Preservation alternatives usually involve: 1) transferring the project to non-profit ownership; 2) offering rental assistance to tenants; and 3) acquiring the property and extending or reestablishing affordability covenants. The most recent local property sales (Costar) in 2021 indicate that land values range from $22 to $43 million per acre.
Additionally, the City purchased a residential property with an existing duplex in 2023 on a 0.08-acre site for $2.5 Attachment 3
City of Coronado Page 422
City of Coronado
2021-2029 Housing Element
Section 6: At Risk Affordable Housing Page 6-2
million with the intent of developing two (2) to three (3) affordable housing units (Site #2 in the Sites Inventory, Chapter 7). The purchase price translates to $31.2 million per acre for property acquisition. Using $31.2 million an acre for property acquisition, the cost to acquire the properties to preserve the units, based on the property size, is provided below.
• 924 Orange Avenue - $5.3 million
• 308-330 Orange Avenue - $5 million
• 1212, 1226 Ninth Street - $1.6 million
• 729 Orange Avenue - $25.6 million
As for replacement, the most straightforward approach is the development of new assisted multi-family housing units. Available local funds for affordable housing are currently limited to inclusionary housing fees collected for development projects as the City does not qualify for CDBG or HOME funds. The current balance of the fees is approximately $1 million, below the acquisition costs listed above.
1. Transfer of Ownership
Handing over ownership of a project at risk to a non-profit housing provider is typically one of the more cost-effective methods to guarantee the continued affordability of at-risk units in the long term. This transfer of property ownership to a non-profit entity allows for the preservation of low-income restrictions and opens up the potential eligibility for a broader array of governmental assistance.
2. Rental Subsidies
Rent subsidies may be employed to sustain the affordability of at-risk affordable units. These subsidies could be fashioned to align with the federal Section 8 program, where HUD covers the disparity between what tenants can afford (calculated as 30 percent of household income) and the fair market rent (FMR) estimated by HUD for the unit.
The viability of this option hinges on the accessibility of dependable funding sources required for rent subsidies and the property owners' willingness to engage in the program.
3. Purchase of Affordability Covenants
An alternative approach to preserve the affordability of at-risk projects involves offering an incentive package to the owner to retain the project as affordable housing. Incentives may encompass reducing the interest rate on the remaining loan balance, offering a one-time payment, and/or supplementing rents to align with market levels. The viability of this approach hinges on whether the complex is excessively leveraged. By providing lump-sum financial incentives or ongoing subsidies in rents or reduced mortgage interest rates to the owner, the City can ensure the enduring affordability of some or all of the units.
4. Construction of Replacement Units
Constructing new housing units for low-income residents serves as a strategy for substituting at-risk units in case of conversion to market-rate status. The development expenses are influenced by various factors such as density, unit size (including square footage and bedroom count), location, land prices, and construction type. Data from the California Tax Credit Allocation Committee reveals that the average development cost for newly constructed affordable multifamily projects in the region averages $577,548 per unit.
5. Funding Sources to Preserve Affordable Housing
Financing affordable housing has become a complicated endeavor involving multiple federal, State, and local funding sources. A vital factor in executing any of these preservation options is the accessibility of sufficient funding, a challenge that often proves difficult. Typically, obtaining Low-Income Housing Tax Credit funding for rehabilitation and preservation is arduous, given the highly competitive nature of the grant application process, which Attachment 3
City of Coronado Page 423
City of Coronado
2021-2029 Housing Element
Section 6: At Risk Affordable Housing Page 6-3
predominantly favors new construction. Furthermore, the City's previous continuous funding source, the Low/Mod Housing Funds provided by the now-dissolved Redevelopment Agency, ceased to exist over a decade ago.
The City is committed to coordinating with property owners of at-risk units and leveraging available resources to provide financial assistance when possible and available to preserve these at-risk units and to extend covenants for as long as possible. Available local funding resources available for utilization utilized in the preservation and acquisition of at-risk units include:
Affordable Housing In-Lieu Fee - As a prerequisite for approving subdivision maps involving residential dwellings with two or more lots or units, the Coronado Municipal Code mandates that the subdivider allocate 20 percent of the units for sale or rent to individuals qualifying within low-income categories. Alternatively, the subdivider may opt to pay a fee for each unit in the project, contributing to a fund dedicated to affordable housing assistance. The revenue in this fund represents the in-lieu fee payments made to the City. These funds are then utilized to help further the availability of affordable housing including the development of new housing and preservation of existing.
Affordable Housing Fund - The fund comprises funds from the former Community Development Agency housing set-aside fund, primarily composed of repayments from loans extended to previous affordable housing projects. The funds contribute to supporting new affordable housing programs or property acquisitions. It appears that existing law would allow the City to utilize this fund to extend Affordability covenants for Very Low and Low-income only for 55 years.
Other potential funding sources to bolster affordable housing preservation are detailed below, originating from both federal and state governments. It is important to acknowledge, however, that these resources might have restricted capacity due to constraints in the application processes, competition among jurisdictions seeking these resources, and the necessity to meet specific program qualifications.
Federal Funding
• National Housing Trust Fund
• Project‐Based Vouchers (Section 8)
• Section 811 Project Rental Assistance
• Veterans Affairs Supportive Housing (VASH) Vouchers
State Funding
• Affordable Housing and Sustainable Communities (AHSC) Program • Project Homekey
• Housing for a Healthy California (HHC)
• Multifamily Housing Program (MHP)
• Permanent Location Housing Allocation (PLHA)
6. Qualified Entities to Acquire and Manage Affordable Housing Pursuant to California Government Code, Section 65863.11, the State maintains a list of Entities Interested in Participating in California’s First Right of Refusal Program. This list, as follows, includes entities interested in properties in the County of San Diego:
• Housing Corporation of America
• Housing Development Partners of San Diego
• Housing Development Partners of San Diego
• Innovative Housing Opportunities, Inc.
• Keller & Company
• L + M Fund Management LLC
Attachment 3
City of Coronado Page 424
City of Coronado
2021-2029 Housing Element
Section 6: At Risk Affordable Housing Page 6-4
• Nexus for Affordable Housing
• Orange Housing Development Corporation
• ROEM Development Corporation
• San Diego County Department of Housing & Community Development • San Diego Housing Commission
• Southern California Obtainable Housing
St. Vincent de Paul VillageA number of entities are interested in properties in any jurisdiction in the State. A comprehensive list of all entities, including contact details, can be found on the California Department of Housing and Community Development’s (HCD) website at https://www.hcd.ca.gov/policy-and-research/preserving-existingaffordable-housing.
The following programs described in Section 8 – Housing Plan of the Housing Element will also be utilized to help maintain the affordability of At-Risk Units:
• H-2.A. Pursue State and Federal Funding for Affordable Housing • H-2.B. Local Funding for Affordable Housing
• H-4.B. Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources Attachment 3
City of Coronado Page 425
Section 7: Adequate Sites Inventory
Analysis and Methodology
City of Coronado Page 426
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-1 Section 7. Adequate Sites Inventory Analysis and
Methodology
California Government Code, Section 65583(a)(3), requires the Housing Element to identify sites suitable for the development of all housing types, with the capacity to satisfy the City of Coronado (City or Coronado) housing needs for the current 2021–2029 6th Cycle Housing Element period. The Sites Inventory is an assessment of the City’s capacity for new housing development, which must demonstrate that the Regional Housing Needs Assessment (RHNA) target of 912 housing units, including 481 lower-income (extremely low-, very low-, and low-income) affordable units, can reasonably be achieved under the City’s current land use plans and zoning regulations, or with planned amendments thereto.
The Sites Inventory prepared for the 2021–2029 planning period demonstrates a capacity for at least 1,273 housing units, including 678 housing units on sites adequate for lower-income housing. Pursuant to California Government Code, Section 65583.1, this capacity includes a credit of 361 units (including 197 lower-income units) toward the RHNA consisting of 146 units from entitled or proposed projects (0 lower-income units) and 298 units from accessory dwelling unit (ADU) and carriage house conversion potential (189 lower-income units).
The Sites Inventory was prepared for the purposes of satisfying State (State or California) requirements (as detailed later in this section) and is a planning estimate based on a number of factors including property owner interest.
However, the Sites Inventory does not approve any project or guarantee what will be built on the site. Actual housing development is implemented by the development community and will be largely dependent on market factors that are outside of the City’s control. Housing developers, market trends, and availability of funding are among the constraints that will dictate if and when housing units will be constructed.
Regarding the development of affordable housing, which requires public subsidies in order to be financially feasible, pursuant to California Government Code, Section 65583(b)(2), State law recognizes that housing needs may (and do) exceed available resources. Acknowledgment of funding limitations is extremely important—cities and counties are required to prepare Housing Elements every 8 years to identify needs and actions to provide for housing at all income levels and for all populations despite a severe shortage in local, State, and federal funding that makes many of the actions needed and planned financially infeasible. It is important to recognize that State law requires cities to plan for housing, but almost all housing is developed by the private sector.
The capacity documented in this section is achieved through various methods in accordance with State law, including the following:
• Developable sites pursuant to California Government Code, Section 65583.2(a), were identified. These included sites with zoning that currently allow residential uses. Vacant land was prioritized in the identification of sites but is insufficient to accommodate the City’s RHNA as the majority of land in the City is largely developed.
• Non-vacant sites that have a high likelihood of being redeveloped for residential uses during the 6th Cycle Housing Element planning period were identified.
• Sites to accommodate low and very low-income housing were identified and a residential development capacity analysis for all sites pursuant to California Government Code, Section 65583.2(c), was performed. • Alternative means of meeting the RHNA, as allowed by State law, were considered to meet the RHNA, including the potential for ADUs and carriage house conversion.
Attachment 3
City of Coronado Page 427
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-2 A complete analysis of the Sites Inventory follows. The Sites Inventory is included as Table 7-16. Sites Inventory and satisfies State requirements to identify units by parcel. This identification is for the purposes of the Housing Element.
Parcels may be modified, further subdivided, or otherwise amended in the future.
A. Summary of Sites Capacity Table 7-1. Summary of Sites Capacity, includes a summary of the detailed inventory of vacant and underutilized parcels in the City’s Sites Inventory, Table 7-16. Each identified site is adjacent to developed land and/or is the subject of a proposed housing development. Based on the review of the documentation outlined later in this section, each site has sufficient utility supply available and is accessible to support housing development.
Table 7-1: Summary of Sites Capacity
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
Attachment 3
City of Coronado Page 428
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-3 B. Capacity Determination Table 7-2, Capacity Determination, summarizes the City’s determination that there is sufficient capacity to accommodate the City’s RHNA by income and categorizes credits and sites by zoning, representing land suitable and available for residential development, as defined in California Government Code, Sections 65583.1 and 65583.2(a). A description of the methodology used to determine the capacity of sites is presented later in this section.
Table 7-2. Capacity Determination
Lower Mod. Above
Mod. Total
RHNA 481 159 272 912
15% Buffer1 72 24 41 137
553 183 313 1,049
Entitled or Proposed Projects (Pipeline) 0 0 146 146
Accessory Dwelling Unit Potential 117 25 53 195
Carriage House Conversion Program 72 0 31 103
Navy Housing 305 69 0 374
Subtotal 494 94 230 818
Net RHNA with 15% Buffer (after credits
are applied) 59 89 83 231
Opportunity Sites2 184 89 180 453
Total (125) (0) (97) (222)
Units by Income Level
Alternative Methods to Meet the RHNA (Credits)
1 HCD recommends a 15% buffer for lower-income (very low and low) sites to protect the City from the No Net Loss provision. The City Included a buffer for the moderate- and above moderate-income levels for the same reason.
The City calculated its buffer as a percentage of the gross RHNA. 2 Not including the Navy Housing Units
Attachment 3
City of Coronado Page 429
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-4 C. Identification of Developable Sites
1. Legal Requirements and State Housing Policies
State law requires that the Housing Element of the General Plan include an inventory of land suitable and available for residential development to meet the locality’s share of the regional housing need by income level and demonstrate sufficient zoned housing capacity to meet each Housing Element Cycle’s RHNA target. The City determines its housing capacity through a review of planned development and vacant and non-vacant developable land throughout the City that may reasonably develop within the Housing Element planning period. This approach (as recommended by HCD) is utilized because many factors will affect housing development, including feasibility, trends, and developer and property owner choices within the City. Additionally, mandating housing development on private property or property owned by other government agencies is not within the City’s authority or powers.
Per California Government Code, Section 65583.2(a), the City worked to identify vacant sites zoned for residential use and vacant sites zoned for mixed-use, including residential. The California Department of Housing and Community Development (HCD) Housing Element Site Inventory Guidebook (2020) was also consulted in the selection of sites.
The City is a highly developed, small island with a large Naval base that covers approximately 67% of the land area. As a result, vacant sites do not currently exist. Therefore, the City worked to identify the following types of sites as land suitable for residential development to meet the RHNA:
City or publicly owned sites with housing development potential. Property owned by religious institutions with an interest in developing housing. Privately owned sites with indicated owner or developer interest in developing housing. Underutilized residential and mixed-use zoned sites that are capable of development at a higher residential density than the current density (nonvacant sites, including underutilized sites). Federally owned sites with plans for developing on-site housing for its employees.
Alternative methods to meet the RHNA were also used including Program H-1.A: Accessory Dwelling Units (ADUs) and Program H-4.A: Carriage House Program as identified in Section 8: Housing Plan.
2. Data Sources
To prepare the Sites Inventory, the City utilized multiple data sources, including the City’s Geographic Information System (GIS) data (which incorporates data from the City’s General Plan, zoning, and land use designations), and the County of San Diego (County or San Diego) assessment roll. The process of evaluating potential sites involved applying specified criteria to identify sites where planned/zoned residential capacity can be realistically achieved.
3. Housing Units Approved/Entitled/Under Construction
As of April 5, 2023, the City has identified 146 pending or entitled housing units that will be constructed during the 6th cycle planning period. The City will credit these units toward its RHNA requirement pursuant to California Government Code, Section 65583.1. It is important to note that 139 units (95%) have either been issued an initial building permit or have received a finaled building permit, meaning they have either been completed or have been issued building permit and/or under construction, while seven have applied and are awaiting a building permit to be issued. The City expects that a minimum of 139 units (or 95%) will be completed during the 6th Cycle planning period based on their current status and the timing of approval and construction for recently built developments. Table 7- 3, Entitled and Pending Development Applications, summarizes the pending and entitled units, including the status and the estimated completion for each project. A description of each zoning designation shown in this table can be found in Section 3: Housing Constraints. The improvement-to-land value ratio helps give a snapshot of the current utilization status of the site. Improvement to land value ratios under 1.00 indicates that a site is either underutilized Attachment 3
City of Coronado Page 430
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-5 as the land is more valuable than the improvements built on it or that the structure has not been improved in many years as renovations or improvement trigger reassessments of assessed value by the county assessor’s office.
As shown in Table 7-3, the pending or entitled developments only include above moderate units totaling 146 based on the developers’ applications. These developments make up Sites 11-110 on the full sites inventory. Based on the table provided below, 95% of the units are either finaled or have been issued a building permit and/or are under construction. The remaining 5% of developments in the “APPLIED” status are anticipated to move into the “ISSUED” status as the City has not identified any barriers preventing this from taking place.
Table 7-3. Entitled and Pending Development Applications Lower Mod. Above
Mod. Total
11 5360200400 311 1ST ST FINALED 0.20 R-1A(BF) 6 0 0 1 1 0.23 12 5360200700 409 1ST ST ISSUED
Construction progressing. 42
inspections in 2023. Anticipated
completion: 2024
0.19 R-1A(BF) 6 0 0 1 1 0.09
13 5360402500 715 1ST ST FINALED 0.16 R-1A(BF) 6 0 0 1 1 0.10 14 5360630900 150 PALM AVE FINALED 0.11 R-1B 12 0 0 1 1 0.99 15 5360710300 512 1ST ST FINALED 0.09 R-1A(E) 8 0 0 1 1 0.35 16 5360813300 121 G AVE FINALED 0.17 R-1A 8 0 0 1 1 0.18 17 5361311000 200 H AVE APPLIED
Proposal to convert carriage
house to ADU. Will be allowed
with HEU changes
0.16 R-1B 12 0 0 1 1 0.91
18 5361320300 213 H AVE FINALED 0.13 R-1B 12 0 0 2 2 0.43 19 5361621700 250 B AVE FINALED 10.12.2023 0.15 R-3 28 0 0 2 2 0.73 20 5361910600 345 ALAMEDA BLVD FINALED 0.16 R-1B 12 0 0 1 1 0.38 21 5362321400 1221 4TH ST ISSUED Approved 12.11.23 0.07 R-1B 12 0 0 2 2 0.23 22 5362321600 360 B AVE FINALED 0.12 R-1B 12 0 0 1 1 1.16 23 5362410500 321 B AVE ISSUED 10.3.23; Foundation poured in Dec. 0.13 R-1B 12 0 0 1 1 0.14
24 5362421400 365 GLORIETTA PL FINALED 9.5.23 0.15 R-1B 12 0 0 1 1 0.07 25 5362522700 354 GLORIETTA BLVD ISSUED
Construction progressing. 18
inspections in 2023, including
partial final. Anticipated
completion 2024
0.08 R-1A 8 0 0 1 1 0.10
26 5362525700 1519 4TH ST FINALED 0.13 R-1B 12 0 0 3 3 0.09 27 5362600500 470 COUNTRY CLUB LN ISSUED
Construction progressing. 7
inspections in 2023. Anticipated
completion 2024
0.29 R-1A(CC-1) 6 0 0 1 1 2.12
28 5362601900 461 COUNTRY CLUB LN ISSUED
Construction progressing. 12
inspections in 2023. Anticipated
completion 2024.
0.25 R-1A(CC-1) 6 0 0 1 1 0.09
29 5362602100 441 COUNTRY CLUB LN APPLIED No status change 0.19 R-1A(CC-1) 6 0 0 1 1 0.07 30 5362602200 431 COUNTRY CLUB LN FINALED 12.18.23 0.19 R-1A(CC-1) 6 0 0 1 1 0.11 31 5362602800 476 ALAMEDA BLVD APPLIED No status change 0.23 R-1A(CC-1) 6 0 0 1 1 0.09 32 5363021500 478 ORANGE AVE ISSUED
Construction progressing. 36
inspections in 2023. Anticipated
completion 2024
0.12 R-4 40 0 0 2 2 0.07
33 5363021800 456 ORANGE AVE FINALED 6.16.23 0.08 R-4 40 0 0 1 1 0.14 34 5363023801,
5363023802,
5363023803,
5363023804,
5363023805
434 ORANGE AVE FINALED 0.16 R-4 40 0 0 4 4 0.38
35 5363213000 1309 5TH ST FINALED 0.08 R-1B 12 0 0 1 1 0.45 36 5363300600 408 GLORIETTA BLVD ISSUED Foundation poured in November 0.16 R-1A 8 0 0 1 1 0.10 37 5363301600 430 GLORIETTA BLVD FINALED 0.16 R-1A(CC-1) 6 0 0 1 1 0.33 38 5363411400 520 J AVE FINALED 0.15 R-1A 8 0 0 1 1 0.45 39 5363422400 524 I AVE ISSUED
Construction progressing. 14
inspections in 2023. Anticipated
completion: 2024
0.15 R-1A(E) 8 0 0 1 1 0.28
40 5363510400 517 I AVE ISSUED Anticipated completion 2024/25 0.13 R-1A(E) 8 0 0 1 1 0.07 41 5363520400 521 H AVE FINALED 11.01.23 0.17 R-1B 12 0 0 1 1 0.87 42 5363521701,
5363521702,
5363521703,
5363521704
556 G AVE FINALED 0.16 R-3 28 0 0 4 4 0.00
43 5363522801,
5363522802,
5363522803,
5363522804
546 G AVE FINALED 0.16 R-3 28 0 0 4 4 0.00
44 5363810200 505 ORANGE AVE APPLIED No status change. 0.05 R-4 40 0 0 1 1 0.24 45 5363810900 543 ORANGE AVE Units 1-5 ISSUED
Construction progressing. 28
inspections in 2023. Anticipated
completion 2024/25
0.17 R-4 40 0 0 5 5 0.04
46 5363811000 549-555 ORANGE AVE Units 6-10 ISSUED
Construction progressing. 28
inspections in 2023. Anticipated
completion 2024/25
0.16 R-4 40 0 0 5 5 0.07
47 5364210200 203 6TH ST FINALED 0.13 R-1A(CC-1) 6 0 0 0 0 0.12 48 5364240200 620 COUNTRY CLUB LN FINALED 0.25 R-1A(CC-1) 6 0 0 2 2 9.00 49 5364410900 649 I AVE FINALED 0.14 R-1B 12 0 0 1 1 0.21 50 5364824600 633 Adella Ln FINALED 0.10 R-1B 12 0 0 1 1 0.68 51 5364903900 1601 MIGUEL AVE FINALED 0.24 R-1A 8 0 0 2 2 0.42 52 5364904300 1617 MIGUEL AVE ISSUED
Construction progressing. 37
inspections in 2023. Anticipated
completion: 2024
0.17 R-1A(CC-1) 6 0 0 1 1 0.11
53 5365001200 657 MARGARITA AVE ISSUED 25 inspections in 2023.
Anticipated completion 2024 0.13 R-1A(CC-1) 6 0 0 2 2 0.23 54 5365003100 632 GLORIETTA BLVD ISSUED 7.12.23 0.12 R-1A(CC-1) 6 0 0 1 1 0.21 55 5365003200 636 GLORIETTA BLVD FINALED 0.11 R-1A(CC-1) 6 0 0 1 1 3.39 Site No. APN Address Status Area
(ac) Notes Zoning
Permitted
Density
(du/ac)
Units
I:LV
Attachment 3
City of Coronado Page 431
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-6
Affordable Housing Units Approved/Entitled/Under Construction/Completed As mentioned previously, there are no affordable housing units (at very low-, low-, or moderate-income levels) approved, entitled, under construction, or completed as of October 6, 2023, in the City’s pipeline. The City wishes to encourage affordable housing in part through two programs designed to provide financial and other incentives to Lower Mod. Above
Mod. Total
56 5370230300 711 BALBOA AVE ISSUED
Construction progressing. 15
inspections in 2023. Anticipated
completion in 2024/25
0.18 R-1A(CC-1) 6 0 0 1 1 3.17
57 5370310300 820 CORONADO AVE FINALED 0.17 R-1A(CC-1) 6 0 0 1 1 0.22 58 5370320800 860 BALBOA AVE FINALED 0.18 R-1A(CC-1) 6 0 0 1 1 0.23 59 5370321300 810 BALBOA AVE FINALED 4.27.23 0.16 R-1A(CC-1) 6 0 0 1 1 1.43 60 5370331000 840 CABRILLO AVE ISSUED
Construction progressing. 37
inspections in 2023. Anticipated
completion: 2024
0.18 R-1A(CC-1) 6 0 0 1 1 0.06
61 5370510300 727 ALAMEDA BLVD ISSUED
Construction progressing. 8
inspections in 2023. Anticipated
completion: 2024
0.21 R-1A 8 0 0 1 1 1.33
62 5370522100 740 I AVE APPLIED No status change 0.08 R-1A(E) 8 0 0 1 1 0.11 63 5370710600 741 G AVE ISSUED 9 inspections in 2023.
Anticipated completion: 2024/25 0.16 R-3 28 0 0 4 4 0.59 64 5370711800 756, 758, 760, AND 762 F AVE ISSUED
Construction progressing. 35
inspections in 2023. Anticipated
completion: 2024/25
0.16 R-3 28 0 0 3 3 0.84
65 5370720300 711 F AVE ISSUED
Construction progressing. 40+
inspections in 2023. Anticipated
completion: 2024
0.11 R-3 28 0 0 1 1 0.11
66 5371010900 761 B AVE FINALED 0.18 R-1A(E) 8 0 0 1 1 0.28 67 5371401900 816 SAN LUIS REY AVE FINALED 0.12 R-1A 8 0 0 1 1 0.37 68 5371402000 820 San Luis Rey FINALED 0.12 R-1A 8 0 0 1 1 0.31 69 5371402700 1304 GLORIETTA BLVD FINALED 0.14 R-1A(CC-1) 6 0 0 1 1 0.25 70 5371521200 747 GUADALUPE AVE FINALED 0.09 R-1A(CC-1) 6 0 0 1 1 0.36 71 5371710100 1152 GLORIETTA BLVD ISSUED
Construction progressing. 11
inspections in 2023. Anticipated
completion: 2024
0.14 R-1A(CC-1) 6 0 0 1 1 0.06
72 5372111600 820 J AVE FINALED 0.16 R-1A(E) 8 0 0 1 1 0.18 73 5372121600 848 I AVE FINALED 0.16 R-1A(E) 8 0 0 1 1 0.10 74 5372211800 515 9TH ST FINALED 0.09 R-1B 12 0 0 1 1 0.33 75 5372310700 839 G AVE ISSUED Anticipated completion 2024/25 0.11 R-3 28 0 0 3 3 0.08 76 5372310800 845 G AVE ISSUED No status change 0.16 R-3 28 0 0 3 3 0.26 77 5372330900 876 E AVE FINALED 0.16 R-3 28 0 0 3 3 0.75 78 5372412301,
5372412302 846 D AVE FINALED 0.07 R-3 28 0 0 2 2 0.56
79 5372513100 1115 9TH ST FINALED 0.19 R-3/P 28 0 0 1 1 0.00 80 5372710200 900 CORONADO AVE FINALED 5.05.23 0.17 R-1A(CC-1) 6 0 0 1 1 0.00 81 5372721500 910 BALBOA AVE ISSUED
Construction progressing. 9
inspections in 2023. Anticipated
completion: 2024/25
0.19 R-1A(CC-1) 6 0 0 2 2 0.00
82 5372810100 130 ACACIA WAY FINALED 0.17 R-1A(CC-1) 6 0 0 1 1 0.17 83 5372811000 151 CAROB WAY FINALED 0.17 R-1A(CC-1) 6 0 0 1 1 0.16 84 5372910600 910 COUNTRY CLUB LN FINALED 0.26 R-1A(CC-1) 6 0 0 1 1 0.79 85 5372911100 960 COUNTRY CLUB LN ISSUED
Construction progressing. 31
inspections in 2023. Anticipated
completion: 2024/25
0.24 R-1A(CC-2) 6.5 0 0 1 1 0.18
86 5372920100 841 COUNTRY CLUB LN FINALED 0.25 R-1A(CC-1) 6 0 0 1 1 0.60 87 5372920500 910 ALAMEDA BLVD APPLIED No status change 0.35 R-1A(CC-1) 6 0 0 1 1 0.06 88 5373110900 945 I AVE FINALED 0.20 R-1A(E) 8 0 0 1 1 0.43 89 5373111300 503 10TH ST FINALED 0.11 R-1A(E) 8 0 0 1 1 0.42 90 5373210800 953 G AVE FINALED 12.12.23 0.12 R-1B 12 0 0 1 1 0.13 91 5373213701,
5373214000,
5373213801,
5373213802
956, 958, 960, 962 F AVE FINALED 0.09 R-3 28 0 0 4 4 0.25 92 5373220801 941 & 943 F AVE FINALED 0.08 R-3 28 0 0 1 1 0.00 93 5373311700 924 D AVE ISSUED No status change 0.12 R-3 28 0 0 2 2 0.02 94 5373322701,
5373322702 949 D AVE FINALED 0.11 R-3 28 0 0 2 2 0.43
95 5373510200 1310 9TH ST ISSUED Construction progressing with 32 inspections in 2023 0.07 R-1A(E) 8 0 0 2 2 0.36
96 5373700600 1414 GLORIETTA BLVD ISSUED 7 inspections in 2023 0.12 R-1A 8 0 0 1 1 0.07 97 5373810200 1020 CORONADO AVE FINALED 12.14.23 0.18 R-1A(CC-1) 6 0 0 1 1 0.09 98 5373810600 1060 CORONADO AVE FINALED 0.21 R-1A(CC-1) 6 0 0 2 2 0.50 99 5373820800 110 ACACIA WAY APPLIED Under final review 0.19 R-1A(CC-1) 6 0 0 1 1 0.06 100 5373920900 161 ALDER ST FINALED 0.15 R-1A(CC-2) 6.5 0 0 1 1 0.19 101 5374040500 1030 PINE ST FINALED 0.14 R-1A(CC-3) 7 0 0 1 1 0.40 102 5374120200 1021 OLIVE AVE FINALED 0.14 R-1A 8 0 0 1 1 0.36 103 5374700400 1521 YNEZ PL ISSUED
Construction progressing. 18
inspections in 2023. Anticipated
completion: 2024/25
0.24 R-1A 8 0 0 1 1 0.00
104 5374810800 1110 PINE ST FINALED 0.17 R-1A(CC-3) 7 0 0 1 1 0.35 105 5374900300 521 MARINA AVE FINALED 0.20 R-1A(CC-2) 6.5 0 0 1 1 0.28 106 5374900400 531 MARINA AVE ISSUED 07.06.23 0.19 R-1A(CC-2) 6.5 0 0 1 1 0.09 107 5375000600 550 MARINA AVE FINALED 0.20 R-1A 8 0 0 1 1 0.45 108 5375520700 1118 LOMA AVE ISSUED
Construction progressing with
36 inspections in 2023.
Anticipated completion: 2024
0.09 R-1A 8 0 0 1 1 0.67
109 6150818300 3 THE POINT FINALED 0.31 Custom
Homes
1/4,000
square
feet, max
1 per
parcel
0 0 1 1 0.55
110 6150941600 36 BAHAMA BND ISSUED
Construction progressing. 11
inspections in 2023. Anticipated
completion: 2024
0.10 Village
Residences
1/3,600
square
feet, max
1 per
parcel
0 0 2 2 0.40
TOTAL 0 0 146 146
Zoning
Permitted
Density
(du/ac)
Site No. APN Address Status Area
(ac)
Units
I:LV
Attachment 3
City of Coronado Page 432
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-7 property owners that create accessory dwelling units (ADUs) and add kitchen facilities to existing carriage house units to meet the Census definition of a unit. More specifically, Program H-1.A. Accessory Dwelling Units (ADUs) and Program H-4.A. Carriage House Program detailed in Section 8: Housing Plan provide for 195 ADUs and 103 Carriage House conversions, respectively.
Under Program H-1.A. Accessory Dwelling Units (ADUs), pursuant to California Government Code, Section 65583.1 and coordination with HCD, the City will credit a total of 195 units, 60% of which are anticipated to be affordable at lower income levels (low and very low), 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).
The City 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. The City estimates (pursuant to guidance from HCD), that 70% of the 103 units will be available at lower income levels with the implementation of Program H-4.A. Carriage House Program.
