain line cleaning, storm pump stations, nuisance, and first rain flush diverter cleaning and inspection, and video inspection); • Water quality monitoring;
• Street Sweeping;
• Commercial business inspections (gas stations and restaurants, etc.); • Construction site inspections (perimeter control, material storage, discharges, general housekeeping); • Municipal site inspections;
• Special investigations (illicit connections, illegal discharges, irrigation runoff); • Education (municipal staff, residents, contractors, and businesses); • Public Participation (beach and bay clean-ups); and
• Monitoring of residential areas (irrigation runoff, prohibited discharges). 5 City of Coronado, Sewer System Management Plan, 2009.
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5. Fire and Emergency Services
The City of Coronado’s Fire Department’s mission is to maintain a highly trained, professional organization providing excellent service to our community, region, state, and each other through duty, honor, respect, and family. The purpose of the department is to accomplish the following goals:
• To ensure fiscal responsibility while delivering the highest level of customer service possible. • To foster and maintain an atmosphere of mutual cooperation throughout the community. • To eliminate future fire hazards and ensure access and firefighting capabilities through planning, code enforcement, and plan checks.
• To respond quickly to and extinguish fires to minimize the loss of life, damage to property, and economic impact upon the community.
• To provide the best available emergency medical support and transport system to the residents and visitors of Coronado.
• To ensure that the City and its residents are prepared to effectively respond to major disasters by providing information and education in the areas of fire safety and emergency preparedness. • To provide prompt and courteous responses to public calls for service and fire hazard complaints. • To provide assistance and rescue operations to swimmers and boaters in the ocean and bay. Provide beach visitors with safety information related to beach and surf conditions.
The department achieves these goals through fire administration, operations and training, Emergency Medical Services, fire prevention and public education, and emergency preparedness.
6. Fire Division
The Fire Prevention and Education program is responsible for enforcing rules and regulations for the prevention/control of fires and fire hazards and for enforcing laws and codes governing the use, handling, transportation, and disposal of hazardous materials. The program oversees the investigation of incidents to determine the cause, origin, and circumstances involving fires and unauthorized releases of hazardous materials.
This program is also responsible for educating the public in Fire Prevention awareness, and Life and Fire Safety.
The Operations program is responsible for the application and oversight of all hazardous service delivery to the community for both emergency and non-emergency activities. The Department maintains two fire stations, located at 1001 6th Street (Fire Station 36) and 101 Grand Caribe Causeway (Fire Station 37). Each station is staffed with a Chief, one engineer, and at least two firefighters/paramedics. The stationsrespond and provide life-safety protection throughout the City. The City maintains one truck company, one engine company, and a paramedic emergency transport unit led by a Battalion Chief, completing the 24-hour emergency response capabilities. Additionally, the department participates in a robust mutual aid system in the region to ensure the response of additional resources as needed.
In 2019 the Department conducted 357 inspections, responded to 1,646 rescue and/or emergency medical incidents, and a total of 2,255 incidents. The Department is strategically employed and serves the entirety of the community, and additional housing within the City would not pose a constraint on the existing fire services.
7. Emergency Medical Services
The Coronado Fire Department employs trained paramedics and firefighters who are cross trained to ensure they can handle a variety of emergencies. There are currently 19 paramedics in the Fire Department. They operate out of the main fire station on Sixth Street and the fire station in the Cays. Paramedic training includes Advanced Life Support (ALS) training, which enables them to provide lifesaving care on-site, including initial treatment for heart attacks and medication administration. Each paramedic in the department is also a trained firefighter, which enables them to assist in any emergency situation.
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As each paramedic is also trained to fight fires, each firefighter is an emergency medical technician (EMT). EMTs are trained in basic life support. The goal of EMTs is to quickly evaluate a patient’s condition and to maintain a patient’s breathing and circulation, control external bleeding, prevent shock, and prevent further injury by immobilizing potential spinal or bone fractures.
8. Beach Lifeguards
The Coronado Lifeguard Services operates under the City’s Fire Department. Coronado Lifeguard staff are certified by the United States Lifesaving Association (USLA) as an “Advanced Lifeguard Agency” in national training and equipment standards. The Lifeguard Services faction handles several community organizations, such as the City’s Jr.
Lifeguard Program, and routinely monitors water quality in Coronado. The Lifeguard Department employs one Lifeguard Captain, two Lifeguard Sergeants, and four Beach lifeguards who monitor beach safety and emergencies.
9. Disaster Preparedness
The Disaster Preparedness Division educates and prepares City staff and the community for major emergencies and disasters. The Division maintains the City’s Emergency Operations Plan and hazard-specific annexes, as well as ensures City employees receive basic training as emergency response workers.
The City of Coronado’s Fire and Emergency Services are provided strategically within the built-out coastal community. The creation of additional housing during the 6th Planning Cycle would affect density, population, and traffic; however, there is adequate time for emergency services to respond to changing service demands. The future development of additional housing or increased densities in the City would not cause an increased burden on the City’s Fire Department that could not be addressed during the planning cycle.
10. Police Services
The City of Coronado’s Police Department’s mission is to provide superior public safety services to enhance the quality of life for the community. Members of the Coronado Police Department are dedicated to accomplishing this mission by maintaining public peace and order through fair and impartial enforcement of law and superior police service, fostering an environment of cooperation and trust within our organization and the community, conducting public business efficiently and effectively, challenging the future with a spirit of optimism and innovation, and valuing their employees as their most important resource. The department employs 67 paid staff and uses 40 civilian volunteers for the Senior Volunteer Patrol agency.
The Chief of Police is responsible for administering and managing the Coronado Police Department. There are two divisions in the Police Department as follows:
• Support Services - The Support Services Division consists of the Investigations Unit, Community Relations & Training, Finance, Dispatch, Records, Professional Standards, Facility Management, School Resource Officers, and the Senior Volunteer Program.
• Field Services - The Field Services Division consists of Uniformed Patrol and Traffic, Parking, Animal Services, and Special Events.
The City of Coronado’s Police Services are provided strategically within the built-out coastal community. It is not anticipated that any new police facilities would be required as a result of development on housing sites facilitated by the Housing Element. Therefore, this does not place a constraint on development. In fact, the current Police station in the City is one of the identified Opportunity Sites that would involve redeveloping the property to include housing units.
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D. Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing. Environmental issues range from the conservation of biological resources to the suitability of land for development due to potential exposure to seismic, flooding, wildfire, and other hazards. This section summarizes these potential constraints in the City of Coronado.
1. General Environmental Setting
The City of Coronado lies on a peninsula, about 9.5 miles long, that partially encloses San Diego Bay. Regional access to the site is via State Route 75 (SR-75 or Silver Strand Boulevard), which crosses San Diego Bay at the San DiegoCoronado Bridge and intersects Interstate 5 (I-5) in the City of San Diego 2.6 miles northeast. The City of Coronado is a substantially developed city with little, if any, vacant land available for development.
Due to its geographic location, the City of Coronado is susceptible to a variety of both man-made and natural disasters and emergencies. Emergencies may occur individually or in combination with others. They may vary in degree of predictability, suddenness, and severity. Like most Southern California coastal cities, Coronado is at high risk of drought, earthquakes, seiches, tsunamis, flooding, and severe storm conditions.6 Both the City’s geology and its topology affect Coronado’s development potential. The City of Coronado is a peninsula bounded by the Pacific Ocean and San Diego Bay, with extensive portions either beach or sensitive habitat on Federal or State lands. The City is predominantly flat, with its highest points at about 40 feet above sea level.
Three Naval bases occupy the Federal lands, and the State lands host various public or private recreational uses controlled by the San Diego Unified Port District, the State Lands Commission, or the California Parks Service. Naval Air Station North Island contains an airfield whose runway ends near the City’s western residential neighborhoods, thereby restricting how they can be re-developed. Active earthquake faults cross the City, and soils that are susceptible to liquefaction and a high water table further constrain development in areas of the community.
Moreover, only one road up the peninsula and one bridge across the bay (both SR-75) provide traffic links to the rest of the region. Portions of SR-75 are occasionally highly congested and can be disrupted by disasters or emergencies.
These environmental constraints limit the possible expansion and densification of the City.
The City lists the following goals for disaster preparedness:
• Maintenance of a timely, well-prepared, and well-coordinated response plan that will minimize potential damage to life, property, and the environment, resulting from natural and man-made disasters. • Centralized emergency and disaster preparedness management that provides for clear authority, direction, and communication during emergencies and disasters. • An informed community that knows how it could be affected by a disaster and is motivated to learn how to prepare for one.
• A prepared community and trained emergency management team that can work together during disaster operations for safe and effective response and recovery.
Below are the types of natural disasters that may affect the community of Coronado as well as may create a constraint to the development of housing within the City.
2. Geologic and Seismic Hazards
Faults, Landslides, earthquakes, and land subsidence are examples of geologic hazards that could endanger a community, all of which can pose threats to life and property. Geologic faults determine and impact many other geologic hazards that may affect Coronado. Ground failures such as liquefaction, lateral spreading, differential settlement, and subsidence are additional possible hazards for Coronado. In particular, earthquake-triggered 1 City of Coronado, Disaster Preparedness Element.
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differential settlement or lateral spreading due to liquefaction can be expected in areas of hydraulic fill along the margins of San Diego Bay.