Approval of Housing Units Approved/Entitled/Under Construction In the City of Coronado, it is highly unlikely for a residential or mixed-use development to not move forward after receiving planning entitlements. During the 5th cycle planning period, the overwhelming majority of projects involving residential development were completed or are currently under construction. In the very few cases where projects did not move forward, the City was informed by the developer of the decision not to build was based on changing market conditions (such as interest rate increases or increases in materials/labor costs). These are all factors unrelated to the City’s regulations, housing programs, or development review process, and as such are factors outside of the control of the City.
Coronado is a substantially developed city with little, if any, vacant land available for development. Therefore, new residential developments that occur on infill sites tend to be smaller in size than large greenfield developments and are constructed in a single phase.
4. 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.
The City saw a notable increase in the production of ADUs following the enactment of new State laws passed in an effort to spur the development of such units. In 2018, the City reported a total of just 4 ADUs permitted. However, between 2019 and 2022, the City reported an average of nearly 16 ADUs permitted each year which is an increase of nearly 400%. The ADUs were reported in Table B of the Annual Progress Reports (APRs). Table 7-4. ADU Building Permits Issued, Past 6 Years, details the numbers of ADUs that the City permitted during the last 6 years.
Attachment 3
City of Coronado Page 433
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-8 Table 7-4. ADU Permits Issued, Past 6 Years
Year Lower Mod. Above
Mod. Total
2017 0 0 3 3
2018 0 0 10 10
2019 0 0 13 13
2020 0 0 10 10
20211 0 0 20 20
2022 0 0 18 18
TOTAL 0 0 74 74
Annual
Average 0 0 12 12
15th Cycle for Coronado ended after 2020 with the 6th Cycle beginning in 2021.
Source: HCD APR Data Dashboard, City of Coronado, 2017-2022 Annual Progress Reports
Through November 2023, the City received 16 requests for building permits for the construction of accessory dwelling units.The HCD Sites Inventory Guidebook directs that the trend in ADU construction since the passage of the aforementioned state laws can be used to estimate new production. Furthermore, resources and incentives that will encourage the development of ADUs can support a projection of further growth to the trend since that time.
In 2020, the Center for Community Innovation at the University of California at Berkeley (UC Berkeley) undertook a comprehensive, statewide survey of ADUs, resulting in a document entitled “Implementing the Backyard Revolution:
Perspectives of California’s ADU Homeowners”, released on April 22, 2021. Key takeaways include:
• Just under 20% of Bay Area ADUs are made available at no cost to the tenant. • An additional 16% are rented to friends or family, presumably at a discounted rent, though the survey did not ask.
• Market-rate ADUs tend to rent at prices affordable to low and moderate-income households in most markets.
• Tenants are often family members, caregivers, or family friends.
A significant number of individuals constructing new homes express a keen interest in incorporating ADUs.
Sometimes these planned ADUs fail to materialize, primarily due to concerns about parking requirements in the Coastal zone. To address this issue and further encourage the development of ADUs, the City will create a program that incentivizes building ADUs with affordable income restrictions. Program H-1.A. Accessory Dwelling Units (ADUs) will waive parking requirements for ADUs with an extremely low or very low affordability covenant and expand/extend fee waivers for ADUs with a low or moderate affordability covenant beyond State law. The City anticipates an increase in lower- and moderate-income ADUs resulting from Program H-1.A.
Pursuant to California Government Code, Section 65583.1, and in coordination with HCD, the City will credit a total of 195 units, 60% of which are anticipated to be affordable at lower income levels (low and very low), 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.
City staff participated in a number of calls with HCD staff between July and December October 2023 to discuss the City’s methodology to meet the 6th cycle RHNA. Table 7-5. Potential ADU Production by Income Level shows the breakdown of the City’s projected ADU development through the 6th cycle. The affordability assumptions are based on conversations with HCD staff, the UC Berkeley survey findings, and Program H-1 A. Accessory Dwelling Units (ADUs).
Attachment 3
City of Coronado Page 434
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-9 Table 7-5. Potential ADU Production by Income Level
5. Carriage House Conversion
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. In order to meet the US Census definition of a residential unit, units must feature kitchen facilities. The expense to add kitchen facilities in an existing space is more cost effective than building a residential unit.
In the last five years, residents have consistently shown interest in converting existing carriage houses, frequently inquiring about the feasibility of transforming these structures into units by simply adding kitchen facilities. Likewise, developers have shown significant interest in this prospect, with one suggesting that the potential to convert carriage houses could prompt a shift in their business model to focus on offering services for the conversion of these existing structures for residents.
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. Table 7-6. Carriage House Conversion Methodology illustrates the calculation of potential carriage house conversions.
Table 7-6. Carriage House Conversion Methodology
The City 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. The City estimates (pursuant to guidance from HCD), that 70% of the 103 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
Income
Level Lower Moderate
Above
Moderate Total
Projected
Total Units1 117 25 53 195
1 Figures arrived at thorough coordination between the City and State HCD including a group call on 8/15/23.
Number as of Coronado
Carriage House Study
(Completed Nov. 2020)
117
Finaled since Nov. 2020 3
Permitted/Under
Construction 9
Total 129
Carriage House
Conversion Program 80%
Projected Carriage
House Conversions 103
Coronado Carriage House Count
Attachment 3
City of Coronado Page 435
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-10 • Annually monitoring conversions against goals and adjusting policies to bolster efforts as needed.
Given the economical nature of converting Carriage Houses, as they are pre-existing structures necessitating only the addition of a kitchen, coupled with the shared interest from residents and developers, and incentives offered by Program H-4.A, the City is confident that the anticipated estimate of 103 units for Carriage House conversions is both practical and attainable.
Table 7-7. Potential Carriage House Conversion by Income Level shows the breakdown of the City’s projected carriage house conversion to be applied to the RHNA throughout the 6th cycle.
Table 7-7. Potential Carriage House Conversion by Income Level
6. Site Profiles
The site profiles provide details supporting the inclusion of all proposed opportunity sites. Each profile includes information such as:
• Acreage
• Zoning
• Density allowance
• Improvement to land value ratio (ILV)
• Year developed
• Proposed unit mix
• Current uses
• Owner interest
• Vacancies
• Amenities
• Other information
It is important to note that during a developer stakeholder meeting in September 2023, the attendees (developers) provided very strong support for the redevelopment potential of all sites and stated that residential development on all sites is very realistic.
Income
Level Lower Moderate
Above
Moderate Total
Projected
Total Units1 72 0 31 103
1 Figures arrived at thorough coordination between the City and State HCD including a group call on 8/15/23.
Attachment 3
City of Coronado Page 436
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-11 Opportunity Site No. 1 – 919 C Avenue
Site Acreage: 0.62 acres
Current Zoning: R-3 (Multifamily Residential at 28 du/ac) Proposed Zoning: R-4 equivalent (40du/ac)
ILV: 2.23 Year Developed: N/A
Total Unit Potential: 25
Realistic Capacity Development: 19
Proposed Unit Income Mix
Lower
19 Moderate
0 Above Moderate
0 Description of Site and Factors Promoting Development:
This 0.62-acre site is currently owned by the Parish of Christ Church.
The Church has expressed interest in considering the possibility of developing affordable housing. This allows for a strong assumption of lower-income housing. The Church would also like to retain the thrift store on the site along with space for church and school programming.
The site is proposed to be rezoned at R-4 or 40 du/ac equivalent. The realistic capacity analysis for the R-4 zone indicates a 75% actual density based on recently approved projects. This 75% assumption of the total density capacity projects that 19 units will be developed.
The site’s strong access to amenities, municipal services, and schools makes it an excellent candidate for lower-income units. The Orange Avenue Vons grocery store, Spreckels Park, Coronado High School, and Palm Academy for Learning are within ½ mile of the site. Coronado Middle and Coronado Village Elementary schools are just outside a ½ mile but still within close proximity.
Attachment 3
City of Coronado Page 437
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-12 Opportunity Site No. 2 – 517 Orange Avenue
Site Acreage: 0.08 acres
Current Zoning: R-4 (Multifamily Residential at 40 du/ac) Proposed Zoning: No zone change
ILV: 0.13 Year Developed: 1979
Total Unit Potential: 3 (3 lower-income units are replacing 2 above moderate-income units. 1 net new unit)
Realistic Capacity Development: 3
Proposed Unit Income Mix
Lower
3 Moderate
0 Above Moderate
(2)
Description of Site and Factors Promoting Development:
This site is a duplex property that was recently purchased by the City with plans to convert to affordable housing at the lower-income levels. City ownership, along with expressed plans for the site, provides a strong basis for the proposed unit mix.
The site is 0.08 acres in size and is zoned at R-4 with a maximum density of 40 du/ac. The site is an occupied, residential duplex with above market rate units and could be redeveloped under existing zoning with three low-income units. The potential redevelopment of the site would remove 2 above moderate units from the existing housing stock. However, Table 7-2 shows a 97-unit surplus of above moderate units. The City will follow all legal requirements for relocation and replacement housing, as well as follow all legal requirements under the California Surplus Land Act. In accordance with the Surplus Land Act, the City will advertise the property to affordable housing developers for potential redevelopment.
The site also has strong access to amenities, municipal services, public transportation, and schools which makes it another great candidate for lowerincome units. These amenities include Smart & Final Extra! on B Ave. (or the projected grocery development on site 5), the Orange Avenue Vons grocery store, and Spreckels Park all of which are within ½ mile from the site. Coronado High, Coronado Middle, and Coronado Village Elementary Schools are also all within ½ mile from the site.
Attachment 3
City of Coronado Page 438
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-13 Opportunity Site No. 3 – 1224 10th Street
Site Acreage: 0.55 acres
Current Zoning: C (Commercial within Orange Avenue Corridor Specific Plan (OACSP))
ILV: 0.47 Year Developed: 1977
Proposed Zoning: R-4 equivalent (40 du/ac with mixed-use within OACSP)
Total Unit Potential: 22
Realistic Capacity Development: 11
Proposed Unit Income Mix
Lower
3 Moderate
0 Above Moderate
8 Description of Site and Factors Promoting Development:
This site is currently an office building at the corner of 10th Street and B Avenue. The City sees a strong possibility of mixed-use development potential with a mix of incomes. The site’s current development is also over 45 years old and has an improvement to land value below 1.
The 0.55-acre site is proposed to be rezoned at R-4 or 40 du/ac. equivalent with an allowance for mixed-uses. A capacity of 50% is assumed. During a stakeholder meeting with Coastal Development Group (CDG), a local developer with active residential projects in the City, the developer indicated that the site has significant development potential and is likely to garner interest from developers.
The site has great access to amenities, municipal services, and schools as well. The Orange Avenue Vons along with Rotary and Star Parks are within ½ mile. Coronado High School is also within ½ mile from the site. Coronado Village Elementary and Coronado Middle School are each just outside ½ mile but are convenient to future households at the site.
Attachment 3
City of Coronado Page 439
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-14
Opportunity Site No. 4 – 1001 C Avenue
Site Acreage: 0.57 acres
Current Zoning: C (Commercial within Orange Avenue Corridor Specific Plan (OACSP))
Proposed Zoning: R-4 equivalent (40 du/ac with mixed-use within OACSP)
ILV: 0.47 Year Developed: 1942
Total Unit Potential: 22
Realistic Capacity Development: 11
Proposed Unit Income Mix
Lower
3 Moderate
0 Above Moderate
8 Description of Site and Factors Promoting Development:
This site is a retail property adjacent to Site 3 at the corner of 10th Street and C Avenue with strong mixed-use development potential. A mixed unit income mix is projected for the site with 3 lower-income units due to the City’s inclusionary housing requirements and affordable housing programs outlined in Section 8:
Housing Plan. The site’s current development is also over 80 years old and has an improvement to land value below 1.
The site is 0.57 acres in size and is proposed to be rezoned at R-4 or 40 du/ac. equivalent with an allowance for mixed-uses. A capacity of 50% is assumed. During a stakeholder meeting with Coastal Development Group (CDG), a local developer with active residential projects in the City, the developer indicated that the site has significant development potential and is likely to garner interest from developers.
The site also has great access to amenities, municipal services, and schools. The Orange Avenue Vons grocery store along with Rotary and Star Parks are within ½ mile.
Coronado High School is also within ½ mile from the site. The Coronado Village Elementary and Coronado Middle Schools are each just outside ½ mile but are convenient to future households at the site.
Attachment 3
City of Coronado Page 440
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-15 Opportunity Site No. 5 – 150 B Avenue
Site Acreage: 2.89 acres
Current Zoning: C (Commercial within Orange Avenue Corridor Specific Plan (OACSP))
Proposed Zoning: R-4 equivalent (40 du/ac with mixed-use within OACSP)
ILV: 0.12 Year Developed: 1974
Total Unit Potential: 116
Realistic Capacity Development: 58
Proposed Unit Income Mix
Lower
15 Moderate
0 Above Moderate
43 Description of Site and Factors Promoting Development:
Site 5 is a group of properties with several retail and commercial uses, including a Smart & Final Extra!, Taco Bell, KFC, a Navy Federal Credit Union, and a onestory medical office building. The property owners have expressed interest in developing housing units on this site. This along with common ownership of the properties helps lend support in the lot consolidation for the development of housing units. The site’s current development is also nearly 50 years old and has an improvement to land value below 1.
The projected incomes for the units are 43 market-rate units mixed with 15 total lower-income units. The site totals 2.89 acres in size and is proposed to be rezoned at R-4 or 40 du/ac equivalent with an allowance for mixed-uses. A capacity of 58 units is assumed.
Local residents would like grocery use to continue on the site and City staff will work with the owner/developer to incorporate a grocery component. The site provides excellent amenities with Boney’s Bayside Market, Centennial Park, and Harborview Park within ½ mile.
Attachment 3
City of Coronado Page 441
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-16 Opportunity Site No. 6 – 149 A Avenue
Site Acreage: 1.28 acres
Current Zoning: R-PCD (Residential - Planned Community
Development)
Proposed Zoning: Zoning equivalent to 60 du/ac
ILV: 0.00 Year Developed: N/A
Total Unit Potential: 58
Realistic Capacity Development: 38
Proposed Unit Income Mix
Lower
15 Moderate
0 Above Moderate
23 Description of Site and Factors Promoting Development:
This 1.28-acre site is currently a parking lot directly adjacent to Site 7 and has excellent development potential. The City is projecting 38 units with mixed incomes including 15 units for lower-income households. During a stakeholder meeting with Coastal Development Group (CDG), a local developer with active residential projects in the City, the developer indicated that the site has “phenomenal” redevelopment potential.
Site 6 is proposed to be rezoned to allow for 60 du/ac equivalent. For the purposes of the unit calculation, however, 40 du/ac was still assumed as there are already 549 units on the adjacent Site 7. At 40 du/ac with a realistic capacity of 75% per the analysis in this section, the site can realistically accommodate 38 units.
The site also has great access to amenities with Smart & Final Extra! (or an anticipated grocery use on Site 5), Boney’s Bayside Market, and Centennial and Tidelands Parks within ½ mile. The site also has very close access to the San Diego - Coronado Bridge along State Route 75.
Attachment 3
City of Coronado Page 442
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-17 Opportunity Site No. 7 – 1515 2nd Street
Site Acreage: 12.66 acres
Current Zoning: R-PCD (Residential - Planned Community
Development)
Proposed Zoning: Zoning equivalent to 60 du/ac
ILV: 2.99 Year Developed: 1970
Total Unit Potential: 570
Realistic Capacity Development: 167
Proposed Unit Income Mix
Lower
12 Moderate
55 Above Moderate
100
Description of Site and Factors Promoting Development:
Site 7 is a large, multifamily residential parcel that is home to the three-story, 549-unit Bayside at Coronado Apartments. During a stakeholder meeting with Coastal Development Group (CDG), a local developer with active residential projects in the City, the developer indicated that the site has “phenomenal” redevelopment potential. The 12.66-acre site contains 5.42 acres of underutilized space consisting of parking space, tennis courts, and a swimming pool/common area (highlighted in yellow on the map).
This underutilized space can be redeveloped for housing at a mix of income levels including inclusionary for affordable units. CDG stated that the underutilized space could be developed with additional apartments and from a developer’s perspective, this represents a great opportunity for the property owner. The City projects that up to an additional 167 units could be developed on the site which would include 12 lower-income units and 55 moderateincome units.
The site is in close proximity to Smart & Final Extra! (a 5–10-minute walk) and Boney’s Bayside Market – both are within ½ mile. Additionally, Centennial and Tidelands Park are within ½ mile. The site also has very close access to the San Diego – Coronado Bridge along State Route 75.
Attachment 3
City of Coronado Page 443
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-18 Opportunity Site No. 8 – 700 Orange Ave.
Site Acreage: 1.58 acres
Current Zoning: Civic Use and R-4 Multifamily Residential Proposed Zoning: R-4 equivalent (40 du/ac) with Civic Use ILV: 0.00 Year Developed: Occupancy granted in 1996
Total Unit Potential: 63
Realistic Capacity Development: 47
Proposed Unit Income Mix
Lower
47 Moderate
0 Above Moderate
0 Description of Site and Factors Promoting Development:
This 1.58-acre City-owned site currently houses both the City of Coronado Police Department and an underutilized AT&T Switching facility owned by Pacific Bell Telephone Company. City ownership and collaboration with AT&T coupled with the existing adjacency of the sites lends support for the feasibility of lot consolidation to allow for the development of housing units on the existing sites.
The City projects that 47 lower-income units could be accommodated on the site. Housing for very low-income veterans is a potential affordable housing project. Because the City owns the majority of the site, a strong projection of 100% lower-income units, potentially for veterans, on the site is proposed.
The site is also an excellent candidate for lower-income units with access to amenities within ½ mile, including the Orange Avenue Vons, Spreckels Park, Coronado High, Coronado Middle, and Coronado Village Elementary Schools.
Attachment 3
City of Coronado Page 444
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-19 Opportunity Site No. 9 – 201 6th Street
Site Acreage: 3.36 acres
Current Zoning: CU (Civic Use)
Proposed Zoning: R-4 equivalent (40 du/ac)
ILV: 0.00 Year Developed: Permit to Construct issued in 1955 Total Unit Potential: 134
Realistic Capacity Development: 101
Proposed Unit Income Mix
Lower
67 Moderate
34 Above Moderate
0 Description of Site and Factors Promoting Development:
Site 9 is currently owned by the Coronado Unified School District and is a former school that closed due to lower enrollment.
The property currently houses a childcare and pre-K center. It is projected that there will be 67 lower-income units and 34-unit moderate-income units. The site is 3.36 acres in size and with an R-4 equivalent zoning (with a maximum density of 40 du/ac at a 75% realistic capacity), 101 units are projected.
The site is a good candidate for affordable housing as it is within ½ mile of the North Island Commissary (which is accessible to military personnel and family only), Glenn Curtiss and Pendleton Parks, as well as Coronado High, Coronado Middle, and Coronado Village Elementary Schools. The site is also 1 mile from the Vons on Orange Avenue.
Attachment 3
City of Coronado Page 445
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-20 1 The new standard for DoD housing development is as follows, “Consistent with federal law, the DoD housing management manual established a "market-style" model as the DoD standard for new construction projects. The model includes bedrooms with closets, at least two bathrooms (at least one for every two sailors), a living/dining room, a full kitchen, and a washer and dryer. This construction standard is intended to mirror modern university housing, or the type of housing commonly rented by young, single roommates in the private sector.” Per UploadGet180, 2015 - http://uploadget180.weebly.com/blog/dod-housing-management-manual Military Times, 2012 - https://ec.militarytimes.com/benefits-handbook/housing/base-housing/ Whole Building Design Guide (WBDG), 2017 - https://www.wbdg.org/building-types/unaccompanied-personnel-housing-barracks-1 Opportunity Site No. 10 – 3632 Tulagi Road
Site Acreage: 175.21 acres
Current Zoning: Military Zone (MZ)
Proposed Zoning: Military Zone (MZ)
Total Unit Potential: 374
Realistic Capacity Development: 374
Proposed Unit Income Mix
Lower
305
Moderate
69 Above Moderate
0 Description of Site and Factors Promoting Development:
Site 10 is owned and operated by the US Navy. The Navy has gone through the process of securing federal funding to build the residential units. It is important to note that the Navy, like other State and federal agencies, does not require development approvals or permits (from either the City or Coastal Commission) to develop. Environmental review is also not required. The Navy has obtained federal funding to build units to house 600 sailors.
Consistent with federal law, the US Department of Defense housing management manual establishes a "market-style" model as the standard for new construction projects. The model includes bedrooms with closets, at least two bathrooms (at least one for every two sailors), a living/dining room, a full kitchen, and a washer and dryer. Therefore, this new model will meet the US Census definition of a unit 1.
Site 10 is close to the Orange Street Vons as well as the City’s schools with access to a nearby bus stop that is a 10–15-minute walk from the site. The Navy base also has its own amenities including various restaurants, Turner Field and CISM Field, a movie theater, and a large swimming pool. Glorietta Bay Park and Promenade are also near the site.
Attachment 3
City of Coronado Page 446
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-21
7. Sites Located in Specific Plan Areas
HCD’s Site Inventory Guidebook requires further analysis for sites located in specific plans or master plan areas.
There is one specific plan area in the City called the Orange Avenue Corridor Specific Plan Where five of the City’s 10 opportunity sites are located. Of the City’s total 110 sites, 10 are in the specific plan area.
The City adopted the Orange Avenue Corridor Specific Plan to preserve and enhance Downtown Coronado by addressing:
• Growing concerns about the downtown evolving into a tourist-serving district, and the desire for expanded retail opportunities for residents;
• The availability of convenient parking;
• Continued expansion of discounted retail on North Island; • The ability of local businesses to compete with corporate establishments; • The recent closure of the City’s only movie theatre;
• The prospect of increasing traffic volumes; and
• The need for improved aesthetic, land use, pedestrian/bicycle, and vehicle connections.
The City also has the Coronado Cays Specific Plan area however it does not impact any of the proposed Opportunity Sites.
Pursuant to page 18 of HCD’s Site Inventory Guidebook, the Housing Element must contain specific sites by parcel number (provided in Table 7-8. Specific Plan Area Sites, and in Table 7-16. Sites Inventory) and demonstrate that the sites are available and suitable for development within the planning period, including:
• Identify the date of approval of the plans and expiration date – 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. • Identify approved or pending projects within these plans that are anticipated in the planning period, including anticipated affordability based on the actual or projected sale prices, rent levels, or other mechanisms establishing affordability in the planning period of the units within the project – As discussed earlier, all approved or pending (Pipeline) projects in the City are a majority 1-5 unit developments that are at above moderate-income levels. The Pipeline sites within the specific plan are detailed in Table 7-8. • Of the 10 sites located in the Orange Avenue Corridor Specific Plan, five are pending, approved, or permitted. More information about all 10 sites in the Orange Avenue Corridor Specific Plan area is provided in Table 7-8. Specific Plan Area Sites. Additional details about all 100 pending, approved, or permitted (Pipeline) developments, including affordability levels, are available in Table 7-3. Entitled and Pending Development Applications.
• The information for all sites within these Specific Plan areas is provided in Table 7-8. Specific Plan Area Sites. Sites that are not pending or approved are indicated with the status “Opportunity.” • Describe necessary approvals or steps for entitlements for new development (e.g., design review, site plan review, etc.) – general information is contained in Section 3: Housing Constraints and site-specific information is provided in Table 7-8.
• Describe any development agreements, and conditions or requirements such as phasing or timing requirements that impact development in the planning period - this requirement does not apply. There is one development agreement with the Hotel del Coronado that has been built out and completed.
Attachment 3
City of Coronado Page 447
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-22 Table 7-8. Specific Plan Area Sites
8. Infrastructure Availability – Site Access to Water, Sewer, and Dry Utilities Water and Sewer
An analysis of water and sewer capacity was conducted by a licensed civil engineer with Harris and Associates by reviewing the 2020 Urban Water Management Plan for California American Water (CAW), San Diego County District, and 2015 City of Coronado Wastewater Master Plan Update, as described below. In summary, there is sufficient water supply and sewer collection and treatment capacity to meet the City’s Regional Housing Need Allocation (RHNA) for the planning period.
The population of the City of Coronado was estimated to be 18,702 as of July 1, 2022, according to the US Census Bureau. The City of Coronado receives water supply from CAW, which purchases water from the City of San Diego.
The City of San Diego’s supply is primarily imported water with 93% purchased water from the San Diego County Water Authority and Metropolitan Water District (MWD). Additionally, the City of San Diego utilizes groundwater wells, recycled water, and surface water reservoirs that capture rainwater and runoff. In 2004, CAW entered into a 25-year water purchase contract with the City of San Diego that outlines the minimum and the maximum contract amount available to purchase as well as pricing and structure for any amount over the contract maximum. The minimum purchase amount is 60% of the average system delivery per customer per day and the maximum contract amount available is 120% of the average system delivery per customer per day. These volumes are calculated each fiscal year based on the prior 24 months of deliveries ending June 30th and the number of current customers as of June 30th.
CAW-San Diego County District’s 2020 Urban Water Management Plan (UWMP) outlines water demand and supply through 2040. Based on the data provided in the 2020 UWMP, there is adequate water supply to meet average demands during normal years, single dry-year droughts, and multiple dry-year droughts. The supply and demand projections through 2040 indicate surplus water availability. CAW is also working aggressively to implement water conservation and efficiency programs and has a water shortage contingency plan for the future. CAW intends to pursue the use of recycled water from the City of Coronado Recycled Water Treatment Plantshould it be developed.
Preliminary studies show recycled water could offset approximately 1 MGD of irrigation demands, which is approximately 10% of future system demands.
Site
No. APN Address Area(ac)
Total Units
(Net New) Specific Plan Area Specific Plan Adoption Date Status Necessary Steps for Entitlements Development
Agreements
2 5363810500 517 ORANGE AVE 0.08 1 Orange Avenue
Corridor Specific Plan 2004 OPPORTUNITY See Chapter 5 N/A 3 5374521300 1224 10TH ST 0.55 11 Orange Avenue
Corridor Specific Plan 2004 OPPORTUNITY See Chapter 5 N/A 4 5374521400 1001 C AVE 0.57 11 Orange Avenue
Corridor Specific Plan 2004 OPPORTUNITY See Chapter 5 N/A 5 5361022800,
5361023300,
5361023200,
5361022000,
5361023100
150 B AVE 2.89 58 Orange Avenue
Corridor Specific Plan 2004 OPPORTUNITY See Chapter 5 N/A 8 5370822500,
5370821500,
5370822700
700 ORANGE AVE 1.58 47 Orange Avenue
Corridor Specific Plan 2004 OPPORTUNITY See Chapter 5 N/A 32 5363021500 478 ORANGE AVE 0.12 2 Orange Avenue
Corridor Specific Plan 2004 ISSUED See Chapter 5 N/A
33 5363021800 456 ORANGE AVE 0.08 1 Orange Avenue
Corridor Specific Plan 2004 ISSUED See Chapter 5 N/A
34 5363023801,
5363023802,
5363023803,
5363023804,
5363023805
434 ORANGE AVE 0.16 4 Orange Avenue
Corridor Specific Plan 2004 FINALED See Chapter 5 N/A
44 5363810200 505 ORANGE AVE 0.05 1 Orange Avenue
Corridor Specific Plan 2004 APPLIED See Chapter 5 N/A
45 5363810900 543 ORANGE AVE
Units 1-5 0.17 5 Orange Avenue Corridor Specific Plan 2004 ISSUED See Chapter 5 N/A 46 5363811000 549-555 ORANGE
AVE Units 6-10 0.16 5 Orange Avenue Corridor Specific Plan 2004 ISSUED See Chapter 5 N/A Attachment 3
City of Coronado Page 448
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-23 A specific Water Master Plan for CAW-San Diego County District could not be found. However, based on the water supply contract that CAW has with the City of San Diego, and the drinking water projections through 2040 described in the 2020 Urban Water Management Plan, it is assumed that there will be sufficient water available to serve the new developments. All proposed sites are within developed portions of the water system and should be readily available adjacent to or in close proximity to each site. CAW is a subsidiary of American Water which is a large water and wastewater utility in the United States. Based on its size and technical capabilities, it is assumed that CAW has a full understanding of the delivery capabilities of the water distribution systems and is making capital improvement plans to address pressure or delivery issues.
The wastewater (sewer) collection and treatment analysisis based on the 2015 City of Coronado Wastewater Master Plan Update. The City of Coronado’s existing wastewater collection system consists of approximately 40 miles of gravity pipelines ranging between 4 to 36 inches in diameter, 7 miles of sewer force mains ranging from 4 to 23 inches in diameter, 750 manholes, and 17 pump stations. Wastewater treatment and disposal are provided by the City of San Diego Metropolitan Wastewater Department (Metro system). The City has capacity rights to 3.25 million gallons per day (mgd) of Metro capacity, not including flows from the Navy, which compensates the City of San Diego directly, and contracts with the City to transport its flows. The combined flows are pumped via the Transbay Pump Station to the Metro system and conveyed to the Point Loma Wastewater Treatment Plant.
Coronado is predominately built out and therefore significant changes to the existing land use are not anticipated.
Development that may occur would be in the form of conversions of existing properties to higher-density residential units within the existing land use classification or possibly small-scale redevelopment. This slight increase in the number of units available combined with an anticipated reduction in vacancy rates throughout the service area will allow for a small increase in population.
Coronado transfers 2.35 million gallons per day of sewage, including sewage from the Cays and Navy bases to the City of San Diego's Point Loma Treatment Plant. With the conversion from single-family or commercial to multifamily as the primary driver of new units, significant flow increases are not anticipated. The available Metro capacity is anticipated to be sufficient. In addition, the capacity evaluation performed for the Wastewater Master Plan did not identify projects with insufficient capacity. As with the water system, all proposed sites are within developed portions of the wastewater system and should be readily available adjacent or in close proximity to each site.
Government Code, Section 65589.7 (a) requires that “the housing element adopted by the legislative body and any amendments made to that element shall be immediately delivered to all public agencies or private entities that provide water or sewer services for municipal and industrial uses, including residential, within the territory of the legislative body. Each public agency or private entity providing water or sewer services shall grant a priority for the provision of these services to proposed developments that include housing units affordable to lower-income households.” Pursuant to this requirement, the City of Coronado will immediately deliver the Housing Element to CAW. The City of Coronado will include a cover memo describing the Housing Element, including the City’s housing needs and regional housing needs.