Earthquakes have long been viewed as a significant hazard in California, though San Diego has historically been considered a lower-risk area.
7 The design and construction of any future proposed projects are required to be in compliance with the seismic safety standards set forth in the most current California Building Code (CBC) in effect at the time grading and building permits are obtained. In general, compliance with the CBC would include the incorporation of: (1) seismic safety features to minimize the potential for significant effects as a result of earthquakes; (2) proper building footings and foundations; and (3) construction of the building structure so that it would withstand the effects of strong ground shaking. Proper engineering and design, along with mandatory compliance with the Uniform Building Code and CBC guidelines would minimize the risk of structural collapse and the risk to life and property from potential ground motion within the project area.
The project area is in the Silver Strand section of the Rose Canyon Fault Zone (RCFZ). The RCFZ is a right-lateral, strike-slip fault running in a north-south direction through San Diego County resting beneath the heart of San Diego.
According to the San Diego Earthquake Planning Scenario Report, produced in 2020, excavations along Morena Boulevard (Rockwell et al. 1991) uncovered evidence of a series of major historic ruptures along the RCFZ in the Holocene Period. These findings, historic seismicity, and geomorphic features led the California Geologic Survey (CGS) to declare the fault zone active and to establish Alquist-Priolo Earthquake Fault Zones from La Jolla south and in downtown San Diego. The same report noted that the RCFZ consists of a system of crustal, right-lateral, strike-slip faults and diverging strands that pass under the airport, Seaport Village, Convention Center, and Tenth Avenue Marine Terminal areas of downtown San Diego and cross the San Diego Bay through Coronado and under the Coronado Bridge. Specific risks associated with the RCFZ according to the report’s scenario and methodology can be found on pages 13 to 25. Additional geologic and seismic hazards are detailed in Section K of the City’s General Plan.
The City’s Community Development Department (Building Division) enforces earthquake building code standards.
Additionally, all City projects are subjected to an environmental assessment initial report which provides site-specific information on existing natural hazards and other environmental concerns. The City’s zoning ordinances and the CBC support mitigation efforts through the enforcement of earthquake standards.
Coronado recently adopted the 2022 CBC to ensure compliance with state requirements and the City’s Community Development Department, in its review of applications for building permits, follows the “Recommended Lateral Force Requirements and Commentary’’ prepared by the Structural Engineers Association of California to assure the structural integrity of buildings. Additionally, Caltrans retrofitted approximately 270 of the highest-risk stateoperated structures in San Diego as a part of a statewide retrofit program, including the Coronado Bridge. The City’s Emergency Management report also identifies the following actions and objectives for mitigating the risks associated with geologic and seismic hazards:
o Develop a comprehensive approach to reducing the possibility of damage and losses due to geological hazards.
o Maintain the quality of infrastructure and construction that exists in fault zones. o Ensure all development in fault zones avoids or withstands geological hazards. o Protect existing assets with the highest relative vulnerability from the effects of geological hazards.
o Confirm building standards for new and existing buildings for geological hazards. o Address identified data limitations regarding the lack of information about the relative vulnerability of assets from earthquakes (e.g., data on structure/building types, reinforcements, etc.).
2 San Diego County, Earthquake Planning Scenario, 2020.
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While geologic and seismic hazards are present in the City, proper mitigation and action are taken by the City to reduce risks associated with such hazards, therefore, they are not considered a constraint to the development of housing within the City.
3. Flooding
Flooding in the City of Coronado is associated with its proximity to the ocean. Because of its location between the Pacific Ocean and San Diego Bay, and its low topography, Coronado is susceptible to damage from tsunamis and seiches. Tsunamis, or seismic sea waves, are oceanic waves that are generated by earthquakes, submarine, or shoreline volcanic eruptions, large submarine, or shoreline landslides, or even meteorites. Seiches are similar waves in enclosed bodies of water such as bays generated by the same phenomena as tsunamis or by-passing atmospheric disturbances.
According to the City’s Safety Element, the geometry of the area’s coastline, and the region’s sea-floor ridges, canyons, and off-shore islands shield Coronado’s oceanfront from a tsunami generated far off-shore. Seiches are not known to have caused damage beyond San Diego Bay’s shoreline, but the historic record for the San Diego region is too short to be conclusive for either tsunamis or seiches. The Safety Element also designates both shoreline erosion and sea level rise as potential risks for the City of Coronado, and according to the report recommends that coastal planners and engineers use at least the past century’s pace of sea-level rise for planning periods up to about 25 years.
According to the City’s Emergency Operation Plan, coastal storms and flooding have the potential to cause losses as the City is surrounded by water. Flooding risks within the City of Coronado are primarily related to sea level rise, tsunamis, and coastal erosion. While these hazards have associated risks, the City has not experienced any. The City’s Emergency Management report identifies the following actions and objectives for mitigating the risks associated with flooding:
o Develop a comprehensive approach to reducing the possibility of damage and losses due to floods.
o Investigate methods to enhance survivability in low-lying areas. o Purchase/maintain equipment for water removal in areas prone to flooding. o Maintain infrastructure in known flood areas.
o Continue to participate in the National Flood Insurance Program and review applications for conformance with NFIP standards. Periodically review City compliance with NFIP requirements, as resources become available.
o Coordinate with and support existing efforts to mitigate floods (e.g., US Army Corps of Engineers, US Bureau of Reclamation, California Department of Water Resources). o Make contacts and develop a network during EOC exercises.
In addition to FEMA regulations, the City of Coronado Municipal Code Title 68, Floodplain Management Ordinance, also addresses methods of reducing flood losses in special flood hazard areas in the City. Specifically, Section
68.50.060, Coastal High Hazard Areas, identifies certain standards required for projects within coastal high hazard areas. Compliance with both the FEMA guidelines and the City of Coronado Municipal Code Title 68, Floodplain Management Ordinance would be required for any future development related to the project.
4. Fire Hazards
Nearly all cities are at risk for some type of fire hazard, these may include wildfire, urban fires, and fires on the wildland-urban interface. The topography in the area is generally level and near sea level and lacks wildland vegetation that would exacerbate wildfire risk. As a totally developed urban peninsula surrounded by the Pacific Ocean and San Diego Bay, wildfires are of little concern in the vicinity of the proposed project. The project site is not located within a State Responsibility Area or a very high fire hazard severity zone. However, there is some minor, Attachment 3
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sparse native vegetation on the Silver Strand portion of the peninsula that is susceptible to brush fires, and some of this brush is near Navy housing areas and the Coronado Cays residential development.
According to the City’s Safety Element, the primary fire hazard in Coronado is that of a densely developed urban or suburban area where fire spreads directly from one structure to another nearby one. Therefore, maintaining separation between such structures, requiring fire-resistant construction materials and design, and assuring adequate firefighting access through streets and alleys is of great importance to the community.
Additionally, as specified in the City’s Emergency Operations Plan, the City’s zoning ordinances and the California Building Code support mitigation efforts through the enforcement of fire codes. Other city regulations help mitigate potential hazards through several code enforcements such as installation of water systems of adequate size and pressure for firefighting and ensuring adequate roadway widths for emergency vehicle access. The City has adopted the most recent California Fire Code.
5. Biological Resources
Though the Opportunity Sites identified consist of developed and previously disturbed land, and does not support any candidate, sensitive, or special status species, it is possible that mature trees within the area could serve as nesting sites for birds protected by the Migratory Bird Treaty Act. As such, construction activities performed during the nesting bird season (February 15 through August 31) must avoid any active nests to comply with the Migratory Bird Treaty Act.
6. Air Quality
The project is located within the San Diego Air Basin (SDAB). The San Diego Air Pollution Control District (SDAPCD) manages air quality in the SDAB. Air quality plans applicable to the SDAB include the San Diego Regional Air Quality Strategy (RAQS), addressing state requirements, and applicable portions of the California State Implementation Plan (SIP), addressing federal requirements. The RAQS and SIP outline the SDAPCD’s plans and control measures designed to attain state and federal air quality standards. The RAQS and SIP were most recently updated in 2022.
The RAQS and SIP rely on San Diego Association of Governments (SANDAG) growth projections, which are based in part on City and County general plans. As such, projects that propose development consistent with the growth anticipated by the applicable general plan(s) are consistent with the RAQS and applicable portions of the SIP. In the event that a project proposes development which is less dense than anticipated within the General Plan, the project would be consistent. If a project proposes development that is greater than that anticipated in the local plan and SANDAG’s growth projections, the project might be in conflict with the SIP and RAQS and may contribute to a potentially significant cumulative impact on air quality.
7. Cultural Resources
The City of Coronado recognizes that there are unique and valuable resources within the community that reflect the City's cultural and historical heritage and enhance community character. Contributing factors to the historical significance of the City is found in its architecture. The City of Coronado has incorporated a Historic Preservation Element into the General Plan in an effort to develop awareness of the City’s Historic Resources and encourage retention of these resources. The City also has adopted a Historic Preservation Ordinance to implement the policies contained within the Preservation Element. The Coronado Historic Preservation Program is intended to respond to the needs of the community, and to assist in enriching the community environment with reference to its past, present, and future.
The City encourages the conservation and identification of native Californian cultural sites, sacred places, and burial sites as well as places of historical and cultural significance. Chapter 84.10 of the Coronado Municipal Code is a citywide historic preservation ordinance with policies that incentivize preservation, maintenance, and rehabilitation of sites with proven historical or cultural significance as part of the City’s Historic Preservation Program.
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8. Tribal Cultural Resources
Tribal cultural resources are sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that is listed, or determined to be eligible for listing, in the national, state, or local register of historical resources. Additionally, a tribal cultural resource may also be a resource that the lead agency determines, at its discretion, is a tribal cultural resource. While cultural resources are generally defined as traces of human occupation and activity that include prehistoric and historic archaeological sites, districts, and objects; standing historic structures buildings, districts, and objects; and locations of important historic events of sites of traditional and/or cultural importance to various groups, tribal cultural resources could include intangible resources that provide cultural value to a tribe.
The following California Native American tribes are traditionally and culturally affiliated with the geographic area of the project: Barona Group of the Capitan Grande (Mesa Grande Band of Diegueño Mission Indians), Campo Band of Diegueño Mission Indians, Iipay Nation of Santa Ysabel, Ewiiaapaayp Band of Kumeyaay Indians, Inaja-Cosmit Band of Indians, Jamul Indian Village, Kumeyaay Cultural Repatriation Committee, Kwaaymii Laguna Band of Mission Indians, La Posta Band of Diegueño Mission Indians, Manzanita Band of Kumeyaay Nation, Sycuan Band of the Kumeyaay Nation, and Viejas Band of Kumeyaay Indians.
If tribal cultural resources are identified within a project site, impacts must be avoided or mitigated to the extent feasible. Participation of the local Native American community is crucial to the effective identification and protection of cultural resources within the City.
9. Climate Change
Certain gases in Earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining Earth’s surface temperature. A portion of the solar radiation that enters Earth’s atmosphere is absorbed by Earth’s surface, and a smaller portion of this radiation is reflected back toward space. Infrared radiation is absorbed by GHGs; as a result, infrared radiation released from Earth that otherwise would have escaped back into space is instead “trapped,” resulting in a warming of the atmosphere. This phenomenon, known as the “greenhouse effect,” is responsible for maintaining a habitable climate on Earth. GHGs are present in the atmosphere naturally, are released by natural sources and anthropogenic sources, and are formed from secondary reactions taking place in the atmosphere. GHGs that are widely accepted as the principal contributors to human-induced global climate change that are relevant to the project include carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O).
The City has adopted the City of Coronado Climate Action Plan (CAP) which will help the City support the State’s GHG reduction targets and lessen the effects of global climate change. Specifically, the City’s 2030 emissions-reduction target presented in this CAP is consistent with larger statewide efforts established by Senate Bill (SB) 32, the California Global Warming Solutions Act. The CAP includes a variety of regulatory, incentive-based, and outreach/education-based strategies that could reduce emissions from both existing and new development in the City. Several of these CAP strategies build on existing City programs, whereas others provide new opportunities to address climate change. Statewide GHG reduction legislation, regulations, and programs would have a substantial impact on future GHG emissions. Adopted local strategies would supplement these State programs and achieve additional GHG emissions reductions. Both are necessary to meet 2030 reduction targets. Successful implementation of the local strategies would rely on the combined participation of City staff, along with residents, businesses, and community leaders.
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E. Reductions to Constraints
To address the constraints identified in this Section, as well as those identified by developers through the outreach process, the City has identified several initiatives that include the following programs from Section 8: Housing Plan, included in this Housing Element:
Constraints identified by Developers:
• Program H-1.A. Accessory Dwelling Units (ADUs)
• Program H-1.B: Technical Assistance to Developers
• Program H-1.F: General Plan Update Program
• Program H-2.B: Local Funding for Affordable Housing
• Program H-2.H: Assist with the Development of Affordable Housing • Program H-3.A: Assistance to Extremely Low-Income Households • Program H-5.A. Streamline Processes
Constraints identified in this Housing Constraints Section:
o Program H-1.A. Accessory Dwelling Units (ADUs)
o Program H-1.B: Technical Assistance to Developers
o Program H-1.E. Track Navy Housing Development
o Program H-1.F: General Plan Update Program
o Program H-2.H. Assist with the Development of Affordable Housing o Program H-2.I Advertise Available Resources
o Program H-2.J Faith Based Properties
o Program H-2.K. Amend Density Bonus Ordinance
o Program H-2.L. Housing Choices
o Program H-3.A. Assistance to Extremely Low-Income Households o Program H-3.B. Housing Opportunities for Persons with Special Needs o Program H-5.A. Streamline Processes
o Program H-5.B. Supportive Housing and Low Barrier Navigation Centers o Program H-5.C. Availability of Housing-Related Policies and Regulations o Program H-5.E. Update Farmworker and Employee Housing Zoning o Program H-5.G. Definition of Family
o Program H-5.I. Manufactured Homes
o Program H-5.J Adopt Sb 35 Streamlining Written Procedures As part of this effort, the City will follow the Housing Plan and collaborate with housing providers and stakeholders to help mitigate housing constraints in the City. The summary of programs can be found in Section 8: Housing Plan.
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Opportunities
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Section 4: Housing Resources and Opportunities Page 4-1 Section 4: Housing Resources and Opportunities This section of the Housing Element provides an overview of the resources available to the City to meet its Regional Housing Needs Allocation (RHNA).
A. Regional Housing Needs Allocation
The RHNA Allocation for the City of Coronado and the 6th Cycle Housing Element requires a plan to accommodate the development of 912 new housing units within the projection period (2021 – 2029). The City’s RHNA Allocation split among HUD identified income categories is as follows:
• Very Low Income: 312 units
• Low Income: 169 units
• Moderate-Income: 159 units
• Above-Moderate Income: 272 units
Residential Sites Inventory
Section 7: Adequate Sites Inventory Analysis and Methodology of the Housing Element includes the required site analysis tables and site information for the vacant and non-vacant properties to meet the City’s RHNA need through the 2021-2029 planning period. The following discussions summarize the City’s site inventory and the City’s past experience in redeveloping non-vacant sites.
Above Moderate- and Moderate-Income Sites
The City anticipates that growth to meet the moderate and above moderate-income need will occur through the development of new units, the development of ADUs, and the conversion of Carriage Houses.
Table 4-1 below shows that 183 moderate income and 266 above moderate income primary dwelling units can be accommodated. In addition to primary dwelling units, there is capacity for ADUs and JADUs to be developed on existing residential lots. It is anticipated that an additional 195 total units can be accommodated through the development of ADUs throughout the community during the 6th Cycle (2021-2029), 25 of which have been identified for moderate income households and 53 have been identified for above moderate income households. It is also anticipated that an additional 103 Carriage Houses will be converted to units, with 31 for above moderate income households. Table 4-1 below identifies the total assumptions to accommodate moderate and above moderate housing growth in Coronado.
Table 4-1: Summary of Sites to Accommodate Moderate and Above Moderate-Income Units Sites Identified Moderate Income Above Moderate Income
Site 3 – 1224 10th St. 0 units 8 units
Site 4 – 1001 C. Ave. 0 units 8 units
Site 5 – 150 B. Ave. 0 units 43 units
Site 6 – 149 A Ave. 0 units 23 units
Site 7 – 1515 2nd St. 55 units 100 units
Site 9 – 201 6th St. 34 units 0 units
Site 10 – 3632 Tulagi Rd. 69 units 0 units
Accessory Dwelling Units 25 units 53 units
Carriage Houses 0 units 31 units
Total 183 units 266 units
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The City’s methodology developed to determine the site capacity for the moderate and above moderate-income sites is detailed in Section 7: Adequate Sites Inventory Analysis and Methodology of this Housing Element.
Development of Non-Vacant Sites and Converting to Residential Uses The City has identified non-vacant sites to accommodate residential development to meet the 6th Cycle RHNA. An Analysis of non-vacant sites and existing use is detailed in Section 7: Adequate Sites Inventory Analysis and Methodology of this Housing Element.
Existing Uses on Identified Candidate Sites
Section 7: Adequate Sites Inventory Analysis and Methodology of this Housing Element details the known existing uses on the candidate housing sites identified to meet the City’s RHNA. For residentially zoned sites, existing residential units were netted out of the potential development yield to ensure that the sites identified had the potential to develop at least one additional dwelling unit.
Accessory Dwelling Units
Pursuant to California Government Code, Section 65583.1, and in coordination with HCD, the City will credit a total of 195 units during the 6th Cycle period toward its RHNA requirement through the potential development of accessory dwelling units utilizing Program H-1.A. Accessory Dwelling Units (ADUs) found in Section 8: Housing Plan.
As detailed further in this section as well as in Section 7: Adequate Sites Inventory Analysis and Methodology, the City anticipates a total of 195 ADUs to be developed during the 6th Cycle Planning Period, with 25 of these units planned as moderate and 53 planned as above moderate.
Carriage House Conversion
The City has identified 129 Carriage Houses within the City and proposes Program H-4.A. Carriage House Program to provide incentives to add kitchen facilities to at least 80% of the existing permitted carriage houses, or a total of 103 units (essentially converting these units to ADUs that meet the US Census definition of a residential unit), during the 6th cycle to help the City meet their RHNA. Of the 103 units anticipated for conversion, the City has identified 31 as above moderate. Additional discussion of the Carriage House Conversion can be found further in this Section as well as in Section 7: Adequate Sites Inventory Analysis and Methodology.
Sites Suitable for Lower Income Housing
The City of Coronado has an RHNA need of 312 very-low income units and 169 low-income units.