Dry Utilities
Utility services for gas and electric are provided by San Diego Gas and Electric (SDG&E). In accordance with the California Public Utilities Commission and in compliance with SDG&E's “Rules for the sale of electric energy” all electric and gas service will be provided for future development in the City of Coronado as requested. SDG&E regularly partners with the City to provide services and obtain authorization to construct any required facilities. The City has a mature energy distribution system that will be able to add additional service connections for future residential land uses. Additional dry utilities include telecommunications providers, cable providers, and solid waste disposal (EDCO Disposal Corporation).
Attachment 3
City of Coronado Page 449
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-24
9. Map of Sites
Maps of all sites included in the Sites Inventory are shown in Figures 7-1 through 7-6, Sites Inventory Maps.
10. Suitability of Sites for Moderate-Income Housing
AB 725 (2020) requires housing elements due after January 1, 2022 (metropolitan and suburban jurisdictions) to allocate 25% of their RHNA numbers for moderate- and above moderate-income housing to sites with zoning that allows at least four units of housing, with moderate-income sites capped at a density of 100 units per acre. The Sites Inventory was prepared in adherence to these requirements.
The following moderate-income units are credited toward the RHNA:
Potential ADUs: 25 units (per Table 7-5. Potential ADU Production by Income Level), will be applied to the RHNA after thorough coordination with State HCD and the City’s strong commitment to Program H-1.A. Accessory Dwelling Units (ADUs) found in Section 8: Housing Plan.
All of the City’s moderate-income units (after the alternative methods described earlier are factored in) are allocated to 3 sites, all of which allow at least four units of housing per parcel and none of which allow a density of 100 units per acre.
Two of the City’s moderate-income unit sites (Sites 3 and 4) are currently zoned as Commercial (C) and will be rezoned to R-4 equivalent allowing for 40 units per acre. The City applied a Realistic Capacity Factor to these nonresidential sites that assumed a Mixed-Use Factor of 50% of the maximum density of the R-4 zone (40 du/ac) as part of a housing overlay (as described in Program H-1.F. General Plan Update Program in Section 8: Housing Plan).
The third moderate-income site, Site 10, is owned by the US Navy and is not under the jurisdiction of the City.
Therefore, no zoning changes are required nor possible. More specifically, the City zoning and land use designations do not apply to this property - the Navy is not required to obtain approvals and/or permits from the city/state to develop and is free to develop independently. Therefore, the constraints that developers face in developing housing are not a factor for property owned by the US military. As stated in this Section and in Appendix B (AFFH), the Navy has obtained funding and has confirmed plans to build 374 units on Site 10. With no known or anticipated barriers, construction is anticipated to be commenced by 2029.
The unit breakdown agreed upon for the Navy housing includes 305 lower-income units and 69 moderate-income units. An analysis of the sailors that would be housed at the site along with their expected income factored in this unit breakdown. Each sailor rank is given a specific monthly pay as well as a Basic Allowance for Subsistence (BAS) provided annually. The BAS can vary with a higher BAS given to enlisted members on duty at a permanent station and assigned to single (unaccompanied) Government quarters, which do not have adequate food storage or preparation facilities, and where a Government mess is not available, and the Government cannot otherwise make meals available. This higher rate referred to as BAS II, is twice the rate of standard enlisted BAS and must be authorized by the Secretary of the Military Department. The breakdown of sailor ranks, and yearly pay plus BAS are as follows:
• E-1 – $28,441.92 (BAS I) or $33,872.64 (BAS II)
• E-2 – $31,221.12 (BAS I) or $36,651.84 (BAS II)
• E-3 – $36,001.92 (BAS I) or $41,432.64 (BAS II)
• E-4 – $41,902.32 (BAS I) or $47,333.04 (BAS II)
The planned Navy housing will be built according to Department of Defense development standards which now meet the Census definition of a unit (see the site profile for Site 10 in this section). According to a representative from the Navy, these units will house 2 sailors per unit. However, E-4 sailors with more than four years of experience are not Attachment 3
City of Coronado Page 450
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-25 required to accept assignments to unaccompanied quarters and have the option to be assigned to private rooms.
Given that, the possible sailorrank unit combinations per the Navy and their AMI for San Diego County are as follows:
• One (1) E-4 – Very Low
• Two (2) E-1s – Low
• Two (2) E-2s – Low
• Two (2) E-3s – Low
• Two (2) E-4s – Low or Moderate (could be Very Low if one (1) per unit) • One (1) E-3 and one (1) E-4 – Low or Moderate
The projected income levels decided upon with coordination between the Navy, City, and the State HCD Enforcement Division yielded a breakdown of 305 total lower-income units (includes very low and low) and 69 moderate-income units. These units are projected to be built throughout the 6th Cycle with the City following up on this progress in accordance with Program H-1.E: Track Navy Housing Development found in Section 8: Housing Plan.
All of the City’s above moderate-income units are allocated to 105 sites that are classified as pipeline sites that include units that are in the planning process, are approved, or are under construction. Pipeline projects other than R4 were not calculated at maximum density as these will be actual constructed units. The majority are just one unit on a small lot. For pipeline projects at R-4, per Table 7-12 Pipeline R-4 Development Projects, a realistic capacity of 75% was assumed for sites that are anticipated to be 100% residential and 50% for sites that are assumed to be mixed-use with residential and commercial. Table 7-9. Suitability of Above Moderate and Moderate-Income Sites shows sites that only contain moderate and above moderate-income units. The improvement-to-land value ratio helps give a snapshot of the current utilization status of the site. Typically, improvement to land value ratios under
1.00 indicate that a site is underutilized as the land is more valuable than what is built on it.
11. Environmental Constraints
The suitability of site development factors in whether sites are constrained by environmental conditions. The city, located on a peninsula with limited vacant land, faces various environmental challenges, including seismic, flooding, wildfire, and geologic hazards. The flat topography, presence of active earthquake faults, susceptibility to liquefaction, and high-water tables restrict development potential. While geologic and seismic hazards exist, mitigation efforts are in place. The City prioritizes disaster preparedness goals and enforces seismic safety standards.
Flooding risks related to sea level rise, tsunamis, and coastal erosion, are addressed through comprehensive approaches and adherence to FEMA regulations. Fire hazard mitigation focuses on urban fire spread, emphasizing separation between structures and fire-resistant construction. Biological resources, air quality, and cultural resources are considered in the development of housing, including the opportunity sites referenced in this section, ensuring compliance with regulations and preservation efforts. Tribal cultural resources are considered in the potential development of housing, where if tribal cultural resources are identified within a project site, impacts must be avoided or mitigated to the extent feasible. Through the City's Climate Action Plan, the City has identified strategies that could reduce emissions from both existing and new development in the City. Overall, while environmental challenges exist, the City implements measures to minimize risks and ensure responsible housing development. A detailed analysis of environmental constraints can be found in Section 3: Constraints.
Attachment 3
City of Coronado Page 451
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-26 Table 7-9. Suitability of Above Moderate and Moderate-Income Sites
Lower Mod. Above
Mod. Total
Opportunity Sites 420 158 182 760
3 1224 10TH ST 5374521300 0.55 C R-4 MU 40 50% 3 0 8 11 Generic Commercial Office/Retail 1-3 Stories 0.47
Underutilized office
space. Projected
mixed-use.
4 1001 C AVE 5374521400 0.57 C R-4 MU 40 50% 3 0 8 11 Generic Commercial Office/Retail 1-3 Stories 0.47
Underutilized retail
space. Projected
mixed-use.
5 150 B AVE
5361022800,
5361023300,
5361023200,
5361022000,
5361023100
2.89 C R-4 MU 40 50% 15 0 43 58 Neighborhood Shopping
Center 0.12 Owner interest in mixed-use.
6 149 A AVE 5361101900 1.28 RPCD R-4 40 75% 15 0 23 38 Vacant Residential - Generic 0.00 Underutilized parking lot.
7 1515 2ND ST 5361101700 12.7 RPCD R-4 40 75% 12 55 100 167 61 Units And Up Generic 2.99 Underutilized residential space
9 201 6TH ST
5360100500,
5364110100,
5364110200,
5364110300,
5364110400,
5364110500,
5364110600,
5364110700,
5364110800,
5364110900,
5364111000,
5364111100
3.36 CU R-4 40 75% 67 34 0 101 School District 0.00
School District
owned, potential for
teacher housing.
10 3632 TULAGI RD 5377000200 175 N/A N/A N/A N/A 305 69 0 374 Military Base 0.00 US Navy site as
determined by Navy
and HCD.
Pipeline Sites 0 0 146 146
11 311 1ST ST 5360200400 0.2 R-1A(BF) N/A 6 N/A 0 0 1 1 Single Family Residence 0.23 Entitled/Proposed 12 409 1ST ST 5360200700 0.19 R-1A(BF) N/A 6 N/A 0 0 1 1 Single Family Residence - Generic 0.09 Entitled/Proposed
13 715 1ST ST 5360402500 0.16 R-1A(BF) N/A 6 N/A 0 0 1 1 Single Family Residence 0.10 Entitled/Proposed 14 150 PALM AVE 5360630900 0.11 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence W/Granny Flat 0.99 Entitled/Proposed
15 512 1ST ST 5360710300 0.09 R-1A(E) N/A 8 N/A 0 0 1 1 Single Family Residence 0.35 Entitled/Proposed 16 121 G AVE 5360813300 0.17 R-1A N/A 8 N/A 0 0 1 1 Single Family Residence W/Granny Flat 0.18 Entitled/Proposed
17 200 H AVE 5361311000 0.16 R-1B N/A 12 N/A 0 0 1 1 Mills Act (Single Fam Owner Occupied) 0.91 Entitled/Proposed
18 213 H AVE 5361320300 0.13 R-1B N/A 12 N/A 0 0 2 2 Single Family Residence W/Granny Flat 0.43 Entitled/Proposed
19 250 B AVE 5361621700 0.15 R-3 N/A 28 N/A 0 0 2 2 2 - 4 Units - Generic 0.73 Entitled/Proposed 20 345 ALAMEDA BLVD 5361910600 0.16 R-1B N/A 12 N/A 0 0 1 1 Duplex - Generic 0.38 Entitled/Proposed Existing Use I:LV Reason for
Selection
Net Units of Capacity Proposed
Rezoning
Permitted
Density
Density
Realism
Site
No. Address APN Area (ac)
Current
Zoning
Attachment 3
City of Coronado Page 452
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-27 Lower Mod. Above
Mod. Total
21 1221 4TH ST 5362321400 0.07 R-1B N/A 12 N/A 0 0 2 2 Single Family 0.23 Entitled/Proposed 22 360 B AVE 5362321600 0.12 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence W/Granny 1.16 Entitled/Proposed
23 321 B AVE 5362410500 0.13 R-1B N/A 12 N/A 0 0 1 1 Single Family 0.14 Entitled/Proposed 24 365 GLORIETTA PL 5362421400 0.15 R-1B N/A 12 N/A 0 0 1 1 Single Family 0.07 Entitled/Proposed 25 354 GLORIETTA BLVD 5362522700 0.08 R-1A N/A 8 N/A 0 0 1 1 Single Family 0.10 Entitled/Proposed 26 1519 4TH ST 5362525700 0.13 R-1B N/A 12 N/A 0 0 3 3 2 - 4 Units - Generic 0.09 Entitled/Proposed 27 470 COUNTRY CLUB
LN 5362600500 0.29 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 2.12 Entitled/Proposed 28 461 COUNTRY CLUB
LN 5362601900 0.25 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.09 Entitled/Proposed 29 441 COUNTRY CLUB
LN 5362602100 0.19 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.07 Entitled/Proposed 30 431 COUNTRY CLUB
LN 5362602200 0.19 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.11 Entitled/Proposed 31 476 ALAMEDA BLVD 5362602800 0.23 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.09 Entitled/Proposed
32 478 ORANGE AVE 5363021500 0.12 R-4 N/A 40 N/A 0 0 2 2 Duplex - Generic 0.07 Entitled/Proposed 33 456 ORANGE AVE 5363021800 0.08 R-4 N/A 40 N/A 0 0 1 1 Duplex - Generic 0.14 Entitled/Proposed 34 434 ORANGE AVE
5363023801,
5363023802,
5363023803,
5363023804,
5363023805
0.16 R-4 N/A 40 N/A 0 0 4 4 Condos Attached 0.38 Entitled/Proposed 35 1309 5TH ST 5363213000 0.08 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence 0.45 Entitled/Proposed
36 408 GLORIETTA BLVD 5363300600 0.16 R-1A N/A 8 N/A 0 0 1 1 Single Family Residence 0.10 Entitled/Proposed
37 430 GLORIETTA BLVD 5363301600 0.16 R-1A(CC-1) N/A 6 N/A 0 0 1 1 2 - 4 Units - Generic 0.33 Entitled/Proposed 38 520 J AVE 5363411400 0.15 R-1A N/A 8 N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.45 Entitled/Proposed
39 524 I AVE 5363422400 0.15 R-1A(E) N/A 8 N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.28 Entitled/Proposed
40 517 I AVE 5363510400 0.13 R-1A(E) N/A 8 N/A 0 0 1 1 Single Family Residence 0.07 Entitled/Proposed
41 521 H AVE 5363520400 0.17 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence - Generic 0.87 Entitled/Proposed
42 556 G AVE
5363521701,
5363521702,
5363521703,
5363521704
0.16 R-3 N/A 28 N/A 0 0 4 4 Unknown 0.00 Entitled/Proposed 43 546 G AVE
5363522801,
5363522802,
5363522803,
5363522804
0.16 R-3 N/A 28 N/A 0 0 4 4 Unknown 0.00 Entitled/Proposed 44 505 ORANGE AVE 5363810200 0.05 R-4 N/A 40 N/A 0 0 1 1 Single Family Residence - Generic 0.24 Entitled/Proposed
45 543 ORANGE AVE
Units 1-5 5363810900 0.17 R-4 N/A 40 N/A 0 0 5 5 Generic Medical/Dental Office 0.04 Entitled/Proposed
46 549-555 ORANGE AVE
Units 6-10 5363811000 0.16 R-4 N/A 40 N/A 0 0 5 5 2 - 4 Units - Generic 0.07 Entitled/Proposed 47 203 6TH ST 5364210200 0.13 R-1A(CC-1) N/A 6 N/A 0 0 0 0 Single Family Residence 0.12 Entitled/Proposed
48 620 COUNTRY CLUB LN 5364240200 0.25 R-1A(CC-1) N/A 6 N/A 0 0 2 2 2 - 4 Units - Generic 9.00 Entitled/Proposed 49 649 I AVE 5364410900 0.14 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence 0.21 Entitled/Proposed
50 633 Adella Ln 5364824600 0.1 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence 0.68 Entitled/Proposed
51 1601 MIGUEL AVE 5364903900 0.24 R-1A N/A 8 N/A 0 0 2 2 2 - 4 Units - Generic 0.42 Entitled/Proposed 52 1617 MIGUEL AVE 5364904300 0.17 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.11 Entitled/Proposed
53 657 MARGARITA AVE 5365001200 0.13 R-1A(CC-1) N/A 6 N/A 0 0 2 2 Single Family Residence 0.23 Entitled/Proposed
54 632 GLORIETTA BLVD 5365003100 0.12 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.21 Entitled/Proposed
55 636 GLORIETTA BLVD 5365003200 0.11 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
3.39 Entitled/Proposed
56 711 BALBOA AVE 5370230300 0.18 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence - Generic 3.17 Entitled/Proposed
57 820 CORONADO AVE 5370310300 0.17 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.22 Entitled/Proposed
58 860 BALBOA AVE 5370320800 0.18 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.23 Entitled/Proposed
59 810 BALBOA AVE 5370321300 0.16 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence - Generic 1.43 Entitled/Proposed
60 840 CABRILLO AVE 5370331000 0.18 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.06 Entitled/Proposed
61 727 ALAMEDA BLVD 5370510300 0.21 R-1A N/A 8 N/A 0 0 1 1 Single Family Residence - Generic 1.33 Entitled/Proposed
62 740 I AVE 5370522100 0.08 R-1A(E) N/A 8 N/A 0 0 1 1 Single Family Residence 0.11 Entitled/Proposed
63 741 G AVE 5370710600 0.16 R-3 N/A 28 N/A 0 0 4 4 5 - 15 Units Generic 0.59 Entitled/Proposed 64 756, 758, 760, AND 762
F AVE 5370711800 0.16 R-3 N/A 28 N/A 0 0 3 3 Single Family Residence - Generic 0.84 Entitled/Proposed 65 711 F AVE 5370720300 0.11 R-3 N/A 28 N/A 0 0 1 1 Single Family Residence - Generic 0.11 Entitled/Proposed
Site
No. Address APN Area (ac)
Current
Zoning
Proposed
Rezoning
Permitted
Density
Density
Realism
Net Units of Capacity
Existing Use I:LV Reason for
Selection
Attachment 3
City of Coronado Page 453
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-28 Lower Mod. Above
Mod. Total
66 761 B AVE 5371010900 0.18 R-1A(E) N/A 8 N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.28 Entitled/Proposed
67 816 SAN LUIS REY
AVE 5371401900 0.12 R-1A N/A 8 N/A 0 0 1 1 Single Family Residence 0.37 Entitled/Proposed 68 820 San Luis Rey 5371402000 0.12 R-1A N/A 8 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.31 Entitled/Proposed
69 1304 GLORIETTA
BLVD 5371402700 0.14 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.25 Entitled/Proposed 70 747 GUADALUPE AVE 5371521200 0.09 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence - Generic 0.36 Entitled/Proposed
71 1152 GLORIETTA
BLVD 5371710100 0.14 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.06 Entitled/Proposed 72 820 J AVE 5372111600 0.16 R-1A(E) N/A 8 N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.18 Entitled/Proposed
73 848 I AVE 5372121600 0.16 R-1A(E) N/A 8 N/A 0 0 1 1 Single Family Residence 0.10 Entitled/Proposed
74 515 9TH ST 5372211800 0.09 R-1B N/A 12 N/A 0 0 1 1 Single Family Residence 0.33 Entitled/Proposed
75 839 G AVE 5372310700 0.11 R-3 N/A 28 N/A 0 0 3 3 Single Family Residence 0.08 Entitled/Proposed
76 845 G AVE 5372310800 0.16 R-3 N/A 28 N/A 0 0 3 3 5 - 15 Units Generic 0.26 Entitled/Proposed 77 876 E AVE 5372330900 0.16 R-3 N/A 28 N/A 0 0 3 3 2 - 4 Units - Generic 0.75 Entitled/Proposed 78 846 D AVE 5372412301,
5372412302 0.07 R-3 N/A 28 N/A 0 0 2 2 Condos Detached 0.56 Entitled/Proposed 79 1115 9TH ST 5372513100 0.19 R-3/P N/A 28 N/A 0 0 1 1 Common Area,
Recreation Facility For
Develop
0.00 Entitled/Proposed
80 900 CORONADO AVE 5372710200 0.17 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Vacant Residential - Generic 0.00 Entitled/Proposed
81 910 BALBOA AVE 5372721500 0.19 R-1A(CC-1) N/A 6 N/A 0 0 2 2 Vacant Residential - Generic 0.00 Entitled/Proposed
82 130 ACACIA WAY 5372810100 0.17 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.17 Entitled/Proposed
83 151 CAROB WAY 5372811000 0.17 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.16 Entitled/Proposed
84 910 COUNTRY CLUB
LN 5372910600 0.26 R-1A(CC-1) N/A 6 N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.79 Entitled/Proposed
85 960 COUNTRY CLUB
LN 5372911100 0.24 R-1A(CC-2) N/A 6.5 N/A 0 0 1 1 Single Family Residence 0.18 Entitled/Proposed
86 841 COUNTRY CLUB
LN 5372920100 0.25 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.60 Entitled/Proposed
87 910 ALAMEDA BLVD 5372920500 0.35 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.06 Entitled/Proposed
88 945 I AVE 5373110900 0.2 R-1A(E) N/A 8 N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.43 Entitled/Proposed
89 503 10TH ST 5373111300 0.11 R-1A(E) N/A 8 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.42 Entitled/Proposed
90 953 G AVE 5373210800 0.12 R-1B N/A 12 N/A 0 0 1 1 2 - 4 Units - Generic 0.13 Entitled/Proposed 91 956, 958, 960, 962 F
AVE
5373213701,
5373214000,
5373213801,
5373213802
0.09 R-3 N/A 28 N/A 0 0 4 4 Condos Detached 0.25 Entitled/Proposed 92 941 & 943 F AVE 5373220801 0.08 R-3 N/A 28 N/A 0 0 1 1 Unknown 0.00 Entitled/Proposed 93 924 D AVE 5373311700 0.12 R-3 N/A 28 N/A 0 0 2 2 Single Family Residence 0.02 Entitled/Proposed
94 949 D AVE 5373322701,
5373322702 0.11 R-3 N/A 28 N/A 0 0 2 2 Condos Attached 0.43 Entitled/Proposed 95 1310 9TH ST 5373510200 0.07 R-1A(E) N/A 8 N/A 0 0 2 2 Single Family Residence - Generic 0.36 Entitled/Proposed
96 1414 GLORIETTA
BLVD 5373700600 0.12 R-1A N/A 8 N/A 0 0 1 1 Single Family Residence 0.07 Entitled/Proposed 97 1020 CORONADO AVE 5373810200 0.18 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.09 Entitled/Proposed
98 1060 CORONADO AVE 5373810600 0.21 R-1A(CC-1) N/A 6 N/A 0 0 2 2 2 - 4 Units - Generic 0.50 Entitled/Proposed 99 110 ACACIA WAY 5373820800 0.19 R-1A(CC-1) N/A 6 N/A 0 0 1 1 Single Family Residence 0.06 Entitled/Proposed
100 161 ALDER ST 5373920900 0.15 R-1A(CC-2) N/A 6.5 N/A 0 0 1 1 Single Family
Residence W/Granny
Flat
0.19 Entitled/Proposed
101 1030 PINE ST 5374040500 0.14 R-1A(CC-3) N/A 7 N/A 0 0 1 1 2 - 4 Units - Generic 0.40 Entitled/Proposed 102 1021 OLIVE AVE 5374120200 0.14 R-1A N/A 8 N/A 0 0 1 1 2 - 4 Units - Generic 0.36 Entitled/Proposed 103 1521 YNEZ PL 5374700400 0.24 R-1A N/A 8 N/A 0 0 1 1 Vacant Residential - Generic 0.00 Entitled/Proposed
104 1110 PINE ST 5374810800 0.17 R-1A(CC-3) N/A 7 N/A 0 0 1 1 Single Family Residence 0.35 Entitled/Proposed
105 521 MARINA AVE 5374900300 0.2 R-1A(CC-2) N/A 6.5 N/A 0 0 1 1 Single Family Residence 0.28 Entitled/Proposed
106 531 MARINA AVE 5374900400 0.19 R-1A(CC-2) N/A 6.5 N/A 0 0 1 1 Single Family Residence 0.09 Entitled/Proposed
107 550 MARINA AVE 5375000600 0.2 R-1A N/A 8 N/A 0 0 1 1 2 - 4 Units - Generic 0.45 Entitled/Proposed Reason for
Selection
Proposed
Rezoning
Permitted
Density
Density
Realism
Net Units of Capacity
Existing Use I:LV Site
No. Address APN Area (ac)
Current
Zoning
Attachment 3
City of Coronado Page 454
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-29 Lower Mod. Above
Mod. Total
108 1118 LOMA AVE 5375520700 0.09 R-1A N/A 8 N/A 0 0 1 1 Mills Act (Other Than
Singl Fam Owner
Occupied)
0.67 Entitled/Proposed
109 3 THE POINT 6150818300 0.31 Custom
Homes N/A
1/4,000
square
feet, max
1 per
parcel
N/A 0 0 1 1
Single Family
Residence W/Granny
Flat
0.55 Entitled/Proposed
110 36 BAHAMA BND 6150941600 0.1 Village
Residences N/A
1/3,600
square
feet, max
1 per
parcel
N/A 0 0 2 2
Single Family
Residence W/Granny
Flat
0.40 Entitled/Proposed
I:LV Reason for
Selection
Proposed
Rezoning
Permitted
Density
Density
Realism
Net Units of Capacity
Existing Use Site
No. Address APN Area (ac)
Current
Zoning
Attachment 3
City of Coronado Page 455
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-30 D. Sites to Accommodate Low- and Very Low-Income RNHA
1. Sites Used in Previous Planning Periods’ Housing Elements Legal Requirements
Per Assembly Bill 1397 and as stated in the Sites Inventory Guidebook (Part B, page 11), sites that were used in the previous Planning Periods’ Housing Elements are required to satisfy certain conditions to be designated for lowerincome units in the current Planning Period’s Sites Inventory. Any non-vacant sites included in the 5th Cycle Housing Element and any vacant sites included in both the 4th and 5th Cycle Housing Elements must meet the following criteria in order to be eligible to be counted toward the City’s lower-income housing capacity, the following must apply:
The sites must be designated in the site inventory (Table 7-16. Sites Inventory); and Page 12 of the HCD Housing Element Sites Inventory Guidebook also requires that if sites have been used in previous housing elements, the Housing Element must include “a program in the housing element requiring rezoning within 3 years of the beginning of the planning period to allow residential use by right at specified densities (see Step 2) for housing developments in which at least 20% of the units are affordable to lower-income households. This program can be an overlay on these specific sites. Please be aware that the intent of this requirement is to further incentivize the development of housing on sites that have been available over one or more planning periods. The application of the requirement should not be used to further constrain the development of housing. As such, housing developments that do not contain the requisite 20% would still be allowed to be developed according to the underlying (base) zoning but would not be eligible for “by right” processing. However, the jurisdiction would have to make findings on the approval of that project pursuant to No Net Loss Law (Government Code section 65863) and proceed to identify an alternative site or sites pursuant to that law. Sites where zoning already permits residential “use by right” as set forth in Government Code section 65583.2 (i) at the beginning of the planning period would be considered to meet this requirement.” HCD defines “use by right” as meaning the jurisdiction shall not require:
• A conditional use permit.
• A planned unit development permit.
• Other discretionary, local-government review or approval that would constitute a “project” as defined in Section 21100 of the Public Resources Code (California Environmental Quality Act “CEQA”).
There are no vacant sites designated for lower-income units in the 6th Cycle Sites Inventory that were included in the 5th Cycle Housing Element Sites Inventory.
Non-Vacant, Lower-Income Sites Used in a Previous Planning Period Site 2 is a non-vacant site designated for lower-income units in the City’s 6th Cycle Sites Inventory that was identified in the 5th Cycle Housing Element Sites Inventory. Site 2 is a duplex owned by the City and houses two market-rate units. The City plans to offer the site to affordable housing developers to redevelop the site to the maximum unit density of 3 units and to restrict the units for lower-income households. If an affordable housing developer does not submit a proposal to redevelop the site, the City will explore opportunities to either redevelop the site into three lower-income units or will comprehensively rehabilitate the existing structure and restrict residency to lower income households. The site is currently zoned R-4 for 40 units per acre. The City-owned site will be subject to design review that does not constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code (i.e., the California Environmental Quality Act), and does not require a conditional use permit, a planned unit development permit, or other discretionary review, regardless of the affordability level of the units. In other words, this site currently allows by-right residential development and satisfiesthe requirements to be included in the Sites Inventory. Table 7-10. Lower-Income Sites Used in the Prior Planning Period provides additional details on the one site.
Attachment 3
City of Coronado Page 456
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-31 Table 7-10. Lower-Income Sites Used in the Prior Planning Period
2. Zoning Appropriate to Accommodate Low- and Very Low-Income RNHA The HCD Sites Inventory Guidebook restricts the designation of sites for lower-income units to properties allowing at least 30 units per acre (for a “jurisdiction in a metropolitan county,” the designation that applies to the City).
The Sites Inventory identifies 489 total potential lower-income housing units on 10 sites that are suitable for lowerincome housing development, based on the criteria established by State law and HCD, with special considerations described below. These units are attributed to sites that:
Have zoning with a minimum residential density that allows for at least 30 dwelling units per acre.
Sites 1, 3, 4, 5, and 9 all currently have zoning with maximum densities below 30 du/ac. Not all of these zoning designations currently allow for residential, however. The breakdown of all current zones is as follows. • R-3 (Site 1) – Multiple Family Residential at 28 du/ac. Residential is currently allowed. R-4 (Multiple Family Residential at 40 du/ac) is proposed at Site 1.
• C (Sites 3, 4, and 5) – Commercial within the Orange Avenue Corridor Specific Plan. Residential is not currently allowed. Each of these sites has an R-4 or 40 du/ac equivalent zoning proposed with mixed-use capabilities. A capacity of 50% is assumed at these sites • CU (Site 9) – Civic Use. Residential is not currently allowed. R-4 (Multiple Family Residential at 40 du/ac) is proposed at Site 9.
Site 10 is owned by the US Navy and the City has no zoning authority or jurisdiction on the site. Therefore, there are no maximum densities. The lower-income units on Site 10 reflect documentation and correspondence from the US Navy staff.
Program H-1.G. General Plan Update Program sets forth guidelines to rezone each of those sites with densities equivalent to the R-4 level, which is a maximum density of 40 units per acre.
Senate Bill 6 – Middle Class Housing Act of 2022 (SB6) signed into law on September 28, 2022, allows for residential development on property zoned for commercial use if a project meets certain criteria and requirements which are listed as follows (Rutan & Tucker, 2022). This legislation could be utilized at the commercially zoned sites listed above.
• The density for the housing development shall meet or exceed the applicable density deemed appropriate to accommodate housing for lower income households in that jurisdiction. • The housing development shall be subject to local zoning, parking, design, and other ordinances, local code requirements, and procedures applicable to the processing and permitting of a housing development in a zone that allows for the density described above. If more than one zoning designation allows for the prescribed density, the applicable zoning standards shall be for the closest parcel allowing residential use at that density.
• The project site must be 20 acres or less and must comply with all other objective local requirements of the parcel, including any applicable or approved sustainable community strategy or alternative plan.
Lower Mod. Above
Mod. Total
2 517 ORANGE AVE 0.08 R-4 40 75% 3 0 (2) 1 0.13
City-owned occupied, market
rate duplex. City plans to
redevelop to 3 units. All
restricted to lower-income
tenants.
Density
Realism
Net Units of Capacity
Site No. Address I:LV Notes Area
(ac)
Current
Zoning
Permitted
Density
Attachment 3
City of Coronado Page 457
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-32 • The project must not be on a site or adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use.
• A “skilled and trained workforce” must be used to construct all work and prevailing wage must be paid.
Details on lower-income sites are provided in Table 7-16. Sites Inventory.