Credits Towards the 2021-2029 RHNA
The 6th Cycle RHNA projection period for Coronado is between April 15, 2021, and April 15, 2029. All development that is currently entitled, and/or under construction, or within the approval process during this period may be counted towards meeting the City’s 6th Cycle RHNA need.
Analysis of the City’s Existing Capacity and Zoning
Table 4-2 below shows the net available capacity on parcels with the ability to be redeveloped during the planning period to accommodate the low and very low income units:
Table 4-2: Summary of Sites to Accommodate Low and Very Low-Income Units Sites Identified Low and Very Low-Income Units
Site 1 - 919 C Avenue 19 units
Site 2 - 517 Orange Ave. 3 units
Site 3 - 1224 10th Street 3 units
Site 4 - 1001 C. Ave 3 units
Site 5 - 150 B. Ave. 15 units
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Section 4: Housing Resources and Opportunities Page 4-3 Site 6 - 1515 2nd Street. 15 units
Site 7 - 149 A. Ave. 12 units
Site 8 - 700 Orange Ave. 47 units
Site 9 - 201 6th Street 67 units
Site 10 - 3632 Tulagi Rd. 305 units
Accessory Dwelling Units 117 units
Carriage Houses 72 units
Total 678 units
Reasonable Capacity Assumptions
In addition to the previously noted (Moderate and Above Moderate Reasonable Capacity Assumptions) consideration for capacity calculation, Low and Very Low-Income sites must meet an additional Sizing Criterion. Per HCD Guidance, sites between 0.5 acres and 10 acres are considered realistic for Low and Very Low-Income development and redevelopment.
The City of Coronado is a built-out community, where parcels smaller than .5 acres are regularly developed for both residential and commercial uses. Reasonable capacity was calculated based on several factors including:
• parcel size (0.5 – 10 acres)
• existing zoning requirements
• historical classification of the property
• existing on-site improvements
Development of Multifamily Units
The City also has a history of developing high-density, large-scale multifamily housing units, as evidenced by the following projects:
• Broadstone Apartments:
o Total units: 549
• The Shores Condominiums:
o Total Units: 1,500
Analysis of Non-Vacant Parcels
Coronado does meet the 50% HCD threshold for accommodating lower income RHNA allocation on vacant land.
A propensity for redevelopment analysis was conducted for all non-vacant parcels that met the criteria for low and very low sites, the analysis is detailed in Section 7 of this Housing Element.
Accessory Dwelling Units
One of the proposed methods for meeting the City’s RHNA at all income levels is through the production of accessory dwelling units (ADUs). Several State Assembly and Senate Bills were passed in 2018 and 2019 that promote the development of ADUs and remove barriers that may inhibit their development within communities. The following is a summary of those bills:
• AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4’, increasing the size and location opportunities for ADUs o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent an 800-square foot from being developed on a lot
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Section 4: Housing Resources and Opportunities Page 4-4 o Limit local discretion in establishing minimum and maximum unit size requirements o Mandate a 60-day review period for ADU applications through a non-discretionary process • SB 13
o Prohibit owner-occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
o Provide a program for homeowners to delay compliance with certain building code requirements that do not relate to health and safety
• AB 670
o Prohibits Homeowner’s Associations (HOAs) from barring ADUs These bills, as well as other significant legislation relating to ADUs, create a development environment that is likely to increase the number of ADUs developed within Coronado over the 2021-2029 planning period. Coronado, with a large proportion of single-family residential properties (many on larger lots), is well-oriented for the development of ADUs. As detailed in Section 8: Housing Plan, the City will implement Program H-1.A: Accessory Dwelling Units (ADUs) to encourage the development of 195 ADUs at very low, low, moderate, and above moderate income levels during the 6th Cycle Planning Period. Specific action to be taken by the City include:
• Adding a dedicated webpage to the City’s housing website that identifies the incentives for ADUs, including affordable ADUs;
• Making print materials available at the Community Development Department Counter; • Waiving parking requirements for ADUs with an extremely low or very low affordability covenant; • Expanding/extending fee waivers for ADUs with a low or moderate affordability covenant beyond State law; and
• Annually monitoring ADU permit approvals and adjusting policies to bolster efforts as needed.
The City anticipates a total of 195 ADUs to be developed during the 6th Cycle Planning Period.
Accessory Dwelling Unit Capacity Calculations
Taking the average ADU development from 2018-2020 and extrapolating for the 8-year planning period is a strategy endorsed by HCD. Additionally, to facilitate the development of ADUs available for lower income households, the City has developed relevant policies and programs (see Section 4). For the purposes of this projection exercise, the City assumes a percentage of ADUs develop affordably based on ADU Affordability Assumptions produced by the Southern California Association of Governments (SCAG). SCAG conducted an analysis that consisted of the following steps:
• Calculating maximum rent limits for RHNA income categories for one-person and two-person households by county
• Conduct a survey of rents for ADUs in the SCAG region • Use survey data to determine the proportion of ADUs within each income category • Create an assumption of how many persons will occupy each ADU, finalize the proportions Although SANDAG has not conducted the same analysis, the City utilized similar institutional and local anecdotal evidence in conjunction with guidance provided by State HCD, to project that 60% of the 195 projected ADUs will be available at lower income leasing rates. This equates to 117 ADUs.
Carriage Houses One of the City’s proposed methods for meeting the City’s RHNA at all income levels is through the conversion of existing Carriage Houses. Carriage Houses are small apartments above a detached garage. Carriage Houses are very similar to ADUs with the exception that they do not feature kitchen facilities. To meet the US Census definition of a Attachment 3
City of Coronado Page 398
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-5 residential unit, units must feature kitchen facilities. The expense of adding kitchen facilities to an existing space is more cost-effective than building a residential unit.
The City conducted a study of existing Carriage Houses in November 2020. A total of 117 Carriage Houses were noted at this time. The City confirmed that an additional 3 Carriage Houses have been built since Nov. 2020, with another 9 currently going through the permitting process or under construction. This brings the total number of Carriage Houses within the City to 129. The City anticipates 80% of the existing Carriage Houses will convert, equating to 103 units. The City estimates (under guidance from State HCD), that 70% of the 103 units, equating to 72 units, will be available at lower income levels with the implementation of Program H-4.A. Carriage House Program. The specific actions to implement this program include:
• Waiving fees to help incentivize the addition of a kitchen to the existing carriage houses with a low or moderate income covenant;
• Eliminating parking requirement for conversion with a very low or low income covenant; • Encouraging the use of public transportation; and
• Annually monitoring conversions against goals and adjusting policies to bolster efforts as needed.
The City anticipates a total of 103 Carriage Houses to be converted during the 6th Cycle Planning Period.
Summary of Sites Selection
Sites identified to meet the City’s future housing needs were selected based on size, location, feasibility for redevelopment, and in consideration of state legislation. Analysis to identify realistic opportunities for redevelopment was conducted for all non-vacant parcels identified in this Housing Element (outline in Section 7).
This propensity analysis considered the following:
• Existence of developable areas on the parcel including surface parking lots and landscaped areas • Ownership of the parcel
• Signs of underdevelopment including existing improvement disrepair and existing/potential density misalignment
• Environmental constraints
• Neighborhood history of redevelopment
Adequacy of Sites for RHNA
The City has adequate capacity to accommodate its determined need of 912 units for the 6th Cycle Planning Period.
Table 4-3 below summarizes the development potential of the City.
Attachment 3
City of Coronado Page 399
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-6 B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources. The City has access to the following funding sources:
Section 8 Housing Choice Voucher
The Section 8 Housing Choice Voucher program is a Federal government program to assist very low-income families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units. Section 8 participants can choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities. The County of San Diego administers Section 8 Housing Choice vouchers within the City of Coronado Housing Assistance Reserve (Fund)
To ensure that housing is provided for all economic segments of the population, Coronado adopted the Affordable Housing Assistance - Dedication strategy. The program establishes affordable housing requirements including the following:
• Reserve units for affordable
• Pay an in-lieu fee
Unit Reservation
If the developer or subdivider decides to reserve units, then a total of 20 percent of all units in the proposed development must be reserved. A unit or units reserved for rental must then be rented at or below the “Fair Market Rent” established by HUD to persons qualified for Section 8 Rent Subsidies by the County Housing Authority or to Lower Moderate Above
Moderate
Opportunity Sites 10 827 489 158 180
R-3 (Multiple Family Residential) 1 28 40 19 19 0 0
R-4 (Multiple Family Residential) 2 40 N/A 48 50 0 (2)
C (Commercial within OACSP) 3 N/A 40 80 21 0 59
RPCD (Residential - Planned
Community Development) 2 N/A 40 205 27 55 123
CU (Civic Use) 1 N/A 40 101 67 34 0
Federal Government Owned (US Navy) 1 N/A 40 374 305 69 0 Pipeline Sites 100 146 0 0 146
R-1A (Single Family Residential) 13 8 N/A 14 0 0 14
R-1A(BF) (Single Family Residential) 3 6 N/A 3 0 0 3
R-1A(CC-1) (Single Family Residential) 30 6 N/A 33 0 0 33 R-1A(CC-2) (Single Family Residential) 4 6.5 N/A 4 0 0 4 R-1A(CC-3) (Single Family Residential) 2 7 N/A 2 0 0 2
R-1A(E) (Single Family Residential) 10 8 N/A 11 0 0 11
R-1B (Single Family Residential) 15 12 N/A 19 0 0 19
R-3 (Multiple Family Residential) 14 28 N/A 38 0 0 38
R-3/P (Multiple Family Residential) 1 28 N/A 1 0 0 1
R-4 (Multiple Family Residential) 6 40 N/A 18 0 0 18
Custom Homes 1 N/A N/A 1 0 0 1
Village Residences 1 N/A N/A 2 0 0 2
Accessory Dwelling Unit Potential 195 117 25 53
Carriage House Conversion Program 103 72 0 31 1
All Opportunity Sites are zoned at or rezoned to R-4 (40 du/ac) with some planned for mixed-use.
Units
Current Zoning Site
Count
Max.
Density
(du/ac)
Realistic
Capacity
(Net Units)
Proposed
Rezone
Density1
Table 4-3: Summary of Sites Capacity
Attachment 3
City of Coronado Page 400
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-7 persons within very low- and low-income categories as established annually by HUD. A unit or units reserved for sale must be sold at affordable prices to persons within moderate income categories as established annually by HUD.
The unit or units reserved “for rental” or “for sale” may be at a location other than the subject development site so long as it is within the boundaries of the City of Coronado and maintained as affordable for a minimum period of time as determined by the Community Development Director and approved by the City Council.
In Lieu Fee
If the developer or subdivider chooses to make payment in lieu of unit reservation, the fee is determined by a fixed schedule reviewed and updated by the City. According to the 2018 Coronado Fee Schedule, the current in-lieu fee is set at $7,000 per unit. The amount is calculated to provide the developer or subdivider’s fair share contribution towards meeting the City’s affordable housing objective without placing an unreasonable financial burden on any applicant. As discussed in Program H-2.B: Local Funding for Affordable Housing, the City will revise the amount collected for in-lieu fees, with the purpose of increasing the overall fee beyond the current fee of $7,000.
Affordable Housing Fund
The in-lieu funds are separated from City funds for the purposes of affordable housing. The in-lieu funds may be invested in the same manner and at the same rate as allowed for City funds. If land use rights for real property to carry out the purposes of this title are not obtained within three years from the receipt of any in lieu funds, or the City has not, within 10 years from the receipt of in lieu funds committed the funds to a low or moderate income housing project, then the in lieu funds may be retained for the benefit of the City.
C. Infrastructure and Facilities
As a highly urbanized community, infrastructure facilities are available to serve development throughout Coronado.
All of the land designated for residential use is adequately served by sewer lines, water lines, storm drains, telephones, and electrical and gas lines. As an example, the Coronado Public Works Department provides sewer service and maintains 17 sewer pump stations. The system includes: 45 miles of underground sewer pipeline and on average, transfers 2.35 million gallons of sewage per day, including sewage from the Cays and all Navy bases.
D. Energy Usage and Conservation
The primary uses of energy in urban areas are for transportation, lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also several benefits associated with energy conservation including improved air quality and lower energy costs.
San Diego Gas & Electric (SDG&E) currently provides natural gas and electricity transmission and distribution infrastructure in San Diego County. SDG&E is regulated by the California Public Utilities Commission (CPUC), which is responsible for making sure utility customers have safe and reliable utility service.
Title 24 Title 24 of the California Administrative Code is a set of requirements for energy conservation, green design, construction maintenance, safety, and accessibility. Title 24 was published by the California Building Standards Code and applies to all buildings in California, not just state-owned buildings. Title 24 regulations and requirements are enforced when an applicant pulls a building permit for a proposed project and has plans reviewed or the building inspected.
The City of Coronado works to minimize its ecological footprint by conserving energy, providing efficient and sustainable transportation options, conserving water, and maintaining a healthy and extensive urban forest. The City provides the following energy-efficient programs:
Attachment 3
City of Coronado Page 401
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-8 • Electric Vehicles: The City has installed 14 electric charging stations throughout the City:
o City Hall
o Public Services
o Municipal Golf Course
o Coronado Cays
• LEED Buildings: Coronado currently has four (4) buildings that were built to the LEED Silver status:
o Animal Care Facility
o Tennis Center
o John D. Spreckels Senior Center
o Coronado Clubroom and Boat House
• Solar Energy: Building Permit Staff has issued 288 permits for solar photovoltaic systems from 2017 to 2020. • Landscaping Equipment: On September 5, 2017, the Council approved Resolution 8891 directing the conversion of the City's gas-powered leaf blowers and string trimmers, and those used by its contractors to zero-emission electric tools no later than December 31, 2018. The requirement became applicable throughout the City on January 1, 2021.
San Diego Gas & Electric Energy Savings Incentives
San Diego Gas and Electric (SDG&E) is the primary energy provider for residents within the City of Coronado. They offer several rebate programs on in-home utilities and appliances, including energy-efficient water heaters and smart thermostats. Additionally, SDG&E provides multi-family energy efficiency rebates for residents in apartment complexes. This program promotes qualified energy-efficient improvements in apartment dwelling units, common areas of apartment or condominium complexes with two or more units, and common areas of mobile home parks.
Eligible customers include property owners, managers, and authorized agents of existing residential multifamily complexes with two or more dwellings. These improvements are beneficial to property owners and residents alike and can help to reduce overall home rental costs for families who qualify.
Cumulative Impacts
Any future development of candidate housing sites would be subject to compliance with all federal, State, and local requirements for energy efficiency, including the California Energy Code Building Energy Efficiency Standards (CCR Title 24, Part 6), the CALGreen Code (CCR Title 24, Part 11), and SB 743.
Attachment 3
City of Coronado Page 402
Section 5: Review of Past Performance
City of Coronado Page 403
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-1
Section 5: Review of Past Performance
During the last planning period, no housing units were constructed to accommodate special needs populations, despite programs outlined in the 5th cycle. Consequently, for the 6th cycle, adjustments have been made to goals, policies, and associated actions to more effectively address the housing needs of special needs populations as seen in Goal H-2: Provide a broad range of affordable housing opportunities that serve the needs of people who work and live in Coronado, Goal H-3: Affirmatively further fair housing and provide equal housing opportunities that are accessible to all segments of the Coronado community, Goal H-5: Minimize governmental constraints to the development, improvement, and maintenance of housing, particularly affordable housing, or housing accessible to persons with disabilities, and the corresponding policies and programs of the aforementioned goals, found in Section 8 – Housing Plan.
The following chart is a review of the City of Coronado’s housing project and program performance in the 2013-2021 Planning Period. It is an evaluation of the 5th Cycle’s Policy Program and considers the City’s progress towards completing all programs outlined within the 5th Cycle Housing Element.
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Goal 1: To provide a broad range of housing opportunities to increase the housing options available to individuals.
Program 1: Land Use
Policy and
Development
Capacity
Maintain a residential sites inventory that is
adequate to accommodate the City’s RHNA of
50 units.
Monitor development trends to ensure
continued ability to meet the RHNA as sites
identified in this Housing Element are being
redeveloped.
The City of Coronado was allocated a Regional
Housing Needs Allocation (RHNA) of 50 units
(13 very low income; 9 low income; 9
moderate income; and 19 above moderateincome units) for the 2014-2021 Planning Period. The City maintained its General Plan
Land Use Element and Orange Avenue Specific
Plan land use policies to ensure adequate
capacity is available to meet its RHNA for all
income groups.
Modified for the 6th Cycle, the
City is required to accommodate
the RHNA allocation on
residentially zoned land for the
6th cycle. The City is undergoing
a Land Use Element Update and
environmental assessment
concurrently with the 6th cycle
Housing Element to ensure that
zone changes are in place during
the 6th cycle planning period.
The City will also undergo a midcycle review of the 6th cycle Housing Element under program
H-1.C. Mid-Cycle Review
Attachment 3
City of Coronado Page 404
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-2
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Program and modify the
program as necessary.
Program 2:
Inclusionary Housing
Program
Continue to implement the Inclusionary
Housing Program.
Evaluate the effectiveness of the Inclusionary
Housing Program periodically and adjust as
necessary and appropriate. (See also Program
10 - New Funding Mechanism to Administer
City’s Affordable Housing Resources.)
Achieve affordable housing units through new
construction, acquisition/rehabilitation, or
conversion from market-rate housing. Ensure
that a portion of the affordable housing units
are set aside for extremely low and very lowincome households.
The City of Coronado maintained its
Inclusionary Housing Program. Residential
developers of projects with two or more units
must incorporate affordable housing into their
projects or pay an in-lieu fee. The
development must set aside 20 percent of the
units in each project as affordable or pay an inlieu fee of $7,000 per market-rate dwelling unit. Revenues from this in-lieu fee, plus
interest earned on these funds, are placed into
an Affordable Housing Special Revenue Fund.
The fund has been utilized for such things as
new construction and rehabilitation. The
Affordable Housing Fund could be leveraged
with other funding sources.
Ongoing. The City recognizes the
importance of inclusionary
housing programs and creating
opportunities for housing for all
sectors of the City. The City
continues to collect inclusionary
fees for applicable projects and
under the 6th Cycle Housing
Element Update, the City will
revise the amount collected for
in-lieu fees, with the purpose of
encouraging development
rather than payment of the inlieu fee and increasing the overall fee beyond the current
fee of $7,000.