3. Size of Sites
The HCD Sites Inventory Guidebook restricts the designation of sites for lower-income units to sites that are between
0.5 and 10 acres in size. The sites with lower-income units satisfy the following requirements:
• Minimum parcel size of 0.5 acre - all sites with the exception of Site 2 meet this criteria. o Site 2 is owned by the City of Coronado with plans to redevelop an existing market-rate duplex into a new 3-unit project for lower-income households. This site is 0.08 acres in size and designated for lower-income units due to the City’s commitment to lower-income housing and the fact that the site is owned and controlled by the City itself.
• Maximum parcel size of 9.99 acres – all sites with the exception of Sites 7 and 10 meet this criteria. o Site 7 is a large apartment complex that is currently underutilized and represents an excellent redevelopment opportunity according to the developer stakeholder interviewed in September 2023. Analysis of the parcel shows that of the site’s total 12.66 acres, the City believes that 5.42 acres will be developed into affordable housing. The 5.42 acres of developable area at Site 7 include:
3.30 acres of parking space,
1.27 acres of a tennis court area, and
0.85 acres of a pool/common area.
The site profile for Site 7 includes an aerial map illustrating the layout showing the parking lots, tennis courts, and common areas. While much of the identified developable area is parking and residents will still need a place to park, a higher density parking structure could make up potentially lost parking space. A proposal for a parking structure at Site 7 has been submitted in the past.
Those plans were not ultimately followed through on, but the opportunity is there if the site ends up developing more units. The site is currently zoned RPCD (Residential - Planned Community Development) which does not specify a maximum density. However, the code asks for a Precise Development Plan to be submitted and processed with the application. Given the site’s development potential and flexible density requirements, this 12.66-acre Site is included in the Sites Inventory. However, the City intends to utilize 5.42 acres or less of the total 12.66 acres for the development of housing at mixed-income levels.
o Site 10 is a large, federally owned parcel operated by the US Navy. The City has no zoning authority or jurisdiction on the site. The development of sailor housing on the site will most likely take place on a small portion of the parcel as a whole. It is important to note that the Navy has obtained funding and has plans to build 374 units on the site. The lower-income units on Site 10 were negotiated with correspondence from the US Navy and HCD Enforcement Division. Program H-1.E:
Track Navy Housing in Section 8: Housing Plan details how the City will keep HCD informed of the Navy units as development and occupancy occurs.
All other Opportunity Sites sizes are as follows:
• Site 1 – 0.62 acres
• Site 3 – 0.55 acres
• Site 4 – 0.57 acres
• Site 5 – 2.89 acres
Attachment 3
City of Coronado Page 458
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-33 • Site 6 – 1.28 acres
• Site 8 – 1.58 acres
• Site 9 – 3.36 acres
Details on lower-income sites are available in Table 7-16. Sites Inventory.
Attachment 3
City of Coronado Page 459
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-34 E. Housing Capacity Analysis/Past Housing Production
1. 5th Cycle Housing Production and Density
During the 5th Cycle Housing Element Planning Period, the City issued building permits for approximately 403 residential units, as summarized in Table 7-11. 5th Cycle Housing Units with Issued Permits by Affordability. 100% of the permits issued were for above moderate-income units. It should be noted that prior to Redevelopment Dissolution in 2012, the City facilitated the development of multiple affordable housing units. In 2010 alone, 10 affordable housing units were brought online. However, following Dissolution, the low- and moderate-income tax increment set aside ceased to exist, leaving the City with only its affordable housing in-lieu fee as a local funding source for affordable housing.
Table 7-11. 5th Cycle Housing Units with Issued Permits by Affordability The City of Coronado has a history of 1–5-unit developments throughout its residential areas. This is evident in the City’s 5th cycle development history and current Pipeline sites with 100% of units available to above moderateincome households. In order to move forward and meet the RHNA allocations, plans and adjustments will have to be made in the form of a suite of programs identified in Section 8: Housing Plan of this Housing Element Update.
Three of the ten Opportunity Sites (Sites 1, 8, and 9) are proposed to be rezoned to R-4 or equivalent with 40 units per acre. Two of the ten Opportunity Sites (Sites 6 and 7) are proposed to be rezoned to allow for 60 units per acre.
Site 2 is already zoned for R-4 and Site 10 cannot be rezoned as it is a Navy base. The sites currently zoned C (Commercial within Orange Avenue Corridor Specific Plan) (Sites 3, 4, and 5) will include a housing overlay that allows non-residential sites where commercial uses are anticipated to continue in some capacity along with new residential units added. A capacity of 50% is assumed at these sites. The housing overlay will offer flexibility in land use and development standards, including the possibility of mixed-use projects as well as 100% residential projects.
See Program H-1.F. General Plan Update Program in Section 8: Housing Plan for more information on the proposed rezoning.
R-4 is a multiple-family residential zoning district in the City of Coronado that allows for high quality, multiple-family dwelling unit structures in an intensely developed residential environment with a minimum gross lot size of one thousand ninety (1,090) square feet per dwelling unit and a minimum three thousand and five hundred (3,500) square foot lot or building site. The density is forty (40) dwelling units per acre.
The City will also amend the Zoning Ordinance to establish zoning that allows for the development of 60 du/ac. This projected rezone only applies to Sites 6 and 7 which currently contain a high-density apartment complex (549 units) and an adjacent, underutilized parking lot. The current 549-unit development on Site 7 already eclipses 40 du/ac of realized density. This leads the City to project more units and propose a 60 du/ac density on Sites 6 and 7. 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. See the program in Section 8: Housing Plan for more information on the proposed rezoning.
Multiple residential projects on properties with R-4 zoning have been completed in recent years. As shown in Table 7-12. Pipeline R-4 Development Projects, Pipeline developments built or proposed in R-4 (40 unit per acre zones) have averaged 30.23 units per acre, or 75.57% of the permitted density. With this clear trend of R-4 development in Permitted Units Issued by Affordability
Income Levels 2013 2014 2015 2016 2017 2018 2019 2020 2021 Total Units Lower 0 0 0 0 0 0 0 0 0 0
Moderate 0 0 0 0 0 0 0 0 0 0
Above Moderate 27 28 49 38 43 59 34 55 70 403
Total Units 27 28 49 38 43 59 34 55 70 403
Attachment 3
City of Coronado Page 460
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-35 the last 2-3 years, the Sites Inventory realistic capacity factor has been set at 75% for all sites zoned or set to be rezoned to R-4 or a 40 du/ac equivalent or 60 du/ac equivalent.
Excluding the sites subject to rezoning and those owned by the city, there are presently no other locations that permit 100% non-residential land uses.
Table 7-12. Pipeline R-4 Development Projects
2. Housing Potential Assumptions and Realistic Capacity Sites with a proposed development are included if the developer:
• Has either applied and/or received entitlement approval or has expressed interest in developing a site; and • Is expected to receive a permit or certificate of occupancy after the beginning of the City’s RHNA Projection Period (i.e., June 30, 2020).
In these cases, projected site densities are based on owner-proposed development densities. Recent development trends in the City were analyzed in order to determine a realistic density for sites. Table 7-12. Pipeline R-4 Development Projects and the surrounding narrative summarizes the analysis of Pipeline R-4 developments in the City.
For sites without a currently proposed development, projected densities were estimated using a combination of several factors that are dependent on a site’s unique characteristics, including:
• The ownership and projected development scenario;
• The extent the site is underutilized (existing density is less than allowable density); and • The size of the site.
Many of the Opportunity Sites in the Sites Inventory were added because of owner interest in developing housing units. In addition to these factors, the City applied a Realistic Capacity Factor to all sites without a currently proposed development. The methodology utilized for the factors listed is as follows:
A Mixed-Use Factor of 50% of the maximum density of the R-4 zone (40 du/ac) as part of a housing overlay (as described in Program H-1.F. General Plan Update Program in Section 8: Housing Plan:
• Site 3 – Current office, potential mixed-use site.
• Site 4 – Current retail, potential mixed-use site.
• Site 5 – Current Smart & Final (retail), potential mixed-use site A Realistic Capacity Factor for Sites 1, 2, 6, 7, 8, and 9. As shown in Table 7-3. Entitled and Pending Development Applications, and Table 7-12. Pipeline R-4 Development Projects, actual Pipeline projects achieve densities equal to 75% of maximum density on average.
Existing Proposed Lower Mod Above
Mod Total
R-4
30 Pipeline 478 ORANGE AVE 5363021500 0.12 2022 R-4 N/A 40 0.07 0 0 3 3 24.23 60.58% 31 Pipeline 456 ORANGE AVE 5363021800 0.08 2021 R-4 N/A 40 0.14 0 0 2 2 25.01 62.53% 32 Pipeline 434 ORANGE AVE
5363023801,
5363023802,
5363023803,
5363023804,
5363023805
0.16 2021 R-4 N/A 40 0.28 0 0 5 5 31.10 77.76%
44 Pipeline 505 ORANGE AVE 5363810200 0.05 2022 R-4 N/A 40 0.24 0 0 2 2 38.69 96.74% 45 Pipeline 543 ORANGE AVE
Units 1-5 5363810900 0.17 2023 R-4 N/A 40 0.04 0 0 5 5 30.12 75.31% 46 Pipeline 549-555 ORANGE
AVE Units 6-10 5363811000 0.16 2023 R-4 N/A 40 0.07 0 0 5 5 32.21 80.53% R-4 SUBTOTALS 5 0.12 40 22 30.23 75.57%
Income Category Real.
Den.
(du/ac)
Real. Den.
as % of
Perm. Den
Year
Completed/
Last Status
Zoning
Max Den I:LV
Ratio
Site
No.
Pipeline /
Built
Project Name /
Address APN Area (ac)
Attachment 3
City of Coronado Page 461
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-36 Site 1, a site owned by a local church with strong property owner interest in developing affordable housing, will contain an affordable housing overlay but remain calculated using the 75% realistic capacity factor. The City believes that the combination of these factors provides realistic estimates of potential development on the sites. Actual densities will ultimately depend on property owners and developers and may exceed 75% allowable density.
Projected housing development counts are net of any existing residential units on the sites. These “net potential units” are shown for each site in the Housing Element Sites Inventory in Table 7-16 at the end of this section. Sites 2 and 7 have existing housing units at the present time. However, only Site 2, the location of an existing duplex with 2 market-rate units may involve removing existing units. The City intends to offer the site to affordable housing developers to redevelop into 3 units, all of which will be restricted to lower-income tenants. Therefore, two marketrate units may be replaced by three lower-income units.
Five of the 10 Opportunity Sites are either currently zoned or will be rezoned to an R-4 or 40 du/ac equivalent level with two others being rezoned to a 60 du/ac equivalent level. Additionally, a housing overlay may be added to 3 non-residential sites where commercial uses are anticipated to continue in some capacity along with new residential units. See the following breakdown of the sites’ current zoning and their proposed zoning:
• R-3 (Site 1) – Multiple Family Residential at 28 du/ac. Residential is currently allowed. R-4 (Multiple Family Residential at 40 du/ac) is proposed at Site 1.
• C (Sites 3, 4, and 5) – Commercial within the Orange Avenue Corridor Specific Plan. Residential is not currently allowed. Each of these sites has an R-4 zone (40 du/ac) as part of a housing overlay proposed with mixed-use capabilities. A capacity of 50% is assumed at these sites. The housing overlay will offer flexibility in land use and development standards, including the possibility of mixed-use projects as well as 100% residential projects.
• RPCD (Sites 6 and 7) – Residential Planned Community Development. This zone allows for residential with the processing of a precise development plan. Multiple-family residential at 60 du/ac is proposed at both of these sites.
• CU (Site 9) – Civic Use. Residential is not currently allowed. R-4 (Multiple Family Residential at 40 du/ac) is proposed at Site 9.
Program H-1.G. General Plan Update Program sets forth guidelines to rezone each of those sites to the R-4 level with a maximum density of 40 units per acre or a 40 du/ac equivalent and a 60 du/ac equivalent through rezoning or the use of a housing overlay.
All Pipeline Sites in the Sites Inventory are based on owner-proposed development densities and the factors listed were not utilized. Table 7-3. Entitled and Pending Development Applications, also lists all of the Pipeline Sites with their current zoning and densities.
3. Housing Potential Methodology –Mixed-Uses
No sites in the City’s Sites Inventory are currently zoned for mixed-use. However, a housing overlay will be added to the following sites:
• Site 3 – Current office including a family practice physician, potential mixed-use site. • Site 4 – Current retail including Swaddee Thai Restaurant, Nado Republic Italian Restaurant, and Nado Gelato Cafe, potential mixed-use site.
• Site 5 – Current Smart & Final (retail), potential mixed-use site.
Each of these sites are currently zoned C (Commercial within Orange Avenue Corridor Specific Plan). Program H-1.F.
General Plan update Program found in Section 8: Housing Plan details the City’s program and commitment to rezoning these sites in a way that best promotes affordable unit development.
Attachment 3
City of Coronado Page 462
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-37 The total number and percentage of Opportunity Sites with an added housing overlay and the corresponding number of units assigned to these sites are shown in Table 7-13. Housing Overlay Sites and Potential Units. More specifically, these Opportunity Sites represent 9.7% of potential units at all income levels and approximately 4.3% of potential lower-income units in the Sites Inventory.
Table 7-13. Housing Overlay Sites and Potential Units
The realistic residential development potential on Opportunity Sites was calculated pursuant to the methodology described in the prior section of this section.
Sites/Units
Total
Opportunity
Sites
(All Zones)
Total
Lower
Income
Projected
Mixed-Use
Opportunity
Sites
Percent
of Total
Projected
Mixed Use
Lower-Income
Percent of
Total LowerIncome
Sites 10 10 3 30.0% 3 30.0%
Potential
Units 829 489 80 9.7% 21 4.3%
Attachment 3
City of Coronado Page 463
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-38 F. Vacant Sites (Including Suitability for Lower-Income Housing) There are no vacant sites included in the Sites Inventory.
Attachment 3
City of Coronado Page 464
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-39 G. Non-Vacant Sites (Including Suitability for Lower-Income Housing) The Sites Inventory identifies 10 Opportunity Sites along with 100 total Pipeline sites which are also not vacant as defined by California Government Code. Non-vacant sites have various existing uses including parking lots, lowdensity residential, retail, and office. To assess the likelihood of non-vacant sites redeveloping into residential uses during the 6th Cycle Housing Element planning period, the City referred to expressed owner interest in developing housing or sites that are currently underutilized.
The Opportunity Sites were selected following a thorough site selection process ensuring that these sites, while nonvacant, are suitable for lower-income housing in the City. The suitability factors are detailed in the site profiles on page 7-1 and as follows:
• Owner interest
o Sites 1, 2 (City owned), 5, and 8 (City owned) all have direct owner interest in developing housing on their sites.
• Stakeholder/developer outreach
o Stakeholders and developers were met with while finalizing our selection of the Opportunity Sites. o Feedback was received that all sites have excellent redevelopment potential.
It should be noted that the City met with Coastal Development Group (CDG), a developer active in the City with a proposed multi-family project in process, on September 28, 2023, as part of the Stakeholder outreach process. The City provided the developer with a review of the Opportunity Sites proposed in the Housing Element. CDG was supportive of the Opportunity Sites, indicating substantial redevelopment potential, and specifically identifying Sites 6 (149 A. Avenue) & 7 (1515 2nd Street) in particular as having “phenomenal” redevelopment potential. As a large, multifamily residential parcel that is home to the three-story, 549-unit Bayside at Coronado Apartments, CDG identified this site as having the most tremendous redevelopment potential. Furthermore, Sites 3 (1224 10th Street) & 4 (1001 C. Avenue) were also identified as having significant redevelopment potential and likely to garner interest from developers, Site 8 as a great location and lot size, and Sites 1 (919 C. Avenue) and 5 (150 B. Avenue) as good candidates for redevelopment as well.
The following section addresses the legal requirements outlined in the California Government Code, Section 65583.2(g)(1) in more detail. It is not possible for the City to include an analysis of existing leases or other contracts, as this information is not publicly available. California Government Code, Section 65583.2(g)(1), states that, for nonvacant sites, the City shall specify the additional development potential for each site within the planning period and shall provide an explanation of the methodology used to determine the development potential. The City Council will adopt a resolution acknowledging that the existing uses on the non-vacant sites identified in the site inventory to accommodate the RHNA are likely to be discontinued during the planning period and therefore do not constitute an impediment to planned residential development on the site during the planning period.
An explanation of development potential along with the projected unit methodology can be found in Table 7-14.
Suitability of Lower-Income Sites, and in the Site Profiles earlier in this section. As a reminder, all Opportunity Sites contain lower-income units, all lower-income sites are Opportunity Sites, and all sites in the Site Inventory are NonVacant.
Attachment 3
City of Coronado Page 465
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-40 Table 7-14. Suitability of Lower-Income Sites
California Government Code, Section 65583.2(g)(3), requires that existing residential units on non-vacant sites be replaced with units affordable to the same or lower-income level when demolished. More specifically, replacement housing must be provided for the following types of non-vacant sites:
• Sites that currently have residential uses; and
• Sites that had residential uses within the past 5 years, which have been vacated or demolished that:
o Are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower income;
o Are or were subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or
o Are or were occupied by low or very low-income households.
No units with income restrictions, nor that are occupied by lower-income households, are planned to be demolished.
However, Site 2 involves the potential demolition of above market rate units only with three lower income units replacing these existing units.
Table 7-15. Sites with Planned Replaced Units breaks down these 34 sites showing the net new calculation of the moderate-income level only units.
Lower Mod. Above
Mod. Total
Opportunity Sites 489 158 180 827
1 919 C AVE 5373423400 0.62 R-3 R-4 40 75% 19 0 0 19 Church Rectory, Prkg & Other Church Related 2.23 Owner interest in mixed-use.
2 517 ORANGE AVE 5363810500 0.08 R-4 R-4 40 75% 3 0 (2) 1 Duplex - Generic 0.13 City Owned. Planned
conversion to lowerincome.
3 1224 10TH ST 5374521300 0.55 C R-4 MU 40 50% 3 0 8 11 Generic Commercial Office/Retail 1-3 Stories 0.47
Underutilized office
space. Projected
mixed-use.
4 1001 C AVE 5374521400 0.57 C R-4 MU 40 50% 3 0 8 11 Generic Commercial Office/Retail 1-3 Stories 0.47
Underutilized retail
space. Projected
mixed-use.
5 150 B AVE
5361022800,
5361023300,
5361023200,
5361022000,
5361023100
2.89 C R-4 MU 40 50% 15 0 43 58 Neighborhood Shopping
Center 0.12 Owner interest in mixed-use.
6 149 A AVE 5361101900 1.28 RPCD R-4 40 75% 15 0 23 38 Vacant Residential - Generic 0.00 Underutilized parking lot.
7 1515 2ND ST 5361101700 12.7 RPCD R-4 40 75% 12 55 100 167 61 Units And Up Generic 2.99 Underutilized residential space
8 700 ORANGE AVE
5370822500,
5370821500,
5370822700
1.58 R-4 R-4 40 75% 47 0 0 47 Unknown 0.00 Owner interest in adding units.
9 201 6TH ST
5360100500,
5364110100,
5364110200,
5364110300,
5364110400,
5364110500,
5364110600,
5364110700,
5364110800,
5364110900,
5364111000,
5364111100
3.36 CU R-4 40 75% 67 34 0 101 Unknown 0.00
School District
owned, potential for
teacher housing.
10 3632 TULAGI RD 5377000200 175 N/A N/A N/A N/A 305 69 0 374 Unknown 0.00 US Navy site as
determined by Navy
and HCD.
Reason for
Selection
Site
No. Address APN Area (ac)
Current
Zoning
Proposed
Rezoning
Permitted
Density
Density
Realism
Net Units of Capacity
Existing Use I:LV
Attachment 3
City of Coronado Page 466
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-41 Table 7-15. Sites with Planned Replaced Units
H. Senate Bill 1333 Requirements – “No Net Loss” Recent modifications to housing element law adopted through SB 1333, known as the “No Net Loss” provision, require that the City maintain adequate capacity to accommodate the remaining unmet portion of its RHNA target for each of the income categories throughout the 8-year Housing Element Planning Period. The City must also monitor housing production as the planning period progresses and ensure that the City does not reduce the housing capacity below what is needed to meet its RHNA target by income level through either of the following methods:
• Adoption of reductions in allowable residential densities for sites identified in the Sites Inventory through community plan update/amendment or rezoning.
• Approval of development or building permits for sites identified in the inventory that authorize the construction or development of fewer units (by income level) than identified as possible in the inventory.
In order to address the “No Net Loss” provisions, the City completed the following steps in preparing the Sites Inventory:
• Evaluated the need to reduce the estimates of site housing capacity based on topography, environmental features, site acreage, and expectations for mixed-use development. Where deemed appropriate, the City applied such reductions.
Lower Mod. Above
Mod. Total Lower Mod. Above Mod. Total
2 5363810500 517 ORANGE AVE 2 3 0 0 3 3 0 (2) 1
12 5360200700 409 1ST ST 1 0 0 2 2 0 0 1 1
16 5360813300 121 G AVE 1 0 0 2 2 0 0 1 1
19 5361621700 250 B AVE 2 0 0 4 4 0 0 2 2
28 5362601900 461 COUNTRY CLUB LN 1 0 0 2 2 0 0 1 1
29 5362602100 441 COUNTRY CLUB LN 1 0 0 2 2 0 0 1 1
32 5363021500 478 ORANGE AVE 1 0 0 3 3 0 0 2 2
33 5363021800 456 ORANGE AVE 1 0 0 2 2 0 0 1 1
34 5363023801,
5363023802,
5363023803,
5363023804,
5363023805
434 ORANGE AVE 1 0 0 5 5 0 0 4 4
44 5363810200 505 ORANGE AVE 1 0 0 2 2 0 0 1 1
47 5364210200 203 6TH ST 1 0 0 1 1 0 0 0 0
52 5364904300 1617 MIGUEL AVE 1 0 0 2 2 0 0 1 1
57 5370310300 820 CORONADO AVE 1 0 0 2 2 0 0 1 1
58 5370320800 860 BALBOA AVE 1 0 0 2 2 0 0 1 1
60 5370331000 840 CABRILLO AVE 1 0 0 2 2 0 0 1 1
64 5370711800 756, 758, 760, AND 762 F AVE 1 0 0 4 4 0 0 3 3 65 5370720300 711 F AVE 1 0 0 2 2 0 0 1 1
72 5372111600 820 J AVE 1 0 0 2 2 0 0 1 1
75 5372310700 839 G AVE 1 0 0 4 4 0 0 3 3
76 5372310800 845 G AVE 1 0 0 4 4 0 0 3 3
80 5372710200 900 CORONADO AVE 1 0 0 2 2 0 0 1 1
82 5372810100 130 ACACIA WAY 1 0 0 2 2 0 0 1 1
83 5372811000 151 CAROB WAY 1 0 0 2 2 0 0 1 1
85 5372911100 960 COUNTRY CLUB LN 1 0 0 2 2 0 0 1 1
87 5372920500 910 ALAMEDA BLVD 1 0 0 2 2 0 0 1 1
89 5373111300 503 10TH ST 1 0 0 2 2 0 0 1 1
90 5373210800 953 G AVE 1 0 0 2 2 0 0 1 1
92 5373220801 941 & 943 F AVE 1 0 0 2 2 0 0 1 1
93 5373311700 924 D AVE 1 0 0 3 3 0 0 2 2
97 5373810200 1020 CORONADO AVE 1 0 0 2 2 0 0 1 1
99 5373820800 110 ACACIA WAY 1 0 0 2 2 0 0 1 1
100 5373920900 161 ALDER ST 1 0 0 2 2 0 0 1 1
101 5374040500 1030 PINE ST 1 0 0 2 2 0 0 1 1
103 5374700400 1521 YNEZ PL 1 0 0 2 2 0 0 1 1
TOTAL 36 3 0 78 81 3 0 42 45
Existing/
Demo.
Units
Projected Development Units Net New Units
Site No. APN Address
Attachment 3
City of Coronado Page 467
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-42 • Further reduced estimated site housing capacity to ensure estimates are conservative, ranging between 50% and 75% of the net potential housing units, based on coordination with HCD and site-specific zoning and units’ designated income levels.
• Identified sufficient sites with housing capacity to provide a reasonable capacity buffer (15% of gross RHNA numbers for the lower-income levels and 15% for the moderate-income level) above the City’s RHNA targets to ensure that the City maintains adequate capacity to meet its targets.
The Housing Plan includes Program H-1.C. Mid-Cycle Review Program to maintain and update the Sites Inventory on an annual basis in connection with the preparation of the Annual Progress Report to ensure that the City maintains sufficient housing capacity.
Attachment 3
City of Coronado Page 468
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-43 I. Assembly Bill 1486 City-Owned Land AB 1486, signed into State law in 2019, expands surplus property requirements for State and local government agencies. The bill includes amendments to State Law pertaining to Housing Elements to require that jurisdictions include government-owned sites that are zoned for residential use (both vacant and non-vacant) in the Sites Inventory.
In compliance with this requirement, the Sites Inventory includes two City-owned sites. The City considers these publicly owned sites to be a significant potential source of lower-income housing development:
• Site 2 – Small, city-owned duplex parcel with a planned conversion to 3 lower-income units. • Site 8 – Majority City-owned Police Department site with plans to develop 47 lower-income units.
Section C.6, Site Profiles, provides detailed information on these sites.
State law has established requirements and procedures for non-exempt surplus properties and the City will follow these laws and procedures in the process of planning for residential uses on the identified public-owned sites. More specifically, Section 8: Housing Plan contains Program H-4.D. AB 1486 City-Owned Land. The City will follow all requirements of the Surplus Land Act, Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5, including holding a public hearing designating the properties as “surplus properties” under California Law. The City will also conduct an analysis to determine, based on market conditions, if selling or leasing the properties would maximize the development of affordable units. The City will then send a Notice of Availability to all required parties regarding the availability of City-owned land available for purchase or lease. It is the City’s intent to facilitate the development of 100 percent affordable housing projects on vacant or underutilized City-owned sites.
The City will also coordinate with the public entities that own a site (or sites) to ensure that the legally mandated surplus property process is followed.
For the purposes of this Sites Inventory (and consistent with the provisions of AB 1486), the following types of Cityowned sites are not included in the inventory:
• Sites that are needed for existing or planned City use, including stormwater drainage, water storage, and delivery.
• Sites that have not been identified as potentially surplus and suitable for sale. • Sites that have been acquired by the City in relation to a legal claim. • Sites that are subject to a right-of-way easement that would need to be vacated by action of the City Council prior to potential housing permitting and development.
Attachment 3
City of Coronado Page 469
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-44 J. Summary As stated above, through its Sites Inventory, the City has identified 110 sites adequate for development of housing that have the following characteristics:
• Alternative Methods to meet the RNHA include ADU Potential (Program H-1.A. Accessory Dwelling Units (ADUs)) and Carriage House Conversion (Program H-4.A. Carriage House Program) Programs yielding 195 and 103 units, respectively.
o The 195 potential ADU units project 117 lower-income units with the 103 potential Carriage House Conversions projecting 72 lower-income units.
• Sites Inventory (Including Opportunity Sites and Pipeline sites) that is reasonably developable within the planning period for at least 975 net housing units.
o 10 Opportunity Sites make up 827 units, including 489 lower-income units. Site 10 contains 374 total units for Navy housing. These housing units were determined by the HCD Enforcement Division in coordination with the US Navy and the City of Coronado.
• 100 Pipeline (proposed/entitled/built) sites make up 146 above moderate-income units. o Each identified site is adjacent to developed land and/or is the subject of a proposed housing development project.
Based on the review of the documentation outlined in this section, each site has sufficient utility supply available and is accessible to support housing development.
Attachment 3
City of Coronado Page 470
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-45 Figure 7-1. Sites Inventory Maps
Attachment 3
City of Coronado Page 471
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-46 Table 7-16. Sites Inventory
Lower Mod. Above
Mod. Total
Opportunity Sites 489 158 180 827
1 919 C AVE 5373423400 Medium Density, Multiple
Family Residential 0.62 R-3 R-4 High Density, Multiple Family Residential 40 75% 19 0 0 19 2 517 ORANGE AVE 5363810500 High Density, Multiple
Family Residential 0.08 R-4 R-4 High Density, Multiple Family Residential 40 75% 3 0 (2) 1 3 1224 10TH ST 5374521300 Commercial w/in OACSP 0.55 C R-4 MU High Density, Multiple Family Residential 40 50% 3 0 8 11
4 1001 C AVE 5374521400 Commercial w/in OACSP 0.57 C R-4 MU High Density, Multiple
Family Residential with
Mixed Use
40 50% 3 0 8 11
5 150 B AVE
5361022800,
5361023300,
5361023200,
5361022000,
5361023100
Commercial w/in OACSP 2.89 C R-4 MU
High Density, Multiple
Family Residential with
Mixed Use
40 50% 15 0 43 58
6 149 A AVE 5361101900 Residential -Planned
Community Development 1.28 RPCD R-6 To be included in final housing element 60 75% 15 0 23 38 7 1515 2ND ST 5361101700 Residential -Planned
Community Development 12.7 RPCD R-6 To be included in final housing element 60 75% 12 55 100 167 8 700 ORANGE AVE
5370822500,
5370821500,
5370822700
High Density, Multiple
Family Residential 1.58 R-4 R-4 High Density, Multiple Family Residential 40 75% 47 0 0 47 9 201 6TH ST
5360100500,
5364110100,
5364110200,
5364110300,
5364110400,
5364110500,
5364110600,
5364110700,
5364110800,
5364110900,
5364111000,
5364111100
Civic Use 3.36 CU R-4 High Density, Multiple
Family Residential 40 75% 67 34 0 101
10 3632 TULAGI RD 5377000200 Military Zone 175 N/A N/A Military Zone N/A N/A 305 69 0 374 Pipeline Sites 0 0 146 146
11 311 1ST ST 5360200400 Low Density, Single Family
Residential 0.2 R-1A(BF) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 12 409 1ST ST 5360200700 Low Density, Single Family
Residential 0.19 R-1A(BF) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 13 715 1ST ST 5360402500 Low Density, Single Family
Residential 0.16 R-1A(BF) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 14 150 PALM AVE 5360630900 Low Density, Single Family
Residential 0.11 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 15 512 1ST ST 5360710300 Low Density, Single Family
Residential 0.09 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 16 121 G AVE 5360813300 Low Density, Single Family
Residential 0.17 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 17 200 H AVE 5361311000 Low Density, Single Family
Residential 0.16 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 18 213 H AVE 5361320300 Low Density, Single Family
Residential 0.13 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 2 2 19 250 B AVE 5361621700 Medium Density, Multiple
Family Residential 0.15 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 2 2 20 345 ALAMEDA BLVD 5361910600 Low Density, Single Family Residential 0.16 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 21 1221 4TH ST 5362321400 Low Density, Single Family
Residential 0.07 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 2 2 22 360 B AVE 5362321600 Low Density, Single Family
Residential 0.12 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 23 321 B AVE 5362410500 Low Density, Single Family
Residential 0.13 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 24 365 GLORIETTA PL 5362421400 Low Density, Single Family Residential 0.15 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 25 354 GLORIETTA BLVD 5362522700 Low Density, Single Family Residential 0.08 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 26 1519 4TH ST 5362525700 Low Density, Single Family
Residential 0.13 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 3 3 27 470 COUNTRY CLUB LN 5362600500 Low Density, Single Family Residential 0.29 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 28 461 COUNTRY CLUB LN 5362601900 Low Density, Single Family Residential 0.25 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 29 441 COUNTRY CLUB LN 5362602100 Low Density, Single Family Residential 0.19 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 30 431 COUNTRY CLUB LN 5362602200 Low Density, Single Family Residential 0.19 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 Current
Zoning
Site
No. Address APN Existing GP Designation Area (ac)
Proposed GP
Designation
Proposed
Rezoning
Permitted
Density
Realistic
Capacity
Net Units of Capacity
Attachment 3
City of Coronado Page 472
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-47 Lower Mod. Above
Mod. Total
31 476 ALAMEDA BLVD 5362602800 Low Density, Single Family Residential 0.23 R-1A(CC-1) N/A Low Density, Single
Family Residential 6 N/A 0 0 1 1
32 478 ORANGE AVE 5363021500 High Density, Multiple
Family Residential 0.12 R-4 N/A High Density, Multiple Family Residential 40 N/A 0 0 2 2 33 456 ORANGE AVE 5363021800 High Density, Multiple
Family Residential 0.08 R-4 N/A High Density, Multiple
Family Residential 40 N/A 0 0 1 1
34 434 ORANGE AVE 5363023801,
5363023802
High Density, Multiple
Family Residential 0.16 R-4 N/A High Density, Multiple
Family Residential 40 N/A 0 0 4 4
35 1309 5TH ST 5363213000 Low Density, Single Family
Residential 0.08 R-1B N/A Low Density, Single
Family Residential 12 N/A 0 0 1 1
36 408 GLORIETTA BLVD 5363300600 Low Density, Single Family Residential 0.16 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 37 430 GLORIETTA BLVD 5363301600 Low Density, Single Family Residential 0.16 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 38 520 J AVE 5363411400 Low Density, Single Family
Residential 0.15 R-1A N/A Low Density, Single
Family Residential 8 N/A 0 0 1 1
39 524 I AVE 5363422400 Low Density, Single Family
Residential 0.15 R-1A(E) N/A Low Density, Single
Family Residential 8 N/A 0 0 1 1
40 517 I AVE 5363510400 Low Density, Single Family
Residential 0.13 R-1A(E) N/A Low Density, Single
Family Residential 8 N/A 0 0 1 1
41 521 H AVE 5363520400 Low Density, Single Family
Residential 0.17 R-1B N/A Low Density, Single
Family Residential 12 N/A 0 0 1 1
42 556 G AVE
5363521701,
5363521702,
5363521703,
5363521704
Medium Density, Multiple
Family Residential 0.16 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 4 4
43 546 G AVE
5363522801,
5363522802,
5363522803,
5363522804
Medium Density, Multiple
Family Residential 0.16 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 4 4 44 505 ORANGE AVE 5363810200 High Density, Multiple
Family Residential 0.05 R-4 N/A High Density, Multiple
Family Residential 40 N/A 0 0 1 1
45 543 ORANGE AVE Units 1-5 5363810900 High Density, Multiple Family Residential 0.17 R-4 N/A High Density, Multiple Family Residential 40 N/A 0 0 5 5 46 549-555 ORANGE AVE Units
6-10 5363811000 High Density, Multiple
Family Residential 0.16 R-4 N/A High Density, Multiple
Family Residential 40 N/A 0 0 5 5
47 203 6TH ST 5364210200 Low Density, Single Family
Residential 0.13 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 0 0 48 620 COUNTRY CLUB LN 5364240200 Low Density, Single Family Residential 0.25 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 2 2 49 649 I AVE 5364410900 Low Density, Single Family
Residential 0.14 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 50 633 Adella Ln 5364824600 Low Density, Single Family
Residential 0.1 R-1B N/A Low Density, Single
Family Residential 12 N/A 0 0 1 1
51 1601 MIGUEL AVE 5364903900 Low Density, Single Family Residential 0.24 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 2 2 52 1617 MIGUEL AVE 5364904300 Low Density, Single Family Residential 0.17 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 53 657 MARGARITA AVE 5365001200 Low Density, Single Family Residential 0.13 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 2 2 54 632 GLORIETTA BLVD 5365003100 Low Density, Single Family Residential 0.12 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 55 636 GLORIETTA BLVD 5365003200 Low Density, Single Family Residential 0.11 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 56 711 BALBOA AVE 5370230300 Low Density, Single Family Residential 0.18 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 57 820 CORONADO AVE 5370310300 Low Density, Single Family Residential 0.17 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 58 860 BALBOA AVE 5370320800 Low Density, Single Family Residential 0.18 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 59 810 BALBOA AVE 5370321300 Low Density, Single Family Residential 0.16 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 60 840 CABRILLO AVE 5370331000 Low Density, Single Family Residential 0.18 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 61 727 ALAMEDA BLVD 5370510300 Low Density, Single Family Residential 0.21 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 62 740 I AVE 5370522100 Low Density, Single Family
Residential 0.08 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 63 741 G AVE 5370710600 Medium Density, Multiple
Family Residential 0.16 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 4 4 64 756, 758, 760, AND 762 F
AVE 5370711800 Medium Density, Multiple Family Residential 0.16 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 3 3 65 711 F AVE 5370720300 Medium Density, Multiple
Family Residential 0.11 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 1 1 66 761 B AVE 5371010900 Low Density, Single Family
Residential 0.18 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 67 816 SAN LUIS REY AVE 5371401900 Low Density, Single Family Residential 0.12 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 68 820 San Luis Rey 5371402000 Low Density, Single Family Residential 0.12 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 69 1304 GLORIETTA BLVD 5371402700 Low Density, Single Family Residential 0.14 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 70 747 GUADALUPE AVE 5371521200 Low Density, Single Family Residential 0.09 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 71 1152 GLORIETTA BLVD 5371710100 Low Density, Single Family Residential 0.14 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 72 820 J AVE 5372111600 Low Density, Single Family
Residential 0.16 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 73 848 I AVE 5372121600 Low Density, Single Family
Residential 0.16 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 74 515 9TH ST 5372211800 Low Density, Single Family
Residential 0.09 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 75 839 G AVE 5372310700 Medium Density, Multiple
Family Residential 0.11 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 3 3 Current
Zoning
Proposed
Rezoning
Proposed GP
Designation
Permitted
Density
Realistic
Capacity
Net Units of Capacity Site
No. Address APN General Plan Designation Area (ac)
Attachment 3
City of Coronado Page 473
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-48 Lower Mod. Above
Mod. Total
76 845 G AVE 5372310800 Medium Density, Multiple
Family Residential 0.16 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 3 3 77 876 E AVE 5372330900 Medium Density, Multiple
Family Residential 0.16 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 3 3 78 846 D AVE 5372412301,
5372412302
Medium Density, Multiple
Family Residential 0.07 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 2 2 79 1115 9TH ST 5372513100 Medium Density, Multiple
Family Residential 0.19 R-3/P N/A Medium Density, Multiple Family Residential 28 N/A 0 0 1 1 80 900 CORONADO AVE 5372710200 Low Density, Single Family Residential 0.17 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 81 910 BALBOA AVE 5372721500 Low Density, Single Family Residential 0.19 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 2 2 82 130 ACACIA WAY 5372810100 Low Density, Single Family Residential 0.17 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 83 151 CAROB WAY 5372811000 Low Density, Single Family
Residential 0.17 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 84 910 COUNTRY CLUB LN 5372910600 Low Density, Single Family Residential 0.26 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 85 960 COUNTRY CLUB LN 5372911100 Low Density, Single Family Residential 0.24 R-1A(CC-2) N/A Low Density, Single Family Residential 6.5 N/A 0 0 1 1 86 841 COUNTRY CLUB LN 5372920100 Low Density, Single Family Residential 0.25 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 87 910 ALAMEDA BLVD 5372920500 Low Density, Single Family Residential 0.35 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 88 945 I AVE 5373110900 Low Density, Single Family
Residential 0.2 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 89 503 10TH ST 5373111300 Low Density, Single Family
Residential 0.11 R-1A(E) N/A Low Density, Single
Family Residential 8 N/A 0 0 1 1
90 953 G AVE 5373210800 Low Density, Single Family
Residential 0.12 R-1B N/A Low Density, Single Family Residential 12 N/A 0 0 1 1 91 956, 958, 960, 962 F AVE
5373213701,
5373214000,
5373213801,
5373213802
Medium Density, Multiple
Family Residential 0.09 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 4 4 92 941 & 943 F AVE 5373220801 Medium Density, Multiple
Family Residential 0.08 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 1 1 93 924 D AVE 5373311700 Medium Density, Multiple
Family Residential 0.12 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 2 2 94 949 D AVE 5373322701,
5373322702
Medium Density, Multiple
Family Residential 0.11 R-3 N/A Medium Density, Multiple Family Residential 28 N/A 0 0 2 2 95 1310 9TH ST 5373510200 Low Density, Single Family
Residential 0.07 R-1A(E) N/A Low Density, Single Family Residential 8 N/A 0 0 2 2 96 1414 GLORIETTA BLVD 5373700600 Low Density, Single Family Residential 0.12 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 97 1020 CORONADO AVE 5373810200 Low Density, Single Family Residential 0.18 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 98 1060 CORONADO AVE 5373810600 Low Density, Single Family Residential 0.21 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 2 2 99 110 ACACIA WAY 5373820800 Low Density, Single Family Residential 0.19 R-1A(CC-1) N/A Low Density, Single Family Residential 6 N/A 0 0 1 1 100 161 ALDER ST 5373920900 Low Density, Single Family
Residential 0.15 R-1A(CC-2) N/A Low Density, Single Family Residential 6.5 N/A 0 0 1 1 101 1030 PINE ST 5374040500 Low Density, Single Family
Residential 0.14 R-1A(CC-3) N/A Low Density, Single Family Residential 7 N/A 0 0 1 1 102 1021 OLIVE AVE 5374120200 Low Density, Single Family Residential 0.14 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 103 1521 YNEZ PL 5374700400 Low Density, Single Family
Residential 0.24 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 104 1110 PINE ST 5374810800 Low Density, Single Family
Residential 0.17 R-1A(CC-3) N/A Low Density, Single Family Residential 7 N/A 0 0 1 1 105 521 MARINA AVE 5374900300 Low Density, Single Family Residential 0.2 R-1A(CC-2) N/A Low Density, Single Family Residential 6.5 N/A 0 0 1 1 106 531 MARINA AVE 5374900400 Low Density, Single Family Residential 0.19 R-1A(CC-2) N/A Low Density, Single Family Residential 6.5 N/A 0 0 1 1 107 550 MARINA AVE 5375000600 Low Density, Single Family Residential 0.2 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 108 1118 LOMA AVE 5375520700 Low Density, Single Family Residential 0.09 R-1A N/A Low Density, Single Family Residential 8 N/A 0 0 1 1 109 3 THE POINT 6150818300
Medium Density, Custom
Built Single Family
Residential
0.31 Custom
Homes N/A
Medium Density, Custom
Built Single Family
Residential
1/4,000
square
feet, max 1
per parcel
N/A 0 0 1 1
110 36 BAHAMA BND 6150941600
Single family residential,
water oriented housing and
recreational facilities
0.1 Village
Residences N/A
Single family residential,
water oriented housing
and recreational facilities
1/3,600
square
feet, max 1
per parcel
N/A 0 0 2 2
Proposed
Rezoning
Proposed GP
Designation
Permitted
Density
Realistic
Capacity
Net Units of Capacity Site
No. Address APN General Plan Designation Area (ac)
Current
Zoning
* Please note that for sites 34, 42, 43, 78, 91, and 94, the individual acreage per APN is not available for these parcels as they are cloud condominiums, a division of airspace within the underlying overall parcels.
Attachment 3
City of Coronado Page 474
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-49 Figure 7-2. Sites Inventory North-West
Attachment 3
City of Coronado Page 475
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-50 Figure 7-3. Sites Inventory North-East
Attachment 3
City of Coronado Page 476
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-51 Figure 7-4. Sites Inventory South-West
Attachment 3
City of Coronado Page 477
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-52 Figure 7-5. Sites Inventory South-East
Attachment 3
City of Coronado Page 478
City of Coronado
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-53 Figure 7-6. Sites Inventory The Cays
Attachment 3
City of Coronado Page 479
Section 8: Housing Plan
City of Coronado Page 480
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-1
Section 8: Housing Plan
The City of Coronado’s (City or Coronado) overall objective is to ensure that housing is available to current and future Coronado residents of all income levels. The goals of this Housing Element are formulated based on the findings of the Community Profile, Housing Constraints, Sites Inventory, and Affirmatively Furthering Fair Housing sections of this document, in addition to input from the City Council, Planning Commission, City staff, and members of the public.
California Government Code (GOV) Section 65583(c) requires a program that sets forth a schedule of actions that the local government is undertaking or intends to undertake during the 6 th Cycle Planning Period to implement the
programs and achieve the goals and policies of the Housing Element. The Housing Plan describes the specific goals, policies, and programs to assist City decision-makers in achieving the long-term housing objectives outlined in the Coronado Housing Element. These goals, policies, and programs further the City’s overall housing policy goal to inspire a more diverse, sustainable, and balanced community through the implementation of strategies and programs that will result in economically and socially diversified housing choices that preserve and enhance the special character of Coronado.
The goals of this Housing Element are the foundation of the programs and actions the City desires to achieve over the 6
th Cycle Planning Period. The City has identified the following overall housing goals for the 2021-2029 Housing Element Update:
• Housing Goal #1: Provide a broad range of housing opportunities to increase the housing options available to individuals.
• Housing Goal #2: Provide a broad range of affordable housing opportunities that serve the needs of people who work and live in Coronado.
• Housing Goal #3: Provide equal housing opportunities that are accessible to all segments of the Coronado community.
• Housing Goal #4: Encourage conservation and maintenance of Coronado’s housing stock, neighborhoods, and history.
• Housing Goal #5: Minimize governmental constraints to the development, improvement, and maintenance of housing, particularly affordable housing, or housing accessible to persons with disabilities. • Housing Goal #6: Promote environmentally sound policies and practices in residential development to reduce exposure to environmental hazards for all residents, including people of color.
The policies are specific statements that will guide decision-making. Policies serve as directives to developers, builders, service providers, decision-makers, and others who will initiate or review new development projects or seek to provide housing-related services in the City. Some policies stand alone as directives, but others require that additional actions be taken. These additional actions are listed as "programs." The programs are the core of the City's housing strategy. Programs translate goals and policies into actions. These include ongoing programs, procedural changes, Zoning Ordinance changes, and other actions that implement the housing policies and help achieve housing goals. Each program identifies the funding source, responsible party, and time frame for implementation.
Attachment 3
City of Coronado Page 481
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-2
• Housing Policy 1.1: Maintain a balanced mixture of land use designations that contribute to a variety of housing types and densities.
• Housing Policy 1.2: Promote “smart growth” that accommodates higher-density residential uses near transit, bicycle-, and pedestrian-friendly centers that encourage and facilitate the conservation of energy, time, land, and clean air by reducing the need for vehicle use. • Housing Policy 1.3: Encourage a variety of housing choices that maintain a reasonable balance between rental and homeownership opportunities.
A. Goals, Policies, and Programs
1. Goal H-1: Provide a broad range of housing opportunities to increase the housing options available to individuals.
Policies
Attachment 3
City of Coronado Page 482
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-3
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS.
H-1.A. Accessory Dwelling Units (ADUs)
Over the 6th Cycle Planning Period, the City will encourage the creation of approximately 195 ADUs at the following income levels:
• 60 Very Low-Income Units
• 57 Low-Income Units
• 25 Moderate Units
• 53 Above Moderate Units
Specific actions to implement this program include:
• Adding a dedicated webpage to the City’s housing website that identifies the incentives for ADUs, including affordable ADUs.
• Hold a meeting to provide residents and property owners with information, including incentives, on ADU development.
• Developing pre-approved ADU plans in compliance with Assembly Bill 1332 (2023) by July 1, 2025, as required by State law.
• 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/reductions for ADUs with a low or moderate affordability covenant beyond State law.
• Develop an ADU Monitoring Program to collect data from project applicants during the building permit application process in order to enhance existing tracking of ADU production with more details such as occupancy status and rent levels at the time of occupancy. Utilize the data collected from the Monitoring Program to better understand the income groups they serve and inform future improvements to the outreach and educational efforts. Assess the production and affordability of ADUs in comparison to the estimates in the Sites Inventory as a part of the MidCycle Review.
Further, the City will add geographic targeting to the ADU program to increase education, marketing, and incentives for specific areas of the City that are high and highest opportunity areas and RCAAs.
General Fund City of Coronado
Community Development
Attachment 3
City of Coronado Page 483
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-4
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS.
If the assumptions in the Housing Element Sites Inventory are not met, the City shall take alternative actions (e.g., outreach, technical assistance, development standard modifications, incentives, funding and rezoning) depending on the needs identified through the ADU Monitoring Program.
Measurable Outcomes: 195 units, including 117 affordable, helping the City meet the 6th cycle RHNA.
Schedule of Action: The City will complete within one year of certification, by the end of FY 24-25.
H-1.B. Technical Assistance to Developers
The City will provide administrative support to developers who express interest in accessing state and federal funding as well as potential tax credits for the development of housing intended for individuals with low to moderate incomes. Specific actions to implement the program include:
• Developing and posting an overview of the available incentives/concessions for developers on the City’s website with updates performed as needed to provide current and accurate information.
• Prioritizing developer projects that include affordable units over other development applications.
• Advising developers on how to maximize density bonus and/or seek waivers and concessions under State density bonus regulations.
• Dedicating staff to assist with affordable housing entitlement, permit, and fee processes and offering pre-application meetings upon request. • 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.
Measurable Outcomes: Increased affordable housing production, improved developer engagement, streamlined permit processing, increased utilization of density bonuses, and increased housing stock.
Schedule of Action: Annually after Housing Element certification and by December 31 of each year.
None Required City of Coronado
Community Development
H-1.C. Mid-Cycle Review Program
Pursuant to statutory requirements, the City of Coronado will maintain a residential sites inventory that is adequate to accommodate the City’s RHNA obligations throughout the planning period. The City will monitor the success and implementation of the Housing Element and meet 6th cycle RHNA goals. The City will maintain a residential sites inventory during the 2021-2029 planning period and continue to monitor development trends to ensure continued ability to meet the RHNA as sites identified in this Housing Element are being redeveloped. Specific actions to implement this program include:
General Fund City of Coronado
Community Development
Attachment 3
City of Coronado Page 484
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-5
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS. • Monitoring opportunity sites and pipeline housing production to determine the geographic distribution of units, especially lower-income units. • Monitoring ADU development trends to determine if increased efforts are necessary to promote ADU development, particularly in high-resource areas. • Monitoring Carriage House development trends to determine if increased efforts are necessary to further efforts to meet RHNA goals.
• Monitoring RHNA progress and remaining sites capacity including No Net Loss provisions.
• Submit the Housing Element Annual Progress Report to the California Department of Housing and Community Development (HCD) and the Office of Planning and Research (OPR) by April 1.
• Preparing a mid-term evaluation to present to the City Council in December 2025 to review the progress of meeting the stated goals and objectives of the HEU and adjusting programs that are not on track to meeting their stated objectives by December 2026.
Measurable Outcomes: Transparent housing production data, promotion of ADU development, RHNA compliance and progress towards the City’s RHNA target, timely reporting of housing development efforts, and data-driven decision-making when it comes to housing production.
Schedule of Action: Annual monitoring with APR to be submitted by April 1 of each year. Conduct a mid-cycle review by December 2025. Adopt alternative strategies as needed by December 2026.
H-1.D. Compliance with SB 1087
In accordance with Chapter 727, Statues of 2005 (SB 1087), the City of Coronado must transmit its adopted Housing Element and any subsequent amendments to its local water and sewer service providers.
• This legislation facilitates collaboration between the City and these service providers in the evaluation of new residential projects.
• Furthermore, this cooperation effort with local service providers will aid in prioritizing water and sewer services for upcoming residential developments, including those designed to be affordable for lower-income households.
The City will submit its approved Housing Element to local water and sewer providers for their assessment and inclusion in the review process for new residential projects.
Measurable Outcomes: Increase in the overall housing stock within the City as a result of streamlining the review process and addressing any constraints identified by water and sewer providers.
None Required City of Coronado
Community Development
Attachment 3
City of Coronado Page 485
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-6
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS.
Schedule of Action: Upon certification of the Housing Element, targeting by the summer of 2024.
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.
Specific actions to implement this program include:
• Providing HCD with information from the Navy as it is received regarding planned housing that has been approved to be built as well as information on the timing of the construction and unit affordability by household income category. • Construction is anticipated to commence by April 15, 2029. The City will consult with the Navy on an annual basis regarding the Navy’s progress towards building the 374 planned housing units and, if necessary, make adjustments during the planning period once a year to determine the number of units that the City will be reporting to the DOF on behalf of the Navy.
• By December 15, 2027, the City will evaluate progress on development including utilizing information through annual check-ins and any correspondence provided by the Navy. If the evaluation indicates a likelihood that construction will not commence during the planning period, the City will begin to evaluate and formulate alternatives mechanisms to make adequate sites available for housing development during the current planning period, which may include identifying additional sites.
• Should the Department of Defense provide the City written notice that they intend to construct fewer than 374 housing units or that the schedule has been substantially delayed such that no housing construction will be commenced during the current planning period, the City will establish alternative actions, such as completing any necessary rezones, no later than six months prior to the end of the planning period or as soon as reasonably practical thereafter if the City receives written notice of a change or delay after April 15, 2028. • Reporting the units on the City’s Annual Progress Report once built.
Measurable Outcomes: Increased number of affordable housing units developed by the Navy to help the City meet RHNA goals across affordability categories, reporting to DOF the number of units developed by the Navy.
Schedule of Action: Annually (timing to be based on the DOF deadline for reporting units).
None Required City of Coronado
Community Development
H-1.F. General Plan Update Program None Required City of Coronado Community Development
Attachment 3
City of Coronado Page 486
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-7
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS.
The City will update its Land Use Element and other elements of the General Plan and amend the Zoning Ordinance by the end of FY 24-25 to update the Zoning Code to be consistent with State laws enacted over the past eight years. Specific actions to implement this program include:
• Adhering to fair housing requirements under 65583.2 (h) and (i), Martinez vs.
Clovis, including permitting multifamily residential development by right where at least 20 percent of the units are affordable and providing certain minimum density requirements.
• Introducing a housing overlay that allows non-residential sites where commercial uses are anticipated to continue in some capacity along with new residential units added. As part of Section 7: Sites Inventory, the City has identified Sites 3, 4, and 5 as opportunity sites that are currently zoned Commercial within the Orange Avenue Corridor Specific Plan; residential is not currently allowed. Each of these sites has an R-4 or 40 du/ac equivalent zoning proposed with mixed-use capabilities. A capacity of 50% is assumed at these sites. These overlays will offer flexibility in land use and development standards, including the possibility of mixed-use projects as well as 100% residential projects. • Establishing zoning overlays to allow for multifamily residential in both residential and nonresidential areas (which may include properties designated for religious institutions and schools) to provide flexibility in land use and development standards, including mixed-use developments. These flexible standards shall be directed toward meeting the physical, social, and economic needs of the community.
• Amend Zoning Ordinance to establish zoning that allows for the development of 60 du/ac. This will be implemented on opportunity Sites 6 & 7 which are currently zoned as R-PCD.
• Amend Zoning Ordinance to allow 3 stories in R-3 (with a height limit of 33-feet), and 5 stories on Sites 6 & 7 (with a height limit of 50-feet). No later than the March 2027 election, initiate a ballot measure to propose City voters amend the height limitation in 1972’s Proposition R to allow 4 stories in R-4 (with a height limit of 40 – 42 feet). City staff will evaluate the success of the building height changes in fiscal year 2027-28. If potential adjustments are needed to encourage maximum density, City staff would initiate a community outreach process including direct outreach and coordination with local developers and architects. Any potential adjustments would be presented to Planning Commission and City Council in fiscal year 2028-29.
Attachment 3
City of Coronado Page 487
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-8
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS. • Increasing densities and/or other development standards required for Housing Element sites to meet densities required by State law.
• These rezoning efforts will accommodate the City’s shortfall of 134 amount of lower-income units and 405 RHNA units on 14.69 acres. As part of the rezoning, the City will comply with all requirements under Government Code section 65583.2 subdivisions (h) and (i) including:
o Permitting owner-occupied and rental multifamily uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households;
o Accommodating a minimum of 16 units per site, with the exception of Site 2, which is city-owned;
o Requiring a minimum density of 20 units per acre;
o For sites designated mixed-use, allow 100 percent residential use; and o Ensure compliance with Martinez v. Clovis when implementing overlay zones.
Measurable Outcomes: Increased affordable housing production and housing stock.
Schedule of Action: Upon completion of the General Plan update by June 30, 2024, unless otherwise noted above.
H-1.G Establishment of Development Standards for a Zoning District Up to 60 DU/AC The objective of this program is to formulate and implement comprehensive development standards for creating a zoning district that would allow up to 60 dwelling units/acre. The City will take the following actions:
• Draft clear, concise, and enforceable development standards that and evaluate the compatibility with the community's vision, goals, and evolving needs and facilitate projects reaching maximum allowable densities.
• Collect feedback on proposed standards to ensure alignment with community values and aspirations and achieving maximum densities. Collect feedback on proposed standards to ensure alignment with community values and aspirations and achieving maximum densities. • Conduct an assessment of the environmental impacts associated with the proposed development standards to ensure sustainable and responsible growth. • Ensure that the proposed development standards comply with local, state, and federal laws and achieve maximum densities.
• Develop a phased implementation strategy, outlining timelines, responsible parties, and resource requirements for the adoption and enforcement of the new development standards
None Required City of Coronado
Community Development
Attachment 3
City of Coronado Page 488
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-9
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-1: A BROAD RANGE OF HOUSING OPPORTUNITIES TO INCREASE THE HOUSING OPTIONS AVAILABLE TO INDIVIDUALS. • Establish a mechanism for ongoing monitoring and evaluation of the effectiveness of the new development standards, with periodic reviews to accommodate evolving community needs and achieving maximum densities.
Measurable Outcomes: Development standards for the zoning designation allowing up to 60 du/ac to help facilitate housing on Sites 6 & 7.
Schedule of Action: Adoption of standards in April 2024.
Attachment 3
City of Coronado Page 489
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-10
• Housing Policy 2.1: Continue to utilize Federal and State subsidies, as well as City housing in lieu fees in a cost-efficient manner to meet the needs of lower-income residents, including extremely low-income residents.
• Housing Policy 2.2: Utilize the City’s regulatory powers to promote or preserve affordable housing. • Housing Policy 2.3: Provide support to nonprofit development corporations for the development and preservation of affordable housing.
• Housing Policy 2.4: Encourage both the private and public sectors to produce or assist in the production of housing for special needs populations, with a particular emphasis on extremely low- and lower-income households, persons with disabilities, and the elderly. • Housing Policy 2.5: Ensure that lower-income housing meets applicable health and safety standards.
2. Goal H-2: Provide a broad range of affordable housing opportunities that serve the needs of people who work and live in Coronado.
Policies
Attachment 3
City of Coronado Page 490
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-11
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO.
H-2.A. Pursue State and Federal Funding for Affordable Housing The City will annually review Federal and State housing financing and subsidy programs for their potential availability to Coronado. When financing opportunities are known and affordable housing projects that qualify for funding are proposed, the City will reach out to affordable developer stakeholders to identify projects and/or opportunities to include on grant applications and work to secure the funding. Such grants may include, but are not limited to:
• Grants awarded by the San Deigo Association of Governments (SANDAG) • Section 811 funding for supportive housing for extremely low-income residents provided by the Department of Housing and Urban Development (HUD)
• Local Housing Trust Fund Program through the California State Department of Housing and Community Development (HCD)
• The State Infill Infrastructure Grant (HCD)
• The State Multifamily Housing Program (HCD)
• The State Permanent Local Housing Allocation Program (HCD) The goal of this program is to increase the amount of funding available for affordable housing projects.
Measurable Outcomes: Increased funding for the City to use in the development of affordable housing within the City and supporting at least one (1) grant application annually for affordable housing funding for proposed projects.
Schedule of Action: By May of each year starting in 2024, the City will review available notices of funding availability for State and federal grants and will support one (1) grant application per year.
Disclaimer – completing the tasks and activities referenced in this program will be dependent upon the City receiving an application for an affordable housing project; available local, State, and federal funding sources; as well as the amount and level of qualifying criteria.
None Required
City of Coronado
Community
Development
H-2.B. Local Funding for Affordable Housing
The City will revise the amount collected for in-lieu fees, with the purpose of encouraging development rather than payment of the in-lieu fee and increasing the overall fee beyond the current fee of $7,000.
The City shall continue to allocate housing in-lieu fees for extremely low-, very low-, low-, and moderate-income housing for the City’s housing programs, which may include new construction, acquisition, and rehabilitation of affordable housing, as well as other housing programs like security deposit assistance or an emergency housing assistance. Furthermore, the City will add geographic targeting to the program to increase education and marketing for housing programs that increase Commercial linkage
fees, housing in-lieu
fees
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 491
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-12
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO. access to housing opportunities in specific areas of the City that are high and highest opportunity areas and RCAAs.
Measurable Outcomes: Increased funding to support affordable housing, including funding towards the 184 lower income units to be developed during the 6th Planning Cycle.
Schedule of Action: Housing in-lieu fee increase by June 30, 2025; As funding is available, the City will engage developers via an RFQ/RFP process to determine qualification for affordable housing projects (when a sufficient subsidy amount is amassed through the collection of fees).
To increase transparency for developers, the City shall also provide information on available funds during the annual developer meeting held once a year, per Program H-1.B of this Housing Element.
The information provided shall include available funds and a projection for the following 3 years.
Measurable Outcomes: Increased utilization of local funding by developers.
Schedule of Action: Annually by December 31. This program addresses the need for certainty for affordable housing developers. By knowing what is and may be available for them in the future, developers can make better-informed decisions.