Attachment 3
City of Coronado Page 405
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-3
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Program 3:
Affordable Housing
Development
Consider density bonuses, and expedited
processing on a case-by-case basis to facilitate
affordable housing development.
Provide letters of support and technical
assistance to affordable housing developers in
their applications for State and federal
funding, provided that the proposed projects
are consistent with the City’s General Plan and
other applicable plans.
As available, the City will allocate funds in the
Affordable Housing Special Revenue Fund (inlieu fees) toward the development of affordable housing units, especially projects
that include units for extremely low and very
low-income households. The City will also
encourage qualified housing developers to
pursue new construction and acquisition/
rehabilitation of affordable housing in the City.
The City did not receive any applications for
density bonuses in 2019 or 2020.
Ongoing and modified for the 6th
Cycle. The program was ongoing
through the 5th Cycle and will
continue to the 6th Cycle under
programs H-5.A. Streamline
Processes, H-3.A. Assistance to
Extremely Low-Income
Households, H-2.K. Amend
Density Bonus Ordinance, and
H-1.B. Technical Assistance to
Developers. Programs have
been modified/developed to
stay in compliance with State
Density Bonus laws and identify
additional sources of funding
and incentives to further the
development of affordable
housing.
Program 4: Navy
Land Projects
Maintain communications with the Navy
through the monthly Naval Complexes
meetings held between Coronado City officials
and the Military and through monthly
City/Navy staff meetings.
Continue to facilitate Navy efforts to provide
affordable housing through City review and
comment on housing projects as they are
proposed, through lobbying efforts in
Washington D.C., and through infrastructure
accommodations to any such projects that are
proposed.
The City will maintain open channels of
communication with the Navy regarding future
affordable housing opportunities on military
property. The City has regularly scheduled and
ad hoc meetings with the Navy on an ongoing
basis. The City maintains a standing meeting
each month with Navy personnel to discuss
current issues.
Modified for the 6th Cycle, under
program H-1.E. Track Navy
housing Development, the City
will work with the Navy to
report new units to the
Department of Finance (DOF)
and monitor the affordability
mix across the units as
development and occupancy
occur. A description of actions
for this program can be found in
Section 8 – Housing Plan of this
Housing Element. The City will
also undergo a mid-cycle review
of the 6th cycle Housing
Attachment 3
City of Coronado Page 406
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-4
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Element under program H-1.C.
Mid-Cycle Review Program to
review program efficacy.
Goal 2: To provide a broad range of affordable housing opportunities that serve the needs of people who work and live in the community.
Program 5: Housing
Choice Vouchers
Continue to provide information on the
Housing Choice Vouchers program on the City
website and refer interested households and
landlords to the County.
The San Diego County Housing Authority
(SDCHA) will continue to administer the
Housing Choice Vouchers program and the City
will support the County’s application for
additional funding allocations. This program
provides rental assistance to eligible extremely
low and very low-income households. The
subsidy represents the difference between the
rent that exceeds 30 percent of a household’s
monthly income and the actual rent charged.
Currently, approximately 20 households in the
City are voucher holders.
A link to San Diego County Housing Programs
is included on the City's website:
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.
Ongoing. The City acknowledges
the importance of readily
available and accessible public
information. The City continues
to provide information about
the SDCHA and contacts for the
SDCHA on its webpage. The City
will carry the program into the
6th Cycle.
Attachment 3
City of Coronado Page 407
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-5
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Program 6:
Mortgage Credit
Certificate (MCC)
Advertise County programs on the City website
and provide program information at public
counters.
Support the County’s application for State and
federal funding for programs that are
consistent with the goals and policies of this
Housing Element and that may potentially
benefit Coronado residents.
The Mortgage Credit Certification Program
continues to be run by the County to assist
low- and moderate-income homebuyers.
Under this program, qualified first-time
homebuyers can take a Federal income tax
credit of up to 20 percent of the annual
interest paid on their mortgage for a residence
with a maximum appraised value established
by the program. A link to San Diego County
Housing Programs is included on the City's
website:
https://www.coronado.ca.us/cms/one.aspx?p
ortalId=746090&pageId=1606120.
Ongoing. The program will
continue to be administered by
the County’s Housing Authority.
The City recognizes the
importance of providing funding
opportunity information to the
public and will continue to
advertise the program on the
City webpage.
Goal 3: To provide equal housing opportunities, accessible to all segments of society.
Program 7: Down
Payment and Closing
Costs Assistance
Program (DCCA)
Advertise County programs on the City website
and provide program information at public
counters.
Support the County’s application for State and
federal funding for programs that are
consistent with the goals and policies of this
Housing Element and that may potentially
benefit Coronado residents.
The San Diego Regional MCC Program
administered by the County Department of
Housing and Community Development,
includes all jurisdictions in the County, apart
from the cities of San Diego, Del Mar, Solana
Beach, and Oceanside.
The County of San Diego offers low interest,
deferred payment loans of up to $35,000 or 33
percent of the purchase price whichever is less
for low-income first-time homebuyers. The
loan funds may be used to pay down payment
and closing costs on the purchase of a new or
re-sale home. Properties eligible for assistance
include single-family homes, condominiums,
townhomes, and manufactured homes on a
permanent foundation. The appraised value of
the property may not exceed the maximum
Ongoing. The program will
continue to be administered by
the County, and the City will
continue to provide information
to the public on the City’s
webpage.
Attachment 3
City of Coronado Page 408
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-6
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle value established by the program. Participants
must contribute a minimum of one percent of
the purchase price from their personal funds.
A link to San Diego County Housing Programs
is included on the City's website:
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.
Program 8: Home
Repair Program
Advertise County programs on the City website
and provide program information at public
counters.
Support the County’s application for State and
federal funding for programs that are
consistent with the goals and policies of this
Housing Element and that may potentially
benefit Coronado residents.
The Home Repair Program continues to be run
by the County. This program provides loans
and grants for the repair of owner-occupied
homes. Deferred loans are offered at three
percent simple interest and calculated
annually on the unpaid principal. The total
amount borrowed must be repaid when the
property changes hands or the recipient
moves from the property. Owners may borrow
up to $25,000 for a single-family home. A nonrepayable grant is available to eligible Mobile Homeowners of up to $12,000.
A link to San Diego County Housing Programs
is included on the City's website.
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.
Ongoing. The program will
continue to be administered by
the County’s Housing Authority,
and the City will continue to
provide information to the
public on the City’s webpage.
The City acknowledges the
importance of home
maintenance for the community
and resident’s quality of life, the
City will continue the program in
the 6th Cycle.
Program 9: Fair
Housing Assistance
Continue to provide material at the City Hall
Community Development Department
counter, the Coronado Public Library, and the
Coronado Senior Center.
Encourage the County to implement an annual
outreach program that includes County
presentations to the Coronado Board of
The City of Coronado will advocate State and
federal fair housing laws and promote equal
access to housing for all. Specifically, the City
will continue to participate in the Urban
County’s CDBG funded Fair Housing Program.
The County has contracted with North County
Lifeline to serve as its Fair Housing Program
Administrator. North County Lifeline has
Ongoing and modified for the 6th
Cycle Housing Element. The City
recognizes the importance and
need for community education
on fair housing and assistance
programs. The City will continue
efforts to promote fair housing
assistance and will maintain
Attachment 3
City of Coronado Page 409
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-7
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Realtors, an annual article in the Coronado
Currents newsletter, and information placed,
and continually available, on the City website.
Refer complaints and requests for services to
the appropriate agencies.
Participate in the regional efforts to update
the 2011 Analysis of Impediments to Fair
Housing Choice (anticipated to occur in 2016).
created Lifelines Fair Housing Collaborative
with The Center for Social Advocacy (CSA) and
South Bay Community Services (SBCS) to
provide fair housing services. Through their
joint efforts, these organizations sponsor
public fair housing educational activities, fair
housing outreach activities, and fair housing
referral activities. The City of Coronado is
covered under the SBCS service area.
The County selected a new provider, Legal Aid
Society of San Diego, Inc., whom the City has
met with and received materials to provide to
the public in 2018.
contact with the Legal Aid
Society of San Diego under the
following 6th Cycle programs
described in Section 8 – Housing
Plan of this Housing Element:
• H.3-A. Assistance to
Extremely Low-Income
Households
• H-3.B. Housing
Opportunities for
Persons with Special
Needs
• H-3.C. Senior Housing
and Assisted Living
Units
• H-3.D. Accessible
Housing Design
• H-3.E. Affirmatively
Further Fair Housing
• H-3.F. Funding to
Support Fair Housing
• H-3.G. Analysis of
Impediments to Fair
Housing
• H-3.H. Collaboration
with Community-Based
Organizations
• H-3.I. Housing Mobility
• H-3.J. Multi-Modal
Mobility Enhancement
The City will also undergo a midcycle review of the 6th cycle Attachment 3
City of Coronado Page 410
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-8
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Housing Element under program
H-1.C. Mid-Cycle Review
Program to review program
efficacy.
Program 10: Senior
Housing & Assisted
Living Units
Pursue construction of senior housing units
over the next eight years. As funding is
available, the Affordable Housing Special
Revenue Fund may be used.
Support affordable housing developers’
applications for State and federal funding for
senior housing, provided that the proposed
projects are consistent with the City’s General
Plan and other applicable plans.