H-2.C. Facilitate Equitable Access to Affordable Housing for Underrepresented Residents The City shall coordinate with affordable housing property managers and housing advocates once a year to discuss ways to improve referrals for residents in the region to available affordable housing units in the City, including outreach to nonprofits serving the region, particularly in the Village Core (Census Tract 108) and Coronado East (Census Tract 216) areas. In addition, the City shall continue to maintain the City’s webpage and published notices that inform advocates and residents of the City’s subsidized housing units. Furthermore, the City will add geographic targeting to the program to increase outreach via the assistance of housing advocates within the region for advertising opportunities in specific areas of the City that are high and highest opportunity areas and RCAAs.
Measurable Outcomes: Effective and increased utilization of affordable housing units by residents most in need, including those located in the Village Core (Census Tract 108) and Coronado East (Census Tract 216) areas. City staff has the goal of assisting 10 residents per year with the goal of connecting to property managers and County resources between 2024 – 2029 (dependent on how many residents seek City assistance).
Schedule of Action: By June 30 of each calendar year, starting in 2025.
None Required
City of Coronado
Community
Development
H-2.D. Mortgage Credit Certificate Program
Homeownership serves as a valuable resource for fostering a thriving community. The Mortgage Credit Certificate (MCC) initiative aids first-time homebuyers with low to moderate incomes.
Federal Tax Credit;
County CDBG and
HOME allocations
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 492
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-13
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO.
Administered by the County of San Diego, this program enables eligible first-time homeowners to claim a federal income tax credit, equal to as much as 20 percent of the yearly interest paid on their mortgage. Specific actions to implement this program include:
• Making available program marketing materials at the beginning of each year by the end of March; and
• Coordinating with San Diego County on program distribution annually.
Measurable Outcomes: Increased utilization of the program by residents of the City.
Schedule of Action: Ongoing, throughout the planning period.
H-2.E. Housing Choice Voucher Program
The San Diego County Housing Authority administers 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.
Specific actions to implement this program include:
• Continue to assist in the dissemination of information on the Housing Choice Vouchers program on the City website and refer interested households and landlords to the County Housing Authority.
• Partner with Housing Advocates to identify opportunities to educate residents on the use and availability of HCVs within the jurisdiction as well as use on a regional level.
Further, the City will add geographic targeting to the HCV program to increase outreach on utilization in specific areas of the City that are high and highest opportunity areas and RCAAs.
Measurable Outcomes: Increased utilization of the program by residents of the City.
Schedule of Action: Ongoing throughout the planning period.
HUD Section 8
Allocation
City of Coronado
Community
Development
H-2.F. Down Payment and Closing Costs Assistance Program The Down Payment and Closing Costs Assistance Program (DCCA) is administered by the County of San Diego. The County 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. Specific actions to implement this program include:
• Continuing to advertise County programs on the City website. • Providing program information at public counters.
Federal Tax Credit;
County CDBG and
HOME allocations
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 493
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-14
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO. • Supporting 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.
Measurable Outcomes: Increased utilization of the program by residents of the City resulting in increased reporting of home ownership.
Schedule of Action: Ongoing throughout the planning period.
H-2. G. Regional Collaboration on Affordable Housing
The City will reach out to the Housing Authority of the County of San Diego (HACSD) once a year by the date identified in the measurable outcomes to schedule a meeting to discuss the feasibility of establishing inter-jurisdictional affordable housing programs, such as regional housing trusts. The discussion will include potential funding and benefits that may be available for regional organizations.
Measurable Outcomes: Increased funding made available to further the development of affordable housing within the City.
Schedule of Action: By June 30 of each calendar year, starting in 2025.
Additionally, the City will continue to provide information on the City’s website annually regarding San Diego County Housing Program resources featuring information that lists local housing programs provided by San Diego County, non-profit organizations, and federally funded programs.
Measurable Outcomes: Effective use of regional resources to help increase the development of affordable housing within the City.
Schedule of Action: Ongoing throughout the planning period.
None Required
City of Coronado
Community
Development and City
Manager & City Council
H-2.H. Assist with the Development of Affordable Housing The City is committed to utilizing several methods to expand opportunities for the development of affordable housing. Specific actions to implement this program include:
• Allocate funds in the Affordable Housing Special Revenue Fund (in-lieu fees) when a sufficient amount has been amassed and advertise the availability of the funding for affordable housing units, with a focus on units for extremely low and very lowincome households, with a goal of increasing affordable housing units. This may be accomplished by coordinating with local affordable housing developers on Site 8, which currently houses the City’s police department to reconfigure the site to include an extremely low/very low-income project for veterans.
Affordable Housing
Special Reserve Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 494
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-15
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO. • Encourage qualified housing developers to pursue new construction and acquisition/rehabilitation of affordable housing in the City with a goal to facilitate two (2) new affordable housing projects within the 6
th Planning Cycle.
• Proactively meet with affordable housing developers and/or qualified entities once a year to identify potential development opportunities, encouraging development in high and highest opportunity areas including RCAAs.
• During these meetings, the City will provide information on potential sites and communicate with the development community on the City’s goal to provide quality housing affordable to lower-income and special needs households. • By December 2025, the City will adopt and implement reduced parking requirements for all affordable units and all studio and one-bedroom units in multifamily projects. These reduced parking requirements will ensure that the projects can achieve maximum allowable densities while promoting affordability. . • Provide letters of support and technical assistance to affordable housing developers in their applications for State and federal funding, aiming to assist two affordable housing projects in securing external funding over the 6 th Planning
Cycle, provided that the projects are applied for in the 6th Planning Cycle period, and proposed projects align with the City’s General Plan and other applicable plans.
Measurable Outcomes: See specific actions above. Actions shall result in increased numbers of affordable housing over the 6
th Planning Cycle, with a goal of facilitating (2) new affordable housing projects within the 6th Planning Cycle. This will be dependent on the availability of funding and developer/property owner interest received by the City.
Schedule of Action: Annual outreach to developers and qualified entities by December 31, starting in 2025. Provide assistance as requested by developers and qualified entities.
H-2.I. Advertise Available Resources
• Publish affordable housing funding opportunities, including information on ADUs, carriage houses, and opportunity sites for redevelopment, available to developers and property owners on the City’s website;
• Disseminate information materials via targeted email notifications including direct outreach to the County Housing Authority and other regional partners, and post information materials on City social media accounts once per year; • 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.
None Required
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 495
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-16
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO.
Measurable Outcomes: Increased developer interest in the development of affordable housing in the City.
Schedule of Action: By December 31, 2024, and annually by December 31 thereafter.
H-2.J. Faith Based Properties
Under this program, the City will:
• Compile a list of properties that contain facilities operated by faith-based organizations to provide information on state law changes that streamline affordable housing development on properties owned by religious organizations. • The City will proactively reach out to churches and affordable housing developers to provide information on state law, city ordinances, and the list of opportunity sites once per year.
• The City will provide interested organizations with education and information regarding the City’s permitting and entitlement processing once per year. • Additionally, the City will develop a package of incentives for interested organizations by the end of FY 2024/25 and include information about these incentives as part of outreach and education.
• City staff will connect interested organizations with local affordable housing developers once per year.
Measurable Outcomes: Increased development of affordable housing and increased utilization of faith-based organizations to increase the development of affordable housing.
Schedule of Action: Create list of properties by end of 2024-25, contact religious organizations by June 30 each year (starting in 2025) and updates will occur by the end of every fiscal year .
None Required
City of Coronado
Community
Development
H-2.K. Amend Density Bonus Ordinance
The City amended its Density Bonus Ordinance in 2023 to ensure compliance with State Law, as amended. The City has updated all related policies, programs, and procedures to ensure compliance with statutory provisions. City staff will 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.
Measurable Outcomes: Increased awareness of current density bonus requirements/incentives, increased use of density bonus, increased development of affordable housing, and reduction in costs to develop affordable housing.
Schedule of Action: Ongoing.
General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 496
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-17
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-2: AFFORDABLE HOUSING OPPORTUNITIES THAT SERVE THE NEEDS OF PEOPLE WHO WORK AND LIVE IN CORONADO.
H-2.L. Housing Choices
The City will commit to perform the following actions to increase housing choices within residential areas:
• 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 fee waivers/reductions and reducing/eliminating parking requirements for ADUs with affordability restrictions.
• 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 including fee waivers/reductions and reducing/eliminating parking requirements for carriage houses with affordability restrictions.
• Meet with Coronado Unified School District and Christ Church to discuss affordable housing on these identified sites.
• Pursue adoption of the General Plan update and associated zoning amendments (as described in the Sites Inventory section of the Housing Element) to incentivize development opportunities for a range of housing choices. • Provide links on the City’s website to resources for landlord education, fair housing (LASSD), and County housing assistance programs.
Measurable Outcomes: Increased affordable housing choices and awareness about County programs providing choices for affordable housing.
Schedule of Action: Starting on June 30, 2024, and ongoing throughout the planning period.
None Required
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 497
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-18
• Housing Policy 3.1: Discourage discrimination of and promote fair housing for all people regardless of race, color, ancestry, religion, national origin, sex, sexual orientation, age, disability/medical condition, familial status, marital status, or source of income in the sale, rental, or financing of housing. • Housing Policy 3.2: Encourage and facilitate the housing opportunities that are accessible to special needs populations including the elderly, persons with disabilities, large households, female-headed households, farmworkers, and persons experiencing homelessness.
• Housing Policy 3.3: Assist in the enforcement of fair housing laws by providing support to organizations that can receive and investigate fair housing allegations, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.
• Housing Policy 3.4: Increase housing opportunity and mobility. • Housing Policy 3.5: Collaborate with community advocates to share information on the status of displacement risk in the community and work together to mitigate it.
3. Goal H-3: Affirmatively further fair housing and provide equal housing opportunities that are accessible to all segments of the Coronado community.
Policies
Attachment 3
City of Coronado Page 498
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-19
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
H-3.A. Assistance to Extremely Low-Income Households
The City will proactively research information on the feasibility of grant funding, incentives, and other methods to assist extremely low-income households earning less than 30 percent of the County Area Median Income. More specifically, the City will commit to outreach to developers and qualified entities to understand what the requirements of creating extremely low-income units would be (i.e., land requirements, subsidies, scoring for low-income housing tax credits, grant funding) to identify potential opportunities. Given the Navy’s presence on the island, City staff will focus on the feasibility of a veterans housing project on Site 8. Proactive research will include seeking out affordable housing developers active in the San Diego region with experience completing extremely low-income housing projects for veterans, and meeting with those developers to discuss Site 8 opportunities and funding sources. With regard to the sites identified in the Housing Element, specific actions taken during the planning period will include:
• Developer Meetings: Conduct one outreach meeting per year with affordable housing developers and providers to discuss available funding sources (City, State, and federal), sites identified in the Housing Element sites inventory that are available, developer needs, and opportunities for affordable housing projects.
Outreach will include experienced developers with recent affordable housing project experience that includes units affordable to extremely low-income households and households with special needs.
• Community Education: Provide community education about the importance of affordable housing, with an emphasis on veterans, seniors, teachers, first responders, and tourism workers. Provide case study examples of well-designed projects. Ensure that neighborhood engagement initiatives welcome both homeowners and renting households.
• 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).
• 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 General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 499
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-20
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
density bonus incentives (make the availability for technical assistance known to developers at the outreach meeting referenced above).
Funding Alerts: City staff will continue to receive regular alerts and communications about State and federal funding opportunities (from HCD, HUD, and other entities) for affordable housing development, including extremely low-income housing units. As opportunities are presented, City staff will apply for or support a minimum of one (1) grant application for affordable housing (including extremely low-income housing units) each year that the City is eligible for grant opportunities or if such a project is proposed. To date, grant opportunities for cities have been limited to SB 2, LEAP, and Permanent Local Housing Allocation (PLHA). The remainder of available grants require developers to apply for specific projects (meeting stringent criteria) rather than local jurisdictions. City staff will meet with the County Housing & Community Improvement Department each year to identify additional funding opportunities for affordable housing activities.
Measurable Outcomes: Increased development of low-income housing, at least one annual outreach meeting with developers, and a goal of supporting at least one (1) submitted grant application annually for affordable housing funding.
Schedule of Action: Research will commence by June 30, 2024. Meetings with developers to be held annually by December 31 starting in 2024. Community education is to commence after the first annual developer meeting and when the potential for funding/projects is known by City staff.
H-3.B. Housing Opportunities for Persons with Special Needs To increase housing opportunities for identified groups, such as persons with disabilities, persons experiencing homelessness, extremely low-income households, seniors, people of color, and the local critical workforce, the City will:
• Meet with County staff and service providers serving special needs populations once a year to discuss and propose potential solutions regarding community housing needs and how Coronado can support these efforts. • Provide links to the above-mentioned entities' websites regarding services to special needs and linguistically isolated groups to the above-mentioned organizations on the City’s website to connect individuals and families to resources. • Meet with affordable housing developers annually as referenced in previous programs.
None Required
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 500
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-21
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
• During these meetings, the City will provide information on potential sites and communicate with the development community on the City’s goal to provide quality housing affordable to lower-income and special needs households. • Give priority to processing and expedited review for projects providing housing to all targeted communities including special needs housing. • Strengthen the City’s relationship with the local fair housing provider (LASSD) and explore ways to expand services and mutually pursue additional funding resources for that expansion.
• Consider and develop financial and regulatory incentives for non-profit housing corporations, private developers, and public agencies to increase affordable housing for identified groups. Incentives may include:
• By December 2025, the City will adopt and implement reduced parking requirements for all affordable units and all studio and one-bedroom units in multifamily projects. These reduced parking requirements will ensure that the projects can achieve maximum allowable densities while promoting affordability. • Reduce covered parking requirements for affordable developments. • Opportunity for deferred or reduced fees for affordable units (beyond inclusionary housing requirements).
• Development impact fee waivers/reductions for City fees for 100% affordable housing projects
• Per Program H-5.B. Supportive Housing and Low Barrier Navigation Center, clarify that licensed and unlicensed residential care facilities for six or fewer persons are permitted in every residential zone that permits single family units; and • Per Program H-5.D. Emergency Shelters, ensure lot coverage and maximum height requirements do not constrain the development of emergency shelters.
Measurable Outcomes: Increased housing opportunities for special needs groups through the use of funding for development, expedited permitting, and increased use of incentives to reduce the cost of development. Additionally, access to housing will be increased via the 14 lower income units identified for development via opportunity sites, 17 lower income units identified via the anticipated development of ADUs, the 305 lower income units anticipated via the development of Navy housing, and the 28 lower income preserved at-risk units, as demonstrated in Table 8-1. Summary of 2021- 2029 Quantified Objectives, located in the Summary of Quantified Objectives.
Attachment 3
City of Coronado Page 501
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-22
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
Schedule of Action: Meetings annually by December 31, starting in 2024. Other actions are ongoing throughout the planning period.
H-3.C. Senior Housing and Assisted Living Units
• The City encourages developers to provide senior housing and assisted living units through processing assistance, reduction in parking standards, density bonus allowances, adjustments to development standards, streamlining the review process, and deferring fees to certificates of occupancy. The City will assess the reduction of such standards for projects on a case-by-case basis. • As funding is available, the Affordable Housing Special Revenue Fund may be used.
The City will continue to 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, Zoning, and other applicable plans.
Measurable Outcomes: Increased development of Senior Housing and Assisted Living Units with the goal of developing one affordable housing project for senior households. This will be dependent on the availability of funding and developer/property owner interest received by the City.
Schedule of Action: Ongoing throughout the planning period.
General Fund
City of Coronado
Community
Development
H-3.D. Accessible Housing Design
The City encourages both the private and public sectors to produce or assist in the production of housing with particular emphasis on housing that accommodates the accessibility needs of persons with disabilities and the elderly. Development of handicapped-accessible or adaptable and elderly housing opportunities in existing developments is also encouraged. • The City will educate the public and developers on incorporating accessible design into construction design. Educational materials will be made available via the City’s website and Community Development Counter.
• When the Affordable Housing Special Revenue Fund is used to subsidize the construction or acquisition/rehabilitation of affordable housing, the City of Coronado will continue to ensure that the projects meet or exceed the requirements for accessibility.
Measurable Outcomes: New development and rehabilitation of existing developments to accommodate the accessibility of individuals with disabilities and seniors.
General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 502
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-23
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
Schedule of Action: Ongoing throughout the planning period with educational materials to be updated and made available annually within the first (3) months of the year.
H-3.E. Affirmatively Further Fair Housing
Under AB 686, the City will affirmatively further fair housing by taking meaningful actions that overcome patterns of segregation and foster inclusive communities, free from barriers that restrict access to opportunity based on protected classes, as defined by State law. A summary of AFFH findings from Appendix B: Affirmatively Furthering Fair Housing identified the following AFFH issues:
• Lack of Affordable Housing
• Moderate Segregation
• Lack of Community Support for Affordable Housing
• Housing Mobility
• Fair Housing Enforcement and Outreach Capacity
• Lack of Regional and Local Cooperation
Specific actions to implement the program and address the AFFH findings include conducting the following actions and activities during the planning period:
• Meet once a year to collaborate with a mix of residents, business owners, and local non-profits and regional partners to create data-centered evaluation metrics and establish ongoing City goals and actions.
• Partner with organizations to review housing discrimination complaints, assist in dispute resolution, and refer complainants to appropriate state or federal agencies; • Email blast and social media posts advertising fair housing workshops being held by the City’s Fair Housing Provider, Legal Aid Society of San Diego (LASSD). • Posting information about fair housing on the City’s website including contact information for Legal Aid Society of San Diego, up-to-date affordable housing resources and locations and updated housing inventory so that developers can target housing in moderate and high opportunity areas, as well as areas of affluence.
• Continue participating in the Urban County’s CDBG-funded Fair Housing Program.
The County of San Diego contracts with the Legal Aid Society of San Diego (LASSD) as the Fair Housing Program Administrator. LASSD provides fair housing services including education activities, outreach, and referrals.
General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 503
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-24
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
• Continue providing 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 Real Estate Association, an annual article in a local Coronado publication, and information placed, and continually available, on the City website.
• Continue referring complaints and requests for services to the appropriate agencies.
• Partner with non-profits and other community based organizations to launch educational campaigns to inform homeowners about the benefits of home sharing for both themselves and the community, address any misconceptions or concerns that may deter homeowners from participating, and help match homeowners with individuals or families in need of affordable housing and potentially provide support in terms of counseling or mediation.
• Review and potentially revise zoning and land use policies to accommodate home sharing arrangements.
• Per the H-3.I. Housing Mobility Program, encourage ADUs, adopt objective design standards, work with religious institutions/faith based organization to identify housing opportunities, encourage home sharing and other actions. • Per the H-1.A. Accessory Dwelling Units (ADUs) Program, enhance ADUs and junior accessory dwelling units.
• Per the H-4.A. Carriage House Program promote the additional conversion of existing space.
• Per the H-2.L. Housing Choices, promote housing choices within residential areas throughout the City.
• Per the H-2.J. Faith Based Properties, encourage the use of additional religious institutional sites.
• As part of Program H-2.B. Local Funding for Affordable Housing, increase the inlieu fee to help incentivize development rather than payment of an in-lieu fee. • Per the H-2.E. Housing Choice Voucher Program, continue to promote the HCV program to residents and property owners through dissemination of brochures at public counters, providing information on the City’s website. • Assess residential zoning districts that feature sites suitable for Missing Middle Housing. Identify development standards posing obstacles to small-scale Attachment 3
City of Coronado Page 504
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-25
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
development, including minimum lot size, setbacks, floor area ratio, parking, and open space requirements.
• Amend the Zoning Code to diminish or eliminate any identified constraints.
Research and review policies and code amendments to permit Missing Middle housing under SB 10.
Measurable Outcomes: Increased outreach resulting in increased engagement with the residents of Coronado regarding resources available to address high costs of housing and rehabilitation of existing housing stock.
Schedule of Action: Ongoing, address new policy, program, and action objectives within 36 months of Housing Element certification.
H-3.F. Funding to Support Fair Housing
The City shall continue to support local nonprofit organizations for fair housing counseling, education, and outreach efforts and shall provide information on fair housing services at City Hall, the library, the City website, and other community facilities on an ongoing basis with an annual update.
Measurable Outcomes: Maintenance of funding provided by the City to support fair housing efforts.
Schedule of Action: Ongoing information with annual updates to be made by the end of each year.
None Required
City of Coronado
Community
Development
H-3.G. Analysis of Impediments to Fair Housing
The City shall continue to implement the actions included in the San Diego County’s Analysis of Impediments to Fair Housing Choice (AI). The 2020 AI identified five actions in Coronado for residents:
• Density Bonus (H-2.K. Amend Density Bonus Ordinance)
• Accessory Dwelling Units (Program H-1.A)
• Transitional/Supportive Housing (H-5.B. Supportive Housing and Low Barrier Navigation Centers)
• Farmworker/Employee Housing (H-5.E. Update Farmworker and Employee Housing Zoning)
• LBNC and ES Capacity and Parking Standards (H-5.D. Compliance with AB 139 Requirements – Emergency Shelters, H-5.B. Supportive Housing and Low Barrier Navigation Centers, and H-2.H. Assist with the Development of Affordable Housing) The City will continue to address these impediments through the programs identified in this section.
Affordable Housing
funds and possibly
others
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 505
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-26
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
Measurable Outcomes: Reduction in identified impediments to fair housing.
Schedule of Action: To be completed by the end of FY 24-25.
H-3.H. Collaboration with Community-Based Organizations The City will compile a list of local organizations and reach out to inquire about possible collaborations for housing programs. The City will hold a meeting with local organizations once per year to provide information on existing affordable housing legislation, and existing programs and resources and obtain input from organizations on needs and potential opportunities to create additional affordable housing units. This will help the City cooperate with community-based organizations that provide services or information about services to any special needs groups.
Measurable Outcomes: Annual meeting held with local organizations, increased improvement on existing programs and proposed programs on the 6th cycle Housing Element update.
Schedule of Action: To be completed within 12 months of the Housing Element certification.
None Required
City of Coronado
Community
Development
H-3.I. Housing Mobility
The City will enhance housing mobility and foster increased housing options and affordability across Coronado by implementing a set of targeted actions in lower density areas. These actions will involve outreach, allocation of resources, and other strategies, all aimed at the overarching objective of broadening affordable housing opportunities for extremely low, very low, low, and moderate-income households. All programs are aimed to produce 90 units above the RHNA assumptions. Actions include:
• In connection with Program H-2.J. Faith Based Properties, facilitate the provision of housing on sites affiliated with religious institutions or faith-based organizations – The City will conduct annual outreach with religious institutions that own property in the City to provide information on SB4 (Yes in God’s Backyard) and the ability to develop housing by right. This will include information and education on entitlement processes and facilitate partnerships with nonprofit developers. The City will also facilitate a specialized streamlined processing approach for housing applications on sites associated with religious institutions or faith-based organizations. In the event that no housing application on a religious institution/faith-based site is received by December 2026, the City will enhance outreach efforts to add direct mailings to faith-based sites, showcasing successful affordable housing units on similar sites, and providing information on available grants and loans for housing.
General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 506
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-27
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
Measurable Outcomes: to permit 10 housing units, with a target of 60 percent of units located in lower-density areas, during the planning period from 2021 to 2029.
Schedule of Action: Mid-cycle progress check-in; annual outreach beginning in January 2025.
• Home-sharing – in order to encourage home sharing for multi-generational families and to create housing opportunities through homeowners renting a portion of the home to a tenant, City staff will post a statement on the City’s housing webpage and in at least one (1) other City outreach effort per year in single family neighborhoods.
Measurable Outcomes: Complete one (1) general advertisement on the City housing webpage and one (1) targeted advertisements annually. The target would be 10 rooms rented to tenants.
Schedule of Action: Update City’s housing webpage and do targeted advertisements at least once per year by December 31.
• Encourage and Incentivize Accessory Dwelling Units (ADUs) and other “missing middle” housing.
• Under Program H-1.A, Accessory Dwelling Units (ADUs), the City shall establish pre-approved plans for ADUs and provide the plans on the City housing webpage. • Amend zoning code to allow for construction of carriage house or ADU above detached garages (existing code does not allow for this) to encourage ADU construction.
Measurable Outcomes: six (6) applications annually, 30 units (above the RHNA assumptions) during the planning period.
Schedule of Action: Prepare pre-approved plans by June 2025 and amend the City’s zoning ordinance by May 1, 2024.
• Objective Design Standards – the City will work to select a planning and design firm to help develop and codify objective design standards for multi-family and mixeduse residential development. The goal is to remove subjectivity from the Design Review process for housing projects. This can be done by developing objective Attachment 3
City of Coronado Page 507
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-28
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
architectural design standards that recognize and preserve the neighborhood character and historic context of all Coronado neighborhoods.
Schedule of Action: Present objective Design Standards or another option to City Council to remove subjectivity from the Design Review process for housing projects by December 2026.
• Continue to facilitate conversion of single family properties to higher density uses in the R-3 zone.
Measurable Outcomes: five (5) applications annually, approvals for 40 units (above the RHNA assumptions) during the planning period.
• Explore how partnerships with other housing authorities from different jurisdictions can offer families the opportunity to move across city or county lines to access better schools, jobs, and services.
• Hold at least (1) one meeting a year to explore ways to expand outreach efforts and information on SB 329, providing rental assistance recipients with the choice to use their housing voucher in any neighborhood, including those that are high and highest opportunity areas and RCAAs, rather than being restricted to areas with lower rents, giving them more flexibility and mobility. • Reach out and provide information at least once per year to landlords in higheropportunity areas to educate them on the use and benefits of housing vouchers and encourage their participation in housing voucher programs, ensuring that families have access to suitable housing options.
• Generate virtual and printed materials to educate property owners in single-family residential areas of the City on the benefits of Accessory Dwelling Units, Junior Accessory Dwelling Units, carriage houses and SB 9 subdivisions. • Research the availability of housing mobility coordination resources to provide housing mobility counseling, such as information on opportunity areas, housing search skills and tools, workshops, one-on-one research assistance, referrals, structured support for a time after a move to the City, landlord-tenant mediation, and retention counseling.
• In alignment with Program H-2.J. Faith Based Properties, coordinate with faithbased organizations to provide information on state law changes that streamline affordable housing development on properties owned by religious organizations.
Attachment 3
City of Coronado Page 508
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-29
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-3: AFFIRMATIVELY FURTHER FAIR HOUSING AND PROVIDE EQUAL HOUSING OPPORTUNITIES THAT ARE ACCESSIBLE TO ALL SEGMENTS OF THE CORONADO COMMUNITY.
Measurable Outcomes: Increased participation from landlords to offer usage of housing choice vouchers and increased housing choice for low-income residents in the City.
Schedule of Action: Program to be implemented within one year of Housing Element certification, with meetings with LASSD and landlords to be held annually within the first (3) three months of the year and ongoing annually thereafter.
H-3.J. Multi-Modal Mobility Enhancement
The City will increase transportation options for residents across all resource levels by continuing to operate the free summer shuttle, subsidized paratransit services via MTS year-round, and/or utilizing the City’s six-month pilot program that offers door-to-door, on-demand electric vehicle shuttles for movement around the island.
Measurable Outcomes: Increased access to transportation that increases access to housing choice.
Schedule of Action: Beginning in March 2024 and ongoing throughout the planning period.
General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 509
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-30
• Housing Policy 4.1: Educate the public regarding the need for property maintenance and rehabilitation, code enforcement, neighborhood conservation and beautification, and other related issues. • Housing Policy 4.2: Educate the public regarding the resources and programs available to encourage housing stock maintenance and rehabilitation.
• Housing Policy 4.3: Advocate and facilitate the rehabilitation of substandard residential properties by homeowners and landlords.
• Housing Policy 4.4: Provide incentives to rehabilitate and preserve historic housing. • Housing Policy 4.5: Educate the public concerning the community’s history and historic structures. • Housing Policy 4.6: Continue to maintain code limits on vacation rentals and implement the Condominium Conversion Ordinance to moderate the impact on the City’s rental housing stock and existing tenants.
4. Goal H-4: Conservation and maintenance of Coronado’s housing stock, neighborhoods, and history.
Policies
Attachment 3
City of Coronado Page 510
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-31
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-4: CONSERVATION AND MAINTENANCE OF CORONADO’S HOUSING STOCK, NEIGHBORHOODS, AND HISTORY.
H-4.A. Carriage House Program
Over the 6th cycle planning period, the City will encourage the conversion of 103 Carriage Houses into units at the following income levels:
• 57 Very Low Income
• 15 Low Income
• 31 Above Moderate Income
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;
• Providing outreach to educate residents via the City’s website and print materials, including adding geographic targeting to the program to increase outreach for specific areas of the City that are high and highest opportunity areas and RCAAs; • The City will hold a workshop by the end of 2024 on ADUs and Carriage Houses, providing information, including incentives, to residents and property owners, • Encouraging the use of public transportation; and
• Annually monitoring conversions against goals and adjusting policies to bolster efforts as needed. Monitoring will include collecting data from project applicants during the building permit application process in order to enhance tracking of carriage house conversions with more details such as occupancy status. Utilize the data collected to better understand the income groups utilizing the program and inform future improvements to the outreach and educational efforts. The City will also report conversions on the Annual Progress Report. The City will establish a mandatory reporting program when a building permit is issued, with the information reported to the responsible party who prepares the Annual Progress Report.
If the assumptions in the Housing Element Sites Inventory are not met, the City shall take alternative actions (e.g., outreach, technical assistance, development standard modifications, incentives, funding, and rezoning) depending on the needs identified through the Carriage House monitoring.
Measurable Outcomes: Conversion of 103 Carriage houses, including 73 affordable units, during the 6 th Planning Cycle.
Federal Tax Credit
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 511
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-32
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-4: CONSERVATION AND MAINTENANCE OF CORONADO’S HOUSING STOCK, NEIGHBORHOODS, AND HISTORY.
Schedule of Action: The City will implement the program within one year of Housing Element certification.
H-4.B. Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources The City of Coronado has the following affordable housing properties:
• 225 Orange Avenue - 6 units consisting of two-bedroom townhouse units. Available to very low- and low-income tenants
• 406-430 Orange Avenue - 7 units consisting of 2 one-bedroom apartments and 15 twobedroom apartments. • 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.
• 560-566 G Avenue - 4 units consisting of two-bedroom apartments. Available to very lowand low-income tenants. • 840 G Avenue - 1 unit consisting of two-bedroom apartments. Available to very low- and low-income tenants.
• 308-330 Orange Avenue (Del Island) - 29 units consisting of studios, one-bedroom and twobedroom apartments. • 450 Orange Avenue - 12 units consisting of one studio, 5 one-bedroom townhouse units, and six 2-bedroom townhouse units.