The City encourages developers to provide
senior housing and assisted living units
through processing assistance, reduction in
parking standards, and other appropriate
incentives. The City will consider the reduction
of such standards for stand-alone projects on a
case-by-case basis.
As of 2019, no new Senior Housing & Assisted
Living Units were proposed in Coronado.
Ongoing. The Program was
ongoing for the 5th cycle and will
be continued to the 6th Cycle.
The City acknowledges the
importance of providing seniors
with the ability to age in place
through housing accessible and
affordable to the population 65
years and over. The City will
continue to meet with and
encourage developers to
provide housing accessible to
seniors.
Program 11:
Accessible Housing
Design
Continue to educate the public on
incorporating accessible design into
construction design.
When the Affordable Housing Special Revenue
Fund is used to subsidize the construction or
acquisition/rehabilitation of affordable
housing, continue to ensure that the projects
meet or exceed the requirements for
accessibility.
Development of handicapped-accessible or
adaptable and elderly housing opportunities in
existing developments is also encouraged.
(Adaptable units have all handicappedaccessible clearances and provisions met except for the clearances at base cabinets,
countertops, and the provision of grab bars.
Such units are designed so that these
modifications can be easily and inexpensively
made, but for the convenience of nonhandicapped residents, are not completely modified until an occupant needs the
additional modifications.)
To achieve these objectives, the City continues
to enforce all applicable accessible housing
Ongoing. The City encourages
both the private and public
sectors to produce or assist in
the production of housing with
an emphasis on housing that
accommodates the accessibility
needs of persons with
disabilities and the elderly. The
program was ongoing in the 5th
Cycle and will continue to the 6th
Cycle. The City will maintain
pertinent information for both
developers and the public on its
webpage and will continue to
encourage housing with
Attachment 3
City of Coronado Page 411
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-9
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle design regulations of the California Code of
Regulations, otherwise known as the Title 24
Building Code. While the State’s Building Code
accessibility standards do not regulate new
single-family residences or condominiums, the
City’s building inspectors and planners will, on
a case-by-case basis, in over-the-counter or
telephone conversations, continue to advise
property owners that plan to construct or
remodel residential units to consider
incorporating accessible housing design into
their construction plans.
The City received and approved one
reasonable accommodation request to allow
access to housing for persons with disabilities
in 2017. The City received and approved two
reasonable accommodation requests to allow
access to housing for persons with disabilities
in 2019, and an additional one in 2020.
The City provides information regarding
accessible design on its webpage:
https://www.coronado.ca.us/government/dep
artments_divisions/community_development/
planning_and_zoning.
accessible design to
accommodate all sectors of the
community.
Attachment 3
City of Coronado Page 412
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-10
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Goal 4: To encourage the conservation and maintenance of its housing stock, neighborhoods, and history.
Program 12: New
Funding Mechanism
to Administer City's
Affordable Housing
Resources
Develop a funding mechanism to administer
the City’s affordable housing resources to
support the required monitoring, renovation,
maintenance, and administrative costs
associated with the City’s affordable housing
stock by the end of 2013. Specifically:
- Amend Chapter 82.21. Dedication –
Affordable Housing Assistance: Amend Section
82.21.050: This section identifies the
authorized uses of the in-lieu fees collected
and deposited into the City’s affordable
housing fund. This section states, “All fees
collected hereunder shall be deposited in an
affordable housing fund. Said fund shall be
administered by the City and shall be used only
for the purpose of providing funding assistance
for the provision of new affordable housing
units within the City consistent with the goals
and policies contained in the Housing Element
of the General Plan.” In order to use this
funding source for “maintaining” existing
Because of the dissolution of Coronado’s
Redevelopment Agency (CDA), the City of
Coronado has undertaken the role of
“Successor Agency” to carry out the
responsibilities and obligations of the former
redevelopment agency with respect to the
existing affordable housing units in Coronado.
Previously, the CDA funded all aspects of
providing affordable housing, maintaining
affordable housing, renovating affordable
housing, and enforcing affordable housing
agreements. All these obligations/
responsibilities were created due to the
involvement of Coronado’s Redevelopment
Agency. The Successor Agency will now be
responsible for performing all these tasks.
However, without the redevelopment agency
to provide funding for these activities, a new
source of funding will need to be established
for the City acting as the “Successor Agency”
to carry out these responsibilities.
Ongoing. Modified for the 6th
Cycle. The City acknowledges
the importance of providing
housing assistance, however,
with the dissolution of
redevelopment funding the City
has not identified additional
funding sources. The City has
relied on General Fund dollars
for Affordable Housing
administration and will
investigate additional
opportunities for funding in the
6th Cycle. The City will consider
increasing the affordable In -Lieu
fee in order to provide
additional funding sources.
Attachment 3
City of Coronado Page 413
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-11
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle affordable housing and administering housing,
the code section should be amended to
provide expanded authority for use of these
funds.
- Consider Amending Resolution #7259
Established Housing In-Lieu Fee. In accordance
with subsection B of Section 82.21.040, “the
in-lieu fee is fixed by a schedule adopted, from
time to time, by resolution of the City Council.
Said amount shall be reasonably calculated to
provide the subdivider’s fair share contribution
towards meeting the City’s affordable housing
objective without placing an unreasonable
financial burden on any applicant.” The
housing in-lieu fee was originally established in
1983 at $2,100 per unit. The fee was amended
in 1993 and increased to $7,000 per unit. A
typical detached, four-unit condominium
project pays $28,000 towards affordable
housing in-lieu of reserving one unit (20
percent of 4) as affordable. The fee should be
updated to more accurately reflect the cost of
creating and or maintaining affordable
housing.
A possible funding mechanism would be to use
the City’s housing inclusionary fees. In
accordance with Section 82.21.020, a
developer of a condominium consisting of two
or more units shall reserve 20 percent of the
units within the development “for rental” to
persons qualified by the County Housing
Authority as meeting Section 8 Rental
Assistance requirements or to persons
qualifying within very low and low income
categories as established annually by the U.S.
Department of Housing and Urban
Development (HUD), or “for sale” to persons
qualifying within moderate income categories
as established annually by HUD, or shall pay a
fee in lieu thereof for every unit within the
project, at the option of the subdivider, for the
purpose of providing affordable housing
assistance.
Program 13: Long
Range Program to
Administer the City's
Affordable Housing
Units
Issue a Request for Proposal to solicit
interested affordable housing providers or
management companies to administer the
City’s affordable housing units and select a
qualified provider by the end of 2013.
To develop the most efficient means of
maintaining and renovating the City’s 35
housing units, the City should enter into an
The program was first adopted in April 2013, a
Request for Proposals was issued in 2015, and
a Non-profit developer was selected in 2016. A
DDA and Ground lease for 60 years was
approved with Coronado Interfaith to
rehabilitate 35 of the City's scattered
affordable housing units. The rehabilitation
plans received approval in 2018, and
Ongoing. The program was
ongoing for the 5th Cycle. The
City maintains important
relationships and
communication with
organizations that provide
access to and information on
affordable housing. The City will
Attachment 3
City of Coronado Page 414
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-12
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle agreement with an affordable housing
developer. The City should develop a Request
for Proposals to solicit interested firms’
participation in such a program. The City
should evaluate the proposals and select a
developer who has demonstrated experience
in effectively renovating and managing
affordable housing similar to the other
successful renovations of existing units
purchased by the CDA and completed by San
Diego Interfaith Housing.
construction began in early 2019 and is
complete.
The City maintains up-to-date information on
affordable housing on the City’s webpage:
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.
continue to provide information
on its webpage and will modify
the program as appropriate for
the 6th Cycle to ensure residents
are well informed of all housing
opportunities.
Program 14: Alley
Unit Rehabilitation
and Retention
Preserve an average of one alley unit per year,
additional units as opportunities arise.
Alley housing units in Coronado are often nonconforming to the Zoning Ordinance in some manner and are less expensive than other
housing in the community. Often these units
are small in size, in need of rehabilitation, or
exceed the number of units presently
permitted on the property. If the application of
Zoning Ordinance standards prevented the
needed rehabilitation of these dwellings, then
property owners could be forced to demolish
these units and replace them with more
expensive new structures or perhaps not be
able to replace them at all. Existing Zoning
Ordinance standards allow some property
owners (depending on the type and severity of
the non-conformity) to improve and thereby
retain their alley units. Coronado shall
maintain this flexibility in the application of its
Zoning Ordinance standards.
Ongoing but Modified for the 6th
Cycle Housing Element. The City
continues to maintain flexibility
to allow alley units to be
upgraded and also allows for
ADUs. Under 6th Cycle program
H-1.A. Accessory Dwelling Units
(ADUs), the City will encourage
the creation of approximately
195 ADUs, and under program
H-4.A. Carriage House Program,
the City will encourage the
conversion of 103 Carriage
Houses. These programs will
encourage development across
varying income levels through a
variety of incentives including
fee waivers/reductions and
reducing/eliminating parking
requirements with affordability
restrictions. The City will also
undergo a mid-cycle review of
Attachment 3
City of Coronado Page 415
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-13
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle the 6th cycle Housing Element
under program H-1.C. Mid-Cycle
Review Program to review
program efficacy.
Goal 5: To minimize governmental constraints to the development, improvement, and maintenance of housing, particularly affordable housing, or housing accessible to persons with disabilities.