• 525 Orange Avenue - 16 units consisting of 12 one-bedroom apartments and 4 studios.
Available to very low-income tenants.
• 550 Orange Avenue - 30 units consisting of one-bedroom apartments. Available to very low- and low-income senior tenants, aged 55 and over.
• 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. • 1212 and 1226 9th Street - 9 units consisting of studios, one-bedroom apartments, and one-bedroom house. Available to very low- and low-income tenants. • 415 F Avenue (Patio Laguna) - 23 units consisting of studios, one bedroom, two bedrooms, and 1 three-bedroom unit. Available to very low, low, and moderate-income tenants.
Due to the dissolution of Coronado’s Redevelopment Agency (CRA), the City of Coronado has undertaken the role of “Successor Agency” to carry out the responsibilities and obligations of the former redevelopment agency concerning the existing affordable housing units in Coronado.
Previously, the CRA funded all aspects of providing affordable housing, maintaining affordable housing, renovating affordable housing, and enforcing affordable housing agreements. All these General Fund and
Successor Agency
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 512
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-33
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-4: CONSERVATION AND MAINTENANCE OF CORONADO’S HOUSING STOCK, NEIGHBORHOODS, AND HISTORY. obligations/responsibilities were created due to the involvement of Coronado’s Redevelopment Agency. The Successor Agency is now responsible for performing these tasks.
The City of Coronado will continue to maintain funding mechanisms 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.
For units at-risk of converting during the next 10 years, the City will take the following actions:
• Monitor the status, annually of the four projects eligible for conversion to marketrate; • Assist owners of deed-restricted rental properties to comply with state preservation notice law )Government Code sections 65863.10, 65863.11, and 65863.13) within three years, six months, and twelve months of the expiration deed restrictions;
• Contact property owners three years before the expiration date to ensure tenants receive proper notification of any changes; and
• Contact at least one established bona fide nonprofit housing developer annually to solicit interest in acquiring and managing affordable projects should these, or similar projects, become eligible for converting to market rate.
Measurable Outcomes: Maintenance of affordability covenants of the City’s affordable housing properties identified above.
Schedule of Action: Ongoing throughout the planning period.
H-4.C. Home Repair Program
The Home Repair Program continues to be administered by the County and 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 City of Coronado will continue to advertise County programs on the City website and provide program information at public counters.
• The City will 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.
Measurable Outcomes: Increased number of City residents utilizing the home repair program.
Schedule of Action: Ongoing throughout the planning period.
Federal Tax Credit;
County CDBG and
HOME allocations
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 513
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-34
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-4: CONSERVATION AND MAINTENANCE OF CORONADO’S HOUSING STOCK, NEIGHBORHOODS, AND HISTORY.
H-4.D. AB 1486 City-Owned Land
The City will follow all legal requirements of the California Surplus Land Act. The City will also prepare an inventory of City surplus land that is no longer required for City use by April 1 of each year, beginning April 1, 2025. The City will also assess the appropriateness of sites owned by other public agencies by April 1, 2025.
When the City of Coronado designates a property as "surplus land" in accordance with the State Surplus Land Act, the Coronado City Council will formally declare it as surplus during a public hearing.
After this declaration, the City will issue a Notice of Availability to eligible entities, which includes the California Department of Housing and Community Development (HCD), any local public entity within the jurisdiction where the surplus land is situated, and developers who have informed HCD of their intent to develop affordable housing on such surplus local land. The City will work with interested developers who respond to the Notice of Availability to help facilitate the development of affordable housing. Actions will include:
• Annual developer outreach beginning in 2025 to discuss availability and use of City-Owned Land, issuance of RFPs, availability of incentives and fee waivers for affordable housing projects.
• Develop Request for Proposals (RFPs) - Draft and release RFPs to solicit proposals from qualified developers interested in partnering with the city for affordable housing projects on identified sites by December 2025.
• Review and Approval Process - Establish a streamlined review and approval process for proposals, ensuring compliance with AB 1486 requirements. • Partnerships and Funding – facilitate and establish partnerships with affordable housing developers and seek available funding sources, including state and federal grants, to support the development of affordable housing projects. • Track and monitor the progress of affordable housing projects on city-owned land.
The City has included Sites 2 and 8 as opportunity sites in the site inventory.
The City will continue to evaluate the potential for Site 8 to develop and determine feasibility of development during the planning cycle. If it is determined the site is not needed, no follow-up action will be required by the City. As part of RHNA progress evaluation under the H-1.C. Mid-Cycle Review Program the City will determine if the site is needed and if so, potential for development within the planning cycle. If the site is determined unable to begin development within the planning cycle, the City will identify a suitable backup site to address any shortfall of units across income levels to cover General Fund
City of Coronado
Community
Development
Attachment 3
City of Coronado Page 514
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-35
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-4: CONSERVATION AND MAINTENANCE OF CORONADO’S HOUSING STOCK, NEIGHBORHOODS, AND HISTORY. the loss of units from Site 8, if necessary. The City will identify a suitable replacement site, if necessary, within one year of determination on the ability for Site 8 to develop.
Measurable Outcomes: Increased utilization of city-owned land for affordable housing including the potential development of Sites 2 (City Owned duplex parcel with a planned conversion to 3 lowerincome units) and 8 (majority City-owned Police Department site with plans to develop 47 lowerincome units) as identified in the Sites Inventory (Section 7) of the Housing Element.
Schedule of Action: Program implementation ongoing. The City will issue the Notice of Availability by December 2025 for Site 2 and will coordinate with the City Police Department, AT&T, and experienced mixed-use affordable housing developers regarding Site 8 by the end of FY 24/25.
Attachment 3
City of Coronado Page 515
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-36
• Housing Policy 5.1: Educate applicants on how to navigate the development approval process and otherwise facilitate building permit and development plan processing for residential construction. • Housing Policy 5.2: Expedite project review of residential developments for special needs populations, with an affordable, handicapped-accessible above state law, elderly, or historic preservation component. • Housing Policy 5.3: Consider density bonuses, and other incentives for residential projects constructed for special needs population, with an emphasis on extremely low, very low, and low-income households. • Housing Policy 5.4: Continue to implement a reasonable accommodation process to facilitate, on a caseby-case basis, the retrofitting of existing housing to make it accessible to persons with disabilities. • Housing Policy 5.5: Continue to consider on a case-by-case basis to lobby the Federal or State Governments to simplify and clarify their housing laws and regulations consistent with adopted City legislative policy guidelines.
5. Goal H-5: Minimize governmental and nongovernmental constraints to the development, improvement, and maintenance of housing, particularly affordable housing, or housing accessible to persons with disabilities.
Policies
Attachment 3
City of Coronado Page 516
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-37
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-5: MINIMIZE GOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, PARTICULARLY AFFORDABLE HOUSING, OR HOUSING ACCESSIBLE TO PERSONS WITH DISABILITIES.
H-5.A. Streamline Processes
The City of Coronado will streamline the development process for housing by:
• Provide priority streamlining for all projects that include affordable units. • 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; and
• Continue to provide development process handouts at the City Hall Community Development Department counter. The City of Coronado will continue to periodically review the City’s development process and requirements to identify areas for improvement.
Measurable Outcomes: Reduction in approval times and increased permit approvals.
Schedule of Action: Streamlining efforts would take place within one year of Housing Element certification and remain ongoing through the planning period.
General Fund City of Coronado
Community
Development
H-5.B. Supportive Housing and Low Barrier Navigation Centers State law provisions have recently been modified to require approval 'by right' of certain types of supportive housing and low-barrier navigation centers that meet the requirements of State law. To align with these changes, the City will:
• Amend the Municipal Code to comply with AB 101 specifically allowing by-right permanent housing and lower barrier navigation centers to the extent necessary to comply with AB 101.
Low-barrier navigation centers are generally defined as service-enriched shelters focused on moving people into permanent housing. Low barrier navigation centers provide temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. If the City receives applications for these uses, it will process them as required by State law.
• Modify the regulations for permitting large group homes (for seven or more) to be consistent with the permitting process for small group homes (for six or less) to allow these uses similar to other residential uses in all residential zones.
• Amend the City’s zoning code and permit procedures 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)) and requiring supportive housing to be a use by right in zones where multifamily and mixed uses are General Fund City of Coronado
Community
Development
Attachment 3
City of Coronado Page 517
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-38
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-5: MINIMIZE GOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, PARTICULARLY AFFORDABLE HOUSING, OR HOUSING ACCESSIBLE TO PERSONS WITH DISABILITIES. permitted, including nonresidential zones permitting multifamily uses pursuant to ensuring alignment with AB 2162 (Statutes of 2018).
• Clarify that licensed and unlicensed residential care facilities for six or fewer persons are permitted in every residential zone that permits single family units. • Continue to annually monitor the effectiveness and appropriateness of existing adopted policies. Should any amendments be required to existing policies under State law, the City will modify its existing policies, as appropriate.
Measurable Outcomes: Reduction in permit processing times for supportive housing and low barrier navigation center developments, increased permit approvals, and development of housing that supports six or more individuals.
Schedule of Action: To be implemented within 24 months of Housing Element certification.
H-5.C. Availability of Housing-Related Policies and Regulations Under AB 1483, the City will maintain the availability of current housing-related policy and regulatory documents on the city’s website to provide up-to-date information on city policies, programs, regulations, zoning and development standards, fees, and other pertinent information.
Measurable Outcomes: Streamlined processing for housing development.
Schedule of Action: To be implemented within 6 months of Housing Element certification.
General Fund City of Coronado
Community
Development
H-5.D. Emergency Shelters
The City will take the following actions to help mitigate constraints in the development and use of Emergency Shelters:
• Under AB 139, the City will evaluate and amend the existing zoning code to comply with new statutory requirements for addressing homeless and emergency shelter needs, including methodology for determining the basis of emergency shelter needs and the establishment of parking standards for emergency shelters. • Ensure lot coverage and maximum height requirements do not constrain the development of emergency shelters.
• Under AB 2339, the City will designate R-4 (multifamily residential) as zoning for emergency shelters by right.
• In compliance with Government Code section 65583, subdivision (a)(4), the City will update the definition of Emergency Shelters to include navigation centers, bridge housing, and respite or recuperative care.
General Fund City of Coronado
Community
Development
Attachment 3
City of Coronado Page 518
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-39
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-5: MINIMIZE GOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, PARTICULARLY AFFORDABLE HOUSING, OR HOUSING ACCESSIBLE TO PERSONS WITH DISABILITIES.
Measurable Outcomes: Streamlined processing for the development of Emergency Shelters.
Schedule of Action: To be implemented within 24 months of Housing Element certification.
H-5.E. Update Farmworker and Employee Housing Zoning
The City will review and update the Zoning Ordinance and related policies about employee housing to conform to state requirements, as established by the California Employee Housing Act (HSC Section 1700). This update will adjust definitions and allowances of uses for employee housing to be consistent with the law, including but not limited to HSC Section 17021.6, and allow employee housing for six or fewer persons to be treated as regular residential use, subject to the same regulations as single-family dwellings.
Measurable Outcomes: Streamlined processing for Farmworker and Employee housing, increased development of employee and farmworker housing that allows for six or fewer individuals.
Schedule of Action: To be completed by the end of FY 24-25.
None Required City of Coronado
Community
Development
H-5.F. Update the Accessory Dwelling Unit Ordinance
The City will review and update the Zoning Ordinance and related policies about accessory dwelling units to conform to state requirements, as established by Government Code Section 65852.2.
Generally, this update will ensure the City’s code complies with state law. Additionally, the City will continue to enforce superseding state law, rather than the Zoning Ordinance, when there is a difference between the two.
Measurable Outcomes: Increased production of ADUs, helping the City reach the goal of 195 ADUs across varying income levels as identified in the Housing Element update.
Schedule of Action: To be completed by the end of FY 24-25.
None Required City of Coronado
Community
Development
H-5.G. Definition of Family
The City shall amend the Zoning Ordinance 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.
Measurable Outcomes: Streamlined processing in the development of housing for special needs groups including individuals with disabilities.
Schedule of Action: To be completed by the end of FY 24-25.
None Required City of Coronado
Community
Development
Attachment 3
City of Coronado Page 519
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-40
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-5: MINIMIZE GOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, PARTICULARLY AFFORDABLE HOUSING, OR HOUSING ACCESSIBLE TO PERSONS WITH DISABILITIES.
H-5.H Nongovernmental Constraints
The City will closely monitor residential developments that have received approval but have not yet secured building permits or final maps. In such cases, the City will make diligent efforts to engage with applicants to understand the reasons for the delay in construction, especially if it exceeds two years after approval. The City intends to reach out to applicants to investigate reasons for non-construction two years post-approval. If attributable to non-governmental constraints, such as surges in construction costs, labor, or material shortages, or increasing interest rates, the City will, within legal bounds, explore measures to address these challenges.
Furthermore, the City will take a proactive approach by collaborating with stakeholders to identify any non-governmental constraints or other factors that may hinder housing construction in Coronado. This collaborative effort aims to pinpoint strategies and actions that can eliminate or mitigate these identified obstacles.
The City will take the following actions:
• Reach out to project applicants to uncover non-governmental barriers hindering construction two years post-approval.
• Explore actions, within legal and appropriate boundaries, that can potentially alleviate or eliminate these non-governmental constraints.
Measurable Outcomes: Reduction in instances of delays in affordable housing projects due to nongovernmental constraints.
Schedule of Action: Ongoing as constraints are identified throughout the planning period.
General Fund City of Coronado
Community
Development
H-5.I Manufactured Homes
Government Code Section 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.
Measurable Outcomes: Amend the Zoning Code and Specific Plans, as necessary, to align with state regulations concerning manufactured homes.
Schedule of Action: To be completed by the end of FY 24-25.
General Fund City of Coronado
Community
Development
Attachment 3
City of Coronado Page 520
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-41
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-5: MINIMIZE GOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, PARTICULARLY AFFORDABLE HOUSING, OR HOUSING ACCESSIBLE TO PERSONS WITH DISABILITIES.
H-5.J Adopt SB 35 Streamlining Written Procedures
The City shall adopt written procedures for the SB35 Streamlined Ministerial Approval process to provide information in a manner readily accessible to the general public.
Measurable Outcomes: Develop documented protocols for the streamlined processing of SB 35.
Schedule of Action: To be completed by the end of FY 24-25.
None Required City of Coronado
Community
Development
H-5. K. Reasonable Accommodation Ordinance Amendment
Under this program, the City will modify the Reasonable Accommodation Ordinance to ensure objectivity in the decision-making criteria, including the approval of findings. Specifically, the City will remove any references to reviewing impacts on surrounding uses in its findings and decision making criteria when evaluating a reasonable accommodation request.
Measurable Outcomes: Removal of constraints posed by existing language under the current ordinance.
Schedule of Action: Within one year of HEU certification.
None Required City of Coronado
Community
Development
H-5.L Design Review Ordinance Amendment
The City will revise the current design review process including its approval criteria. The City will review its current process and ordinance and establish objective design and development standards and remove any language or decision-making criteria that does not promote objectivity including but not limited to - requiring designs to refrain from being “inappropriate, incompatible, bizarre, and exotic.”.
Additionally, the City will review and consider whether projects meeting objective standards will be required to go to the Design Review Commission. The City will consider allowing these projects to be approved at the staff level. Lastly, the City will continue to assist applicants throughout the design review process to ensure applicants meet required findings for approval and continue to offer PreDesign meetings with two voting commissioners free of charge.
Measurable Outcomes: Removal of constraints posed by existing design review requirements.
Schedule of Action: Within two years of HEU certification.
None Required City of Coronado
Community
Development
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. Actions will include:
• Conduct an analysis of existing parking requirements, evaluating the correlation between parking demands and affordable housing needs.
None Required City of Coronado
Community
Development
Attachment 3
City of Coronado Page 521
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-42
Implementation Program/Schedule of Action Potential Funding Funding/Responsible GOAL H-5: MINIMIZE GOVERNMENTAL CONSTRAINTS TO THE DEVELOPMENT, IMPROVEMENT, AND MAINTENANCE OF HOUSING, PARTICULARLY AFFORDABLE HOUSING, OR HOUSING ACCESSIBLE TO PERSONS WITH DISABILITIES. • Gather public input on the potential adjustments to parking requirements for studio and one-bedroom units across all affordability levels, including insight from jurisdictions with similar circumstances as well as the California Coastal Commission.
• Explore alternative incentives that can be offered to developers to promote affordability while addressing parking concerns.
• By December 2025, 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 .
Measurable Outcomes: Identification of mitigation efforts to address constraints resulting from existing parking standards.
Schedule of Action: Within one year of HEU certification unless specified above.
Attachment 3
City of Coronado Page 522
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-43
California Government Code, Section 65583(b)(2),
requires jurisdictions to identify the maximum number of housing units by income category (including extremely low-income) that can be constructed, rehabilitated, and preserved over 5 years. The City has two sets of numerical housing goals:
• Coronado’s portion of the San Diego Association of Governments Regional Housing Needs Assessment goals.
• Quantified objectives for affordable housing production.
State law recognizes that housing needs may (and do) exceed available resources and, therefore, does not require that the City's quantified objectives be identical to the identified housing needs (or RHNA). More specifically, the California Government Code, Section 65583(b)(2), states the following:
It is recognized that the total housing needs . . . may exceed available resources and the community’s ability to satisfy this need within the content of the general plan requirements...Under these circumstances, the quantified objectives need not be identical to the total housing needs. The quantified objectives shall establish the maximum number of housing units by income category, including extremely low-income that can be constructed, rehabilitated, and conserved.
The acknowledgment of the funding limitations is extremely important—cities and counties are required to prepare Housing Elements every 8 years to identify needs and actions to provide for housing at all income levels and for all populations despite a severe shortage in local, State, and federal funding that makes many of the actions needed and planned financially infeasible. It is important to recognize that State law requires cities to plan for housing, but almost all housing is developed by the private sector. Although cities must establish quantified objectives for the actual creation of affordable housing opportunities and provision of other housing assistance (based on realistic assumptions), these objectives need not be identical to the total housing needs (i.e., RHNA). The quantified objectives, or number of affordable units that will realistically be created, as shown in Table 4-1. Summary of Quantified Objectives for City Housing Programs (2021–2029), provide a projection for the entire 8-year 6th Cycle Housing Element period.
Table 8-1. Summary of 2021-2029 Quantified Objectives
Program/Activity/Action Extremely
Low/Very Low Low Moderate Above Moderate Total
RHNA Allocation 312 169 159 272 912
New Construction of Housing
Units 72 277 92 249 690
Pipeline Projects 0 0 0 144 144
Opportunity Sites 9 5 0 60 74
Navy Units 51 254 69 0 374
Accessory Dwelling Units 7 10 13 25 55
Carriage Houses 5 8 10 20 43
Conservation 3 0 1 0 4
Rehabilitation 5 0 2 0 7
Preservation (At Risk) 0 28 0 0 28
TOTAL 80 305 95 249 729
Notes: RHNA allocation displayed does not include the 15% buffer the City has included to address the No Net Loss provision. Table contents are not additive. Data is illustrative for planning purposes only. Please note Opportunity Sites include units allocated to Sites 2 and 5.
B. Summary of Quantified Objectives
Attachment 3
City of Coronado Page 523
City of Coronado
2021-2029 Housing Element
Section 8: Housing Plan Page 8-44
Attachment 3
City of Coronado Page 524
Attachment 3
City of Coronado Page 525
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 1
Appendix A: Community Engagement Summary
Section 65583 of the Government Code states, "The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing (AFH). A discussion of citizen participation is provided below.
As part of the 6th Cycle Housing Element Update process, the City of Coronado has conducted extensive public outreach activities beginning in 2020. These recent outreach efforts included presentations, a City Council Study Session, a Community Workshop, digital media, and an online platform, numerous mailers and ads, and noticed Public Hearings. Project materials, including summaries from community workshops, online surveys and public meetings, notices, and draft public review documents are available on the City’s website:
https://projectcoronado.org/housing-element-update.
Outreach for the 6th Cycle Housing Element to the community includes the following actions:
• Community Workshop – The City conducted a virtual community workshop on October 22, 2020, that was advertised using flyers and social media notices, as well as the City’s website. The Workshop had 36 attendees. At the workshop participants were provided with an overview of the planning process. The City’s RHNA obligations and engaged in an interactive live polling exercise to gather participant feedback and ideas. The City held an additional community workshop on October 12, 2023. The in-person workshop provided participants with an overview of the Housing Element process, the City’s Regional Housing Needs Assessment (RHNA) obligations and opportunity sites suggested to help the City meet their RHNA goal, and potential programs. The workshop recording is available on the Housing Element Update webpage (https://projectcoronado.org/housing-element-update) and the workshop presentation can be found in Appendix A of this Housing Element.
• Community Survey – The City released a web-based survey as a part of the 6th Cycle outreach efforts. The survey was available online on the City’s Housing Element page from October 14, 2020, to November 23, 2020. The Survey included a series of multiple-choice and free-response questions; the survey had a total of 117 visitors and a total of 37 participants who completed the survey. The purpose of the Community Survey was to gather additional input on the 6th Cycle Housing Element’s potential programs, policies, and housing opportunities in the City. The Community Survey tool was an important component of the community outreach process. It provided community members and stakeholders with the ability to provide input on the housing element process at their own pace and at a time that works for their schedule. Survey results can be found in Attachment A of this Appendix.
• Stakeholder Meetings – The City made substantial efforts to engage local developers, service providers, community organizations, and advocacy groups to determine needs, challenges, and opportunities related to housing in Coronado. The City invited 15 groups to participate (as shown in the following table – all organizations listed were invited). The participants in the (2) two meetings held for stakeholder groups on September 25, 2023, and September 28, 2023, are highlighted in yellow.
Community Organiza�ons and Housing Advocacy Groups
Christ Church Peace and Jus�ce Commitee
Coronado Mainstreet
Coronado Real Estate Associa�on
Coronado Roundtable
Fair Housing Council of San Diego County
Interfaith Shelter Network
Attachment 3
City of Coronado Page 526
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 2
Legal Aid Society of San Diego, Inc.
San Diego Interfaith Housing Founda�on
Saint Vincent De Paul Village/Father Joe’s Villages
Affordable and Market Developers
Arete Development
Coastal Development Group
Coronado Marisol Realty
KD Development
San Diego Housing Federa�on
Wakeland Housing and Development Corpora�on
The minutes from these meetings are included as Attachment B in this Appendix. Local housing needs and solutions were discussed along with a discussion of the proposed opportunity sites. In a review of the sites, there was strong support indicated for Sites 6 (149 A. Avenue) and 7 (1515 2nd Street), with these sites identified as having “phenomenal” redevelopment potential. As a large, multifamily residential parcel that is home to the three-story, 549-unit Bayside at Coronado Apartments, Site 7 was identified as having the most tremendous redevelopment potential. Furthermore, Sites 3 (1224 10th Street) and 4 (1001 C. Avenue) were also identified as having significant redevelopment potential and likely to garner interest from developers, Site 8 as a great location and lot size, and Sites 1 (919 C. Avenue) and 5 (150 B. Avenue) as good candidates for redevelopment as well.
• City Council Study Session and Public Hearing – The City’s outreach efforts include a City Council Study Session on February 16, 2021, to engage the City’s decision-makers on opportunity sites. The Councilmembers identified sites they were opposed to and others that should be included in the list. The Council voted to direct staff to move forward with the recommended sites inventory summary as it was presented. The Study Session was open to the public and 2 comments were made by the public. The adopted minutes and meeting recording are available on the City’s website at:
https://www.coronado.ca.us/449/Agendas-Minutes. The City Council held a Public Hearing on October 17, 2023, to review the draft Housing Element Update and receive public input. City staff sought the City Council’s authorization to submit a revised Housing Element Update draft to the California Department of Housing & Community Development to which City Council authorized submittal. The meeting recording is available at https://www.projectcoronado.org/housing-element-update. • Public Review Draft – A Public Review Draft was released to the public in conjunction with submittal to HCD. The Public Review Draft provides an additional opportunity for community engagement and offers the community and stakeholders the chance to see how all prior input has been incorporated into the Housing Element. The Public Review Draft is available online for download by the public and for review and comment at https://www.projectcoronado.org/housing-element-update. • Housing Element Update Website – A website developed for public consumption. The website provides relevant information about the update process, key features of the housing element, project timeline, and a calendar of events for outreach activities. The website also provided a link to the community survey as well as the contact information of city staff for residents and community members to send additional comments or request additional information. The Housing Element Update website is located at commentcoronado.org/housing-element-update.
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.
This Appendix contains a summary of all public comments regarding the Housing Element received by the City at scheduled public meetings, and the Appendix has been provided to the City Council.
Attachment 3
City of Coronado Page 527
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 3
Influence of Public Comments on Housing Element Policies and Programs As part of the 6th Cycle Housing Element Update process, the City of Coronado has conducted extensive public outreach activities beginning in 2020. These recent outreach efforts included presentations, a City Council Study Session, a Community Workshop, digital media and an online platform, social media, numerous mailers and ads, and noticed Public Hearings. The City also contacted key stakeholders including local affordable housing complexes and organizations, developers, social justice advocates, veterans groups, and organizations dedicated to addressing homelessness. Project materials, including summaries from community workshops, online surveys, and public meetings, notices, and draft public review documents are available on the City’s website:
www.commentcoronado.org/housing-element-update
Based on comments received, the City has categorized comments into themes in the table below. It should be noted that the City received multiple comments from individuals and the Table reflects the range of comments received by general topical themes:
Community Theme Total Comments
1 General Opposition 438
2 Additional housing will increase vehicular, bicycle, and/or pedestrian traffic or accidents and reduce the amount of available parking 110 3 Updates to the General Plan and rezoning will increase density or reduce the availability of commercial sites, changing the City's character 56 4 New development will block views and/or decrease property values 55 5 More units will overcrowd or eliminate amenities, such as schools, pool, beach access, and grocery stores 51
6 Construction of units will cause safety concerns, such as access to hospitals, strain on infrastructure, a lack of police/firefighters, or blocked exits off of Coronado 51 7 New development will lead to increased noise, air, and/or light pollution, or other environmental concerns 17
8 The effects of new housing can harm tourism 7
9 In support of upzoning in locations specified by HE or in additional areas, including at military sites 7
10 Other (register all rental units, need more public outreach, needs more analysis, concerns regarding inclusion of military jobs) 20
The City is deeply attuned to the concerns of its residents and has responded to theirconcerns by communicating the following:
• The City is obligated to adhere to California state-mandated guidelines, necessitating the update of its housing element every eight years. These mandates, in compliance with state law, include comprehensive assessments of housing needs, identification of suitable sites for housing development, and the establishment of policies that promote affordable and equitable housing opportunities within the Attachment 3
City of Coronado Page 528
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 4
community. The periodic updates ensure the City's housing strategies remain aligned with evolving state requirements and the dynamic needs of its residents.
• The City’s housing element has diligently adhered to all state-mandated policies and procedures, emphasizing a commitment to developing housing in a manner that aligns with preserving the well-being of the community.
• The City has thoughtfully incorporated residents' concerns into the development of housing programs, ensuring a balanced approach that addresses community needs while striving to achieve the Regional Housing Needs Allocation (RHNA) goals assigned to them. • Residents have had and will continue to have access to view the housing element, providing them with the opportunity to express any concerns they may have regarding its content directly to the City. • Any housing development proposed in the housing element update will undergo the necessary review and analysis, following established policies and procedures. These measures are in place to ensure that new developments align with the City's objectives and do not pose any adverse impact on its residents.
Attachment 3
City of Coronado Page 529
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 5
Attachment A – Survey Results
Attachment 3
City of Coronado Page 530
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 6
Attachment B – Stakeholder Meeting Minutes
Attachment 3
City of Coronado Page 531
City of Coronado
2021-2029 Housing Element
Appendix A: Community Engagement Page A - 7
Attachment 3
City of Coronado Page 532
Appendix B: Affirmatively Furthering Fair
Housing (AFFH)
City of Coronado Page 533
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-1 Appendix B - Affirmatively Furthering Fair
Housing (AFFH)
Assembly Bill 686 (AB 686), passed in 2018, requires cities and counties to administer programs and activities related to housing and community development in a manner that affirmatively furthers fair housing and does not take any action that is materially inconsistent with this obligation. AB 686 defined “affirmatively further fair housing” as “taking meaningful actions, in addition to combating discrimination, to overcome segregation patterns and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabilities, and other protected classes.
AB 686 requires that all housing elements prepared on or after January 1, 2021, include a program with the following:
• An assessment of fair housing within the jurisdiction that includes the following components: a summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity; an analysis of segregation patterns and disparities in access to opportunities; an assessment of contributing factors; and an identification of fair housing goals and actions. • Affirmatively Further Fair Housing as part of achieving the goals and objectives. • The Sites Inventory in all housing elements incorporate affirmatively furthering fair housing.
In May 2020, San Diego County (County) and the San Diego Regional Alliance for Fair Housing (SDRAFH) adopted the Regional Analysis of Impediments to Fair Housing Choice for FY 2020-25 (SDC 2020-25 AI). The SDRAFH is a coalition of fair housing organizations, community-based groups, concerned citizens, housing industry representatives, and government agencies working toward affirmatively furthering fair housing. The SDC 2020-25 AI assesses the extent of fair housing issues among specific groups and evaluates the availability of a range of housing choices for all residents. In addition, the SDC 2020-25 AI analyzes the private and public market conditions that may limit the range of housing choices or impede a person’s access to housing. It should be noted that this Appendix B: Affirmatively Furthering Fair Housing, will discuss the findings of the SDC 2020-25 AI to complement the findings of this 6th Cycle Housing Element Update.
The City’s objective is to promote and affirmatively further fair housing opportunities throughout the community for all people regardless of age, race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, and genetic information.
It should be noted that some of the statistics referenced in this Appendix B might differ from those in Section 2:
Community Profile, of the Housing Element. The data in the Community Profile was largely obtained from the San Diego Association of Governments (SANDAG) reporting for each community that has been pre-certified by the California Department of Housing and Community Development (HCD). However, additional data research and analysis beyond these parameters of the pre-certified data was required for this Appendix B. Therefore, the data utilized in several portions of this Appendix B may incorporate data that is more current than that contained in the pre-certified data.
Attachment 3
City of Coronado Page 534
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-2 A. Outreach
As discussed in Appendix A: Community Engagement, the City has conducted public outreach activities for the update of the 6th Cycle Housing Element that included presentations, a City Council Study Session, Community Workshops, digital media, social media, numerous mailers, advertisements, and noticed Public Hearings. The City also contacted key stakeholders including local affordable housing properties, organizations, and developers, as well as social justice advocates, veteran groups, and organizations dedicated to addressing homelessness. Outreach efforts are summarized below and in detail in Appendix A: Community Engagement.