Program 15: Historic
Preservation
Update brochures annually to reflect both the
City’s most current preservation policies and
the most current list of designated historic
structures.
Recognize designated residences by the award
of plaques by the City Council during televised
Council meetings.
Conduct an annual outreach program that
includes staff presentations to civic groups,
information on the City website, and articles in
The City continues to educate the public
through brochures, historic designations, and
news releases concerning the community’s
history and historic structures. The City will
continue to provide incentives, including the
use of the Mills Act, building permit and
planning application fee exemptions, and
Design Review exemptions to rehabilitate and
preserve historic housing. The City will
demonstrate flexibility in land use and parking
standards and use Building Code deviations
and the Historic Building Code to encourage
Ongoing. The City maintains an
active preservation program and
continues to provide incentives
for participation in the program
(Mills Act and zoning exceptions)
and has prepared brochures and
photos of designated homes on
the City's website.
Attachment 3
City of Coronado Page 416
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-14
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle the “Coronado Currents” newsletter on a
regular basis.
adaptive reuse of historic structures.
Preservation of historic apartment complexes
will be encouraged by permitting their
conversion to condominiums.
Information regarding historic preservation is
available to the public on the City’s webpage:
https://www.coronado.ca.us/government/dep
artments_divisions/community_development/
historic_preservation.
Program 16: Code
Compliance
Publish articles in the “Coronado Currents”
newsletter on a regular basis to promote the
City’s Code Compliance program and provide
information on resources and assistance
available.
The City of Coronado continues to advocate
and facilitate the rehabilitation of substandard
residential properties by homeowners and
landlords, utilizing the Code Compliance
program, when necessary, to improve overall
housing quality and conditions.
Ongoing. The City maintains an
active code compliance
program.
Program 17: Zoning
Ordinance
Amendments for
Special Needs
Housing
The city will amend regulations to be
consistent with the new State Law.
The City amended its Zoning Ordinance to
address the provision of housing for the
homeless and persons with special needs.
Detailed discussions about these housing
options are provided in the Constraints to the
Provision of Housing section of this Housing
Element.
The previous 5th Cycle Program
was completed but additional
changes to State law occurred in
the past 10 years. Programs H1.F. General Plan Update
Program, H-5.D Emergency
Shelters, H-5. E. Update
Farmworker and Employee
Housing Zoning, H-5.F. Update
the Accessory Dwelling Unit
Ordinance, H-5.G. Definition of
Family, and H-5.K. Reasonable
Accommodation Ordinance
Amendment include
amendments to City’s Zoning
Ordinance to comply with state
Attachment 3
City of Coronado Page 417
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-15
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle law requirements related to
special needs housing.
Program 17.A:
Residential Care
Facilities
Amend the Orange Avenue Corridor Specific
Plan (OACSP) to allow large care facilities with
Major SUP in the R-4 Zone.
The City amended the Orange Avenue Corridor
Specific Plan and Zoning Ordinance to allow
large residential care facilities (i.e., those that
serve seven or more people) with approval of
a Major SUP in the R-4 Zone.
Completed but modified under
the 6th Cycle Housing Element
program H-5.B. Supportive
Housing and Low Barrier
Navigation Centers to ensure
compliance with State law
provisions that have recently
been modified to require
approval 'by right' of certain
types of supportive housing and
low-barrier navigation centers.
Program 17.B:
Supportive Housing
Amend OACSP and Zoning to allow supportive
housing in residential zones.
The City amended the Zoning Ordinance and
the OACSP to allow supportive housing
pursuant to Health and Safety Code Section
50675.14(a)(B)(2). Such housing will be
permitted in all zones where housing is
permitted and subject to the same
development standards as the same type of
housing in that zone.
Completed February 18, 2014 as
the City has updated the Zoning
Ordinance and the Orange
Avenue Corridor Specific Plan
for compliance with the Housing
Element but modified under the
6th Cycle Housing Element
program H-5.B. Supportive
Housing and Low Barrier
Navigation Centers to ensure
compliance with State law
provisions that have recently
been modified to require
approval 'by right' of certain
Attachment 3
City of Coronado Page 418
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-16
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle types of supportive housing and
low-barrier navigation centers.
Program 17.C:
Transitional Housing
Amend Zoning to revise the definition and
allow in all zones where housing is permitted.
The Zoning Ordinance was amended -
transitional housing meeting the Health and
Safety Code definition (Section 50801(i)) will
be permitted in all zones where housing is
permitted and subject to the same
development standards as the same type of
housing in that zone.
Completed February 18, 2014s
the City has updated the Zoning
Ordinance for compliance with
the Housing Element but
modified under the 6th Cycle
Housing Element program H5.B. Supportive Housing and
Low Barrier Navigation Centers
to ensure compliance with State
law provisions that have
recently been modified to
require approval 'by right' of
certain types of supportive
housing and low-barrier
navigation centers.
Program 17.D: Single
Room Occupancy
Housing (SRO's)
Amend Zoning to exclude SROs from the
definition of transitional housing and amend
code to allow SROs in R-4 zones with a Special
Use Permit
The City includes SRO units in its definition of
“transitional housing.” The City amended the
Zoning Ordinance to exclude SRO housing in
the definition of transitional housing and to
establish SRO housing as a use permitted via a
SUP process in the R-4 zone.
Completed February 18, 2014.
The Program will not be
required in the 6th Cycle as the
City has updated the Zoning
Ordinance for compliance with
the Housing Element.
Program 17.E:
Emergency Shelters
Amend OACSP to allow Emergency Shelters by
right without a discretionary permit
Consistent with current State law, the City will
amend the OACSP to allow emergency shelters
Modified for the 6th Cycle, the
City will designate R-4
Attachment 3
City of Coronado Page 419
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-17
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle in the C Zone by right and without
discretionary review.
(multifamily residential) as
zoning for emergency shelters
by right.
18. Streamlined
Process
Provide development process handouts at the
City Hall Community Development
Department counter.
Periodically review the City’s development
process and requirements to identify areas for
improvement.
The City of Coronado continues to educate the
public on how to complete the development
approval process and otherwise facilitate
building permits and development plan
processing for residential construction. The
City processes most applications within two to
three months.
The City has created handouts that identify the
various department permits and approvals
required for developing a project in Coronado
including other agency contact information.
Development fees, building hand-outs, and
zoning information have all been posted on
the City’s website:
https://www.coronado.ca.us/government/dep
artments_divisions/community_development/
planning_and_zoning.
Ongoing and modified for the 6th
Cycle. The City continues to
update and provide new forms
both on paper and on the City's
website to educate the public
about the City's building and
planning review processes.
Updates to streamlining efforts
can be found in the following
programs listed in Section 8 –
Housing Plan in this Housing
Element:
• H-1.D. Compliance with
SB 1087
• H-3.C. Senior Housing
and Assisted Living
Units
• H-5.A. Streamline
Processes
• H-5.J Adopt SB 35
Streamlining Written
Procedures
Attachment 3
City of Coronado Page 420
Section 6: At Risk Affordable Housing
City of Coronado Page 421
City of Coronado
2021-2029 Housing Element
Section 6: At Risk Affordable Housing Page 6-1
Section 6: At-Risk Affordable Housing Pursuant to California Government Code, Section 65583(a)(9), an analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the 6th Cycle Housing Element Planning Period due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use must be identified in the Housing Element.
Affordable covenants help to ensure that certain housing units remain affordable for an extended period of time.
Covenants help balance the housing market in a community and provide lasting affordable options to low and very low-income households. The City of Coronado has multiple housing projects which include units with affordability covenants. There are currently 55 affordable units within Coronado that are at risk of converting to market-rate within the planning period (2021-2029).
The City intends to prioritize the maintenance of their current affordable housing stock and the City is committed to negotiating extensions of existing affordability agreements before units become at-risk.
Table 6-1: Affordable Units At Risk in Coronado
Street Address, Assessor’s
Parcel #,
Type of Agreement
Very
Low/Low
Income
Mod
Income
Total
Units
Year Construction or
Rehab Completed
Date of Recordation and
County Document #
Date
Covenant
Expires
924 Orange Avenue
APN: 537-332-23
Rental Affordability Covenant
10 1 11 1994 11/18/1993
#1993-0775528 12/1/2023
308-330 Orange Avenue
1014-1028 Third Street
APN: 536-222-20
Rental Affordability Covenant
29 0 29 1996 1/25/1996
#1996-0037685 2/1/2026
1212, 1226 Ninth Street
APN: 537-342-25
Rental Affordability Covenant
9 0 9 1996 7/17/1996
#1996-0357595 8/1/2026
729 Orange Avenue
Units #101-103, 201-203
APN: 537-091-27-01 to 05
Affordability Restrictions
0 6 6 1996 6/22/1995
#1995-0260983 6/21/2025
A. Preservation and Replacement Options
To safeguard the current affordable housing inventory, the City must either maintain the existing assisted units or facilitate the creation of new ones. The choice of options to preserve or replace these units depends on the circumstances of the at-risk projects. The City of Coronado has contacted owners of affordable housing properties on multiple occasions since 2019 to determine if any had interest in extending their affordable housing covenants. In November 2021, the City released a Notice of Funding Availability (NOFA) of up to $4M to solicit proposals for new affordable housing projects or extensions of existing affordability covenants. City staff called each affordable housing property owner to alert them of the funding opportunity and mailed them a copy of the NOFA. No responsive proposals were received.