The City of Coronado (City or Coronado) has completed the following outreach and analysis to inform the Housing Element and all housing goals, policies, and programs to meet the housing requirements of the State of California (State or California):
1. Regional Analysis of Impediments
Before the preparation of the 6th Cycle Housing Element, the County and SDRAFH collaborated on the development of the SDC 2020-25 AI. As part of this process, the County and SDRAFH held six community workshops in different communities throughout the County in October and November 2019. The workshops allowed the County and SDRAFH to gather input on the fair housing issues affecting residents in the region. Key issues identified by attendees range from experiencing housing discrimination to the need for improved services. In addition, the County and SDRAFH interviewed key stakeholders and discussed the challenges of building community awareness of fair housing issues and opportunities to improve outreach and promotion of fair housing services. Residents throughout the County were also surveyed to learn more about fair housing issues in each jurisdiction, and Coronado’s results indicated that respondents do experience housing discrimination and identified property owners/managers as the source of discrimination.
2. Housing Element Update Website
The City developed a website for public consumption. The website provides relevant information about the 6th Cycle Housing Element update process, such as key features of the housing element, project timeline, and a calendar of events for outreach activities. The website also provided a link to the community survey and the contact information of city staff for residents and stakeholders to send additional comments or request additional information. The Housing Element Update website is located at commentcoronado.org/housing-element-update and is consistently updated as new updates become available.
3. Community Survey
As part of its 6th Cycle Housing Element outreach efforts, the City released a web-based survey that was available on the City’s Housing Element page (https://www.coronado.ca.us/264/Housing-Element-Update) from October 14, 2020 to November 23, 2020 (Community Survey). The Community Survey included a series of multiple choice and free response questions; of the total 117 webpage visitors, the Community Survey was completed by a total of 37 participants. The purpose of the Community Survey was to gather input on the 6th Cycle Housing Element’s potential programs, policies, and housing opportunities in the City. As such, the Community Survey was an important component of the community outreach process. It provided community members and stakeholders who could not participate in other outreach efforts with the ability to provide input on the preparation of the 6th Cycle Housing Element. Table 1. Community Comment Themes provides a summary of the feedback received from all public outreach activities(including the Community Survey) as of the date of this document, categorized by general themes.
4. Community Workshops
The City conducted a community workshop on October 22, 2020, that was advertised using flyers, social media notices, and the City’s website. Due to the ongoing COVID-19 pandemic, the workshop was held virtually on Zoom to maintain health and safety, while facilitating attendance for residents who would typically be too busy to attend.
Attachment 3
City of Coronado Page 535
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-3 The virtual workshop had 36 participants and provided them with an overview of the planning process, the City’s Regional Housing Needs Assessment (RHNA) obligations and engaged in an interactive live polling exercise to gather participant feedback and ideas. The City held an additional community workshop on October 12, 2023. The in-person workshop provided participants with an overview of the Housing Element process, the City’s Regional Housing Needs Assessment (RHNA) obligations and opportunity sites suggested to help the City meet their RHNA goal, and potential programs. The workshop recording is available on the Housing Element Update webpage (https://projectcoronado.org/housing-element-update) and the workshop presentation can be found in Appendix A of this Housing Element. Table 1. Community Comment Themes provides a summary of the feedback received from all public outreach activities (including community workshops) as of the date of this document, categorized by general themes.
5. City Council Study Session
The City’s outreach efforts also included a City Council Study Session on February 16th, 2021, to engage the City’s decision-makers on the selection of opportunity sites. During the Study Session, the Councilmembers identified sites they were both opposed to and in favor of including in the 6th Cycle Sites Inventory. The Council voted to direct staff to move forward with the recommended Sites Inventory summary, as it was presented. The Study Session was open to the public and two residents provided public comments. The adopted minutes and meeting recording are available on the City’s website (https://www.coronado.ca.us/government/city_council/ agendas_and_minutes.
Table 1. Community Comment Themes provides a summary of the feedback received from all public outreach activities (including the City Council Study Session) as of the date of this document, categorized by general themes.
6. Stakeholder Meetings
The City made efforts to engage local developers, service providers, community organizations, and advocacy groups to determine needs, challenges, and opportunities related to housing in the City. The City invited a total of 15 groups to participate. A full listing of these groups can be found in Appendix A: Community Engagement section of the Housing Element. Of the 15 groups invited to participate, the City was able to meet with Christ Church, Arete Development (an affordable housing developer active in the City of San Diego area), and Coastal Development Group (CDG). Stakeholder meetings with these community organizations and developers were held on September 25 and September 28, respectively. The input received on the September 25 and 28 meetings includes the following:
CDG was supportive of the Opportunity Sites, expressing there was significant redevelopment potential, specifically identifying Opportunity Sites 6 and 7 as having phenomenal redevelopment potential. CDG did identify the current parking requirements (two spaces/unit) as a possible constraint on Opportunity Sites 2 and 9. CDG referenced the zero-parking project in the North Park area of the City of San Diego. The developer could not lease apartments due to the lack of any dedicated parking and ended up leasing parking spaces from a nearby parking facility in order to successfully lease the units. CDG stated that housing is not marketable or desirable without some parking and this project in North Park is evidence of this fact.
Input received during the stakeholder meeting with Christ Church and Arete Development included the following:
• There is a need for more affordable housing options in the City, with an emphasis on senior and workforce housing for first responders (police, fire), seniors (very low, low income on social security and tourism workers).
• Focus on low to moderate income units.
• Short term rentals are a concern and the percentage of housing that are second homes. The City could look at a potential tax on second or vacant homes and use for affordable housing. • Trend of multifamily zoned lots redeveloped with one large single-family home. • Community comments indicated opposition to affordable housing on property across street from Christ Church.
Attachment 3
City of Coronado Page 536
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-4 • The City should allow mixed use housing. Christ Church would like to develop affordable housing on their property but retain the thrift shop at church and preschool. • Community education about what affordable housing really means and recent State laws that apply to all jurisdictions is needed.
• Recommended ADU policies – allow new ADUs on all new residential. • Creative solutions – subsidies for the cost of tuck under parking (like in Imperial Beach) and pursue grants for the cost of parking.
• Develop smaller square footage units but with livability. • Support for City pilot program to provide free door to door shuttle for 6 months. • Constraints to affordable housing development include availability of land, lot size, land costs, density, and height limits. Parking requirements were discussed and a parking requirement of one space/unit was suggested.
Opportunities to mitigate these constraints may be found in increasing outreach on and incentivizing the development of accessory dwelling units (ADUs), increasing the use of mixed-use zoning, streamlining entitlements, increasing density and height limits for affordable housing developments, and providing parking concessions for affordable housing developments.
In order to mitigate constraints and address the input received, the following programs are included in Section 8:
Housing Plan:
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.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.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-4.A: Carriage House Program
o Program H-5.A: Streamline Process
o ProgramH-5.J: Adopt SB 35 Streamlining Written Procedures It should be noted that the City was able to review the opportunity sites listed in the Sites Inventory section with one of the developers participating in the stakeholder meetings, Coastal Development Group (CDG). Table 1.
Community Comment Themes provides a summary of the feedback received from all public outreach activities (including the stakeholder meetings) as of the date of this document, categorized by general themes.
Attachment 3
City of Coronado Page 537
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-5
7. Public Review Draft
Pursuant to state law, the City published the first draft on March 17, 2021, and made it available for public comment for 30 days. Following the 30-day review period, the City received nearly 150 public comments and several petitions with over 200 signatures opposing the City’s inventory of sites for affordable housing development. The Revised Draft Housing Element Update was released for public review on October 6, 2023. The required public review period provides residents with an additional opportunity to engage with the Housing Element update process through the provision of comments, as well as an opportunity to hold the City accountable for incorporating previous comments.
The Public Review Draft is available for download, review, and comment on the Housing Element Update webpage (https://www.projectcoronado.org/housing-element-update). Table 1. Community Comment Themes provides a summary of the feedback received from all public outreach activities as of the date of this document (including public comments received by City staff), categorized by general themes.
8. Summary of Public Comments
As discussed in the sections above, the City conducted extensive public outreach activities since 2020. These outreach efforts included presentations, a City Council study session, community workshops, digital media and an online platform, social media, mailers, advertisements, and noticed public hearings. In addition, the City engaged stakeholders including local affordable housing complexes and organizations, developers, social justice advocates, veteran groups, and organizations dedicated to addressing homelessness. Project materials, including summaries from community workshops, online surveys, public meetings, etc. are available on the City’s website (www.commentcoronado.org/housing-element-update). An administrative record of public outreach efforts is also contained in Appendix A of this document.
Based on the total responses received throughout the course of these activities, the City created Table 1. Community Comment Themes, which identifies general themes from the feedback received, categorizing each comment by theme. It is important to note that the City received multiple comments from individuals across each of the outreach activities previously mentioned and this table below provides a summary of these comments, along with responses received from the community survey.
Table 1. Community Comment Themes
Community Theme Total Comments
General Opposition 438
Additional housing will increase vehicular, bicycle, and/or pedestrian traffic or accidents and reduce the amount of available parking 110
Updates to the General Plan and rezoning will increase density or reduce the availability of commercial sites, changing the City's character 56
New development will block views and/or decrease property values 55 More units will overcrowd or eliminate amenities, such as schools, pool, beach and boardwalk access, and grocery stores 51
Construction of units will cause safety concerns, such as access to hospitals, strain on infrastructure, a lack of police/firefighters, or blocked exits off of Coronado 51 New development will lead to increased noise, air, and/or light pollution, or other environmental concerns 17
The effects of new housing can harm tourism 7
In support of upzoning in locations specified by HE or in additional areas, including at military sites 7
Other (register all rental units, need more public outreach, needs more analysis, concerns regarding inclusion of military jobs) 20
Attachment 3
City of Coronado Page 538
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-6 B. Assessment of Fair Housing Issues
1. Summary of Data Results and Findings
It is important to note that the Affirmatively Furthering Fair Housing section of this Housing Element was prepared with analysis of Opportunity Sites only and does not include the Pipeline Sites, as specified in Section 7. Adequate Sites Inventory Analysis and Methodology. There are 100 Pipeline Sites (Sites 11 through 110) that have planned or approved units, or units in the process of being constructed. All units on Pipeline Sites are above moderate units.
Therefore, an analysis of these residential units that are certain to be constructed during the 6th Cycle are not included in this section.
As detailed in the data and analysis presented in this Appendix B of the Housing Element, the following fair housing issues were identified:
• Lack of Affordable Housing. As shown in the data presented in this section of the Housing Element, Coronado homeowners are significantly cost-burdened (50.8%) compared to the County (38.8%). In addition, 57.2% of Coronado renters spend more than 30% of their income on housing costs, compared to
56.7% of the County average. The Housing Plan of this Housing Element includes 32 programs to encourage, facilitate and expand affordable housing in the City at all income levels. These programs include:
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.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
o Program H-5.I: Manufactured Homes
o Program H-5.J: Adopt SB 35 Streamlining Written Procedures Attachment 3
City of Coronado Page 539
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-7 • Moderate segregation. According to the HCD Affirmatively Furthering Fair Housing (AFFH) 2.0 Data Viewer (AFFH 2.0 Data Viewer), Coronado consists of high White segregation census tracts in the central areas of the City, and Low-Medium Segregation census tracts to the north and south of the City. Overall, Coronado has a predominant population of White alone, not Latino or Hispanic, at a rate of 70.1% (2021 ACS 5-Year Estimates). Additionally, the City has three census tracts classified as Racially Concentrated Areas of Affluence of which these areas include a White alone, not Hispanic, or Latino population over 70% and a median income above the County’s Area Median Income. This underscores the need for programs to increase housing opportunities for people of color and people with lower to moderate incomes. As a part of Coronado’s efforts to further opportunities for fair housing for people of color, the City included the following goals and programs in Section 8: Housing Plan:
o Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents o Program H-2.G: Regional Collaboration on Affordable Housing o Program H-3.B. Housing Opportunities for Persons with Special Needs o Program H-3.E: Affirmatively Further Fair Housing
• Lack of Community Support for Affordable Housing. Community concerns about increased density and additional housing development is a contributing factor to fair housing and housing access in the City of Coronado. Information sharing with Coronado residents would increase awareness about what income levels qualify for “affordable housing” and comparing those to average incomes of seniors with social security as the main form of income, veterans, teachers, public safety, and other employees. The City has received comments objecting to the proposed increase of housing opportunities in the City, with specific objections to increases in density and affordable housing. As a part of Coronado’s efforts to encourage community support for affordable housing, the City included the following goals and programs in Section 8: Housing Plan:
o Program H-3.A: Assistance to Extremely Low-Income Households • Housing Mobility. The increasing unaffordability of housing forces families to reside farther from jobs incurring higher transportation costs and sometimes experiencing displacement as a result. Coronado recognizes the importance of enabling residents to access housing, acknowledging the existing challenges of limited affordable housing options and the difficulty and expense of assembling sites large enough for an affordable housing project. Coronado seeks to provide greater housing mobility, enhancing residents' ability to choose their desired neighborhoods by providing diverse housing choices, supporting affordable housing, and encourage housing for various income levels, including seniors and/or veterans on fixed incomes that are increasingly priced out of the local rental market, early to mid-career teachers and public employees (including first responders and military personnel) and those employed by the vibrant tourism industry on the island. This approach not only fosters housing diversity but also improves the quality of life for all community members. As a part of Coronado’s efforts to further housing mobility efforts, the City included the following goals and programs in Section 8: Housing Plan:
o Program H-2.L: Housing Choices
o Program H-3.I. Housing Mobility
o Program H-3.J. Multi-Modal Mobility Enhancement
• Fair Housing Enforcement and Outreach Capacity. Currently, the Legal Aid Society of San Diego (LASSD) provides fair housing services to the City of Coronado through its contract with the County of San Diego.
This includes providing fair housing outreach, education, investigation, and counseling services. Although Attachment 3
City of Coronado Page 540
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-8 City residents are provided services and education by LASSD these resources may not be sufficient to resolve all discrimination. The City of Coronado does not have a contract for services with LASSD, which may limit fair housing services to meet the existing needs of residents. The SDC 2020-25 AI found that between FY 2014 and FY 2020, LASSD served over 19,000 client households, of which 38 households resided in the City of Coronado. Most client households served by LASSD were lower income (87%), White (66%), and resided in the City of San Diego (53%). Based on the data reported by LASSD, fair housing issues disproportionately affected some San Diego County residents. For example, Black residents made up less than 5% of the total County population yet represented 24% of fair housing complaints. Because the City does not contract directly with LASSD for fair housing, some issues experienced by residents may go unreported. To ensure that residents have better access to resources, the City will enter into a contract with LASSD, as evidenced in Program H-3.E: Affirmatively Furthering Fair Housing Affirmatively Further Fair Housing and Provide Equal Housing Opportunities That Are Accessible To All Segments of the Coronado Community.
• Lack of Regional and Local Cooperation. According to the SDC 2020-25 AI, the areas with the lowest scores of access to opportunity generally match the geographic distribution of minorities, low- and moderateincome persons, and poverty concentrations throughout the County. Some of these areas are connected to Coronado via the Coronado Bay Bridge. Among other contributing factors, lack of regional and local cooperation plays a role in the lack of access to opportunity. To mitigate this, the City will implement Program H-2.G: Regional Collaboration on Affordable Housing to explore partnerships and opportunities to increase housing opportunities through regional and local collaboration.
2. Housing Element Requirements
California Government Code (GOV), Section 65583(c)(10)(A)(ii), requires the City of Coronado to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs including displacements risk. According to the California Tax Credit Allocation Committee (TCAC)/HCD 2023 Opportunity Areas Map, the City’s census tracts have the following resource designations:
• Census Tract 106.01 – High Resource (Navy-owned land) • Census Tract 108 - High Resource
• Census Tract 109 - High Resource
• Census Tract 110 - High Resource
• Census Tract 111 – High Resource
• Census Tract 113 – No Data (Navy-owned land)
• Census Tract 216 – Moderate Resource (Navy-owned land) • Census Tract 218 – Highest Resource
As shown above, six of the eight census tracts are designated as Highest or High Resource, and one is designated as Moderate Resource (Census Tract 216). The remaining census tract (Census Tract 113) does not have enough data to be designated, as it encompasses the Naval Air Station North Island. There are no Low Resource areas or Disadvantaged Communities within Coronado.
Highest and High Resource areas are those with the highest index scores for a variety of educational, environmental, and economic indicators. Some of these indicators include high levels of employment, close proximity to jobs, access to effective educational opportunities for both children and adults, low concentrations of poverty, and low levels of environmental pollutants, among other factors. The Highest and High Resource areas across Coronado are likely a result of a strong business core, access to large employers, access to public transportation, and good environmental indicators in most, if not all, of the City, which have resulted in high property values.
Attachment 3
City of Coronado Page 541
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-9 To assist in this analysis of integration and segregation, HCD and TCAC convened the California Fair Housing Task Force to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related State agencies/departments to further the fair housing goals (as defined by HCD).” The Task Force has created Opportunity Maps to identify resource levels across the State “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with 9% Low-income Housing Tax Credits (LIHTCs).” The maps are created using composite scores of three different “domains,” each consisting of a set of indicators. The maps include a measure or “filter” to identify areas with poverty and racial segregation. To identify these areas, census tracts were first filtered by poverty and then by a measure of racial segregation. The criteria for these filters were:
• Poverty: Tracts with at least 30% of the population under the federal poverty line. • Racial Segregation: Tracts with a location quotient higher than 1.25 for African Americans, Hispanics, Asians, or all people of color in comparison to San Diego County. High segregation and poverty census tracts are, therefore, areas of over-concentrated low‐income and minority households with limited access to resources and pathways to success.
3. Data Sources
The City has conducted the following analysis with available data to assess local access to opportunities and indicators of fair housing issues in addition to the designations provided by the 2023 TCAC/HCD Opportunity Area Map (described in the next section). Data was available at the City and regional (County subdivision) levels, as well as the census tract level for poverty rates, opportunity areas, housing cost burden, job proximity, familial status, and disability. The 2021 ACS 5-Year Estimates for consistency with the HCD AFFH 2.0 Data Viewer (AFFH 2.0 Data Viewer) was utilized, including the most localized levels of data available. Finally, information from the SDC 2020-25 AI was also used for the analysis.
AFFH 2.0 Data Viewer
HCD provides the statewide AFFH 2.0 Data Viewer, which assembles various data sources and provides options for addressing each of the components within the full scope of the assessment of fair housing. The City used the AFFH
2.0 Data Viewer in combination with other local and regional data as directed by HCD. The AFFH map data layers are organized by:
• Fair Housing Enforcement and Outreach Capacity
• Segregation and Integration
• Disparities in Access to Opportunity
• Disproportionate Housing Needs, including Displacement Risks • Racially and Ethnically Concentrated Areas of Poverty and Affluence • Supplemental Data
California Tax Credit Allocation Committee/California Department of Housing and Community Development Opportunity Areas Map
Background
The 2023 TCAC/HCD Opportunity Area map uses composite index scores of three different domains (economic, environmental, and education) to categorize tracts as Low, Moderate, High, or Highest Resource. TCAC and HCD identify between one and five indicators for each domain. The indicators are:
• Poverty,
• Adult education,
• Employment,
• Job proximity,
Attachment 3
City of Coronado Page 542
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-10 • Median home value,
• Exposures and environmental effects, as measured for CalEnviroScreen 4.0, • Math proficiency,
• Reading proficiency,
• High School graduation rates, and
• Student poverty rate.
Higher index scores indicate higher levels of access to opportunity. Scores are displayed in the “Disparity in Access to Opportunity” layers of the AFFH 2.0 Data Viewer. As described in this Appendix B, the City analyzed several additional factors to assess patterns that may further fair housing issues and to identify actions to combat these barriers to accessing opportunities. Categorization is based on percentile rankings for census tracts within the San Diego County region and higher composite scores mean higher resources.
Coronado Census Tracts
Figure 1. Coronado Census Tracts and Surrounding Cities provides a visual representation of the City's census tracts.
In the context of this Appendix B, each of these census tracts will be identified as distinct neighborhoods, described as follows:
• Census Tract 106.01 is located on the southeastern side of the City. The census tract is primarily residential and features a mix of single-family homes and multi-family units. The southern portion of this census tract also contains Silver Strand Training Complex (SSTC), which serves as a military training facility and does not have uses such as housing facilities.
• Census Tract 108 is in the heart of the City and is the main tourism district. The census tract is primarily commercial and features a mix of shops, restaurants, and businesses. • Census Tract 109 is in the central part of the city. The census tract is primarily residential and features a mix of single-family homes and multi-family units. The area is known for its proximity to the Glorietta Bay Park. • Census Tract 110 is located on the southeastern side of the City. The census tract is primarily residential and features a mix of single-family homes and multi-family units. • Census Tract 111 is located on the southern side of the City. The census tract is primarily residential and features a mix of single-family homes and multi-family units. • Census Tract 113 is located on the western side of the City and is entirely comprised of the Naval Air Station North Island (NASNI), a federal military base, the birthplace of naval aviation and the largest aerospace employer in San Diego County.
• Census Tract 216 is located on the eastern side of the City and is primarily occupied by the Naval Amphibious Base (NAB) and the Lincoln Military Silver Strand Housing. • Census Tract 218 is a completely residential census tract located on the perimeter of the Village area featuring a large majority of single-level properties that were mainly built in the 1950s. The area is bordered by Sunset View Park, McCain Blvd, Alameda Blvd, and the Pacific Ocean.
Coronado is comprised of eight census tracts in total. It is important to note that this Appendix B presents a series of maps showing seven of the eight census tracts. The 6th Cycle Opportunity Sites (Sites 1 through 10) are in six of the total eight census tracts. The exclusion of the eighth census tract, Census Tract 106.01, from maps following Figure 1 is intentional and serves to enhance clarity of the 6th Cycle Opportunity Sites.
Census Tract 106.01 is shown in Figure 1 but is not shown in the remainder of the maps in this Appendix B because it does not contain any Opportunity Sites and including it in the mapping could introduce unnecessary complexity, potentially obscuring the critical depiction of opportunity sites within the seven relevant census tracts. This deliberate approach ensures a clear and unobstructed view of these opportunity sites, facilitating a more effective Attachment 3
City of Coronado Page 543
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-11 analysis and understanding of the City's housing and development landscape, which focuses on these seven specific tracts.
It is important to note throughout this analysis that the U.S. Navy owns significant land portions in Census Tracts 113, 126, and 106.01. Overall, the U.S. Navy owns 67% of the land in the City. This is significant, as these specific census tracts may experience socioeconomic factors differently than other Coronado residents.
Attachment 3
City of Coronado Page 544
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-12 Figure 1. Coronado Census Tracts and Surrounding Cities Attachment 3
City of Coronado Page 545
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-13 Coronado Opportunity Map Scores and Categories
As mentioned in Section a. Housing Element Requirements of this Appendix B, six of the eight census tracts in Coronado are designated as Highest or High Resource, and one is designated as Moderate Resource. The remaining census tract does not have enough data to be designated, as it encompasses the Naval Air Station North Island.
There are no Low Resource areas or Disadvantaged Communities (per the TCAC/HCD Opportunity Map) within Coronado. Within San Diego County, most of the High and Highest Resource areas are located in the northern and coastal parts of the County.
Table 2. Opportunity Area Map Scores and Categorization shows the scores by domain for each census tract. In addition, Figure 2. TCAC Opportunity Map Composite Score illustrates the categorization of resource areas in and around the City.
Nine of the 10 Opportunity Sites (Sites 1 through 9) are located within High or Highest Resource areas, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is in a Moderate Resource area. It is important to note that Site 10 (within Census Tract 216) is the anticipated Navy housing that has already obtained federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site.
Table 2. Opportunity Area Map Scores and Categorization Census Tract
Economic
Domain Score
Environmental
Domain Score
Education
Domain Score
Composite
Index Score Final Category
106.01 0.713 0.691 0.484 0.161 High Resource
108 0.966 0.480 0.564 0.441 High Resource
109 0.998 0.361 0.499 0.455 High Resource
110 0.991 0.026 0.557 0.254 High Resource
111 0.971 0.417 0.564 0.427 High Resource
216 0.467 0.092 0.615 -0.082 Moderate Resource
218 1.000 0.491 0.564 0.645 Highest Resource
Source: 2023 TCAC/HCD Opportunity Area Maps.
Attachment 3
City of Coronado Page 546
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-14 Figure 2. TCAC Opportunity Map Composite Score
Attachment 3
City of Coronado Page 547
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-15
4. Integration and Segregation Patterns and Trends
Segregation is defined as the separation or isolation of a race/ethnic group, national origin group, individuals with disabilities, or other social group by enforced or voluntary residence in a restricted area, by barriers to social connection or dealings between persons or groups, by separate educational facilities, or by other discriminatory means. To measure segregation in each jurisdiction, the Department of Housing and Urban Development (HUD) provides racial or ethnic dissimilarity trends. Dissimilarity indices are used to measure the evenness with which two groups (frequently defined on racial or ethnic characteristics) are distributed across geographic units, such as block groups within a community.
Segregation Patterns in San Diego County
San Diego County has a long history of housing segregation, which has contributed to the current patterns of racial and economic inequality in the region. As a part of the County, Coronado was not immune to the effects of segregation. The following are some key historical and current patterns of housing segregation in San Diego County:
• Discriminatory Covenants: According to a 2021 article published by KPBS1 , in the early 20th century,
many neighborhoods in the County had "restrictive covenants" in their deeds that prohibited non-White residents from owning real estate. These covenants were legally enforceable until the Supreme Court declared them unconstitutional in 1948. Although the language of these covenants no longer appears in deeds, their legacy persists, as many neighborhoods, including those in Coronado, remain racially segregated today.
• Redlining: According to the City of San Diego’s certified 6th Cycle Housing Element2 , in the mid-20th
century, the federal government's Homeowners Loan Corporation (HOLC) created maps of cities across the country that graded neighborhoods based on their perceived risk for mortgage lenders.
Neighborhoods with high percentages of non-White residents were often given the lowest grades, which made it difficult for residents to obtain mortgages and led to disinvestment in those areas. According to a cc article published by the San Diego Union-Tribune in 2020, Coronado was given an A grade and classified as a White-only neighborhood on the HOLC maps, which contributed to the racial and economic segregation of the time. Although the City and County have taken steps to mitigate the effects of redlining, they can still be seen in the County's racial and economic segregation today. • Current Patterns: The 2021 KPBS article also states that, according to a recent UC Berkeley study, San Diego is more segregated today than it was 30 years ago. The study found that much of the segregation is still driven by race, with neighborhoods in the northern and coastal parts of the County being predominantly White, while Black and Hispanic neighborhoods are mostly confined to southern parts of the County. Coronado, which is located on a peninsula across the bay from downtown San Diego, is a predominantly White and affluent city.
• Efforts to Address Segregation: In recent years, there have been efforts to address housing segregation in San Diego County. For example, the City of San Diego has implemented new housing policies aimed at boosting racial integration and reversing the lingering effects of redlining, as stated in the City of San Diego’s certified 6th Cycle Housing Element. However, some experts argue that these efforts do not go far enough and that more needs to be done to create homeownership opportunities for people of color in wealthy White areas.
1 “How Discriminatory Covenants Shaped San Diego Homeownership.” KPBS Public Media, 18 Nov. 2021, www.kpbs.org/news/local/2021/11/17/how-discriminatory-covenants-shaped-san-diego-homeownership. 2 City of San Diego General Plan HOUSING ELEMENT 2021-2029, www.sandiego.gov/sites/default/files/he_final_screen_view_june2021.pdf.
Accessed 26 Sept. 2023.
Attachment 3
City of Coronado Page 548
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-16 In conclusion, San Diego County has a long history of housing segregation, which has contributed to the current patterns of racial and economic inequality in the region. While there have been efforts to address this issue, more work needs to be done to create more equitable housing opportunities for all residents in the region.
Dissimilarity Index
The dissimilarity index is the most used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community. It means that 60% (or more) of the members of one group would need to move to a different tract in order for the two groups to be equally distributed. Values of 40 or 50 are usually considered a moderate level of segregation, and values of 30 or below are low.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors.
Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country3
. Alternatively, when White residents leave neighborhoods that become more diverse, those neighborhoods can become segregated4 . Other factors, including housing market
dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.
Figure 3. Dissimilarity Indices for Race and Ethnic Groups in Coronado (1980-2010)shows the dissimilarity between each of the identified race and ethnic groups and Coronado’s White population from 1980 to 2010. The White (not Hispanic or Latino) population within Coronado makes up most of the City’s population at approximately 70.7%, according to 2021 ACS 5-Year Estimates. As previously stated, higher scores indicate higher levels of segregation among those race and ethnic groups. The table shows higher levels of segregation among each race and ethnic group from 1990 to 2000, with a decrease in segregation in 2010. The group with the highest level of segregation in Coronado is Black at 60.3% in 1990, 63.6% in 2000, and decreasing to 36% in 2010. These scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominately White census tract to achieve a more integrated community. Groups who identified as Hispanic or Asian experience relatively low levels of segregation according to the data, at 16.1% and 12.4%, respectively, in 2010. While the dissimilarity index for the Black population has decreased, 36% is considered moderate segregation.
As a part of Coronado’s efforts to further opportunities for fair housing for people of color, the City included the following goals and programs in Section 8: Housing Plan:
• Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents • Program H-2.G: Regional Collaboration on Affordable Housing • Program H-3.B. Housing Opportunities for Persons with Special Needs • Program H-3.E: Affirmatively Further Fair Housing
3Allen, James P. and Turner, Eugene. “Changing Faces, Changing Places: Mapping Southern California”. California State University, Northridge, (2002).
4 Boustan, Leah Platt. “Racial Residential Segregation in American Cities” in Oxford Handbook of Urban Economics and Planning, ed. Nancy Brooks and Gerrit-Jan Knaap, Oxford University Press, (2011).
Attachment 3
City of Coronado Page 549
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-17 Figure 3. Dissimilarity Indices for Race and Ethnic Groups in Coronado (1980-2010) Source: Diversity and Disparity, Spatial Structures in the Social Sciences, Brown University Racial Segregation and Integration
The AFFH 2.0 Data Viewer offers a comprehensive visualization of racial segregation and integration across distinct categories, including Racially Integrated, Low-Medium Segregation, High People of Color Segregation, and High White Segregation. The metric for evaluating racial segregation is based on census tracts and involves the assessment of a racial location quotient exceeding 1.25 for Black, Hispanic, Asian, or any people of color in comparison to the County's demographic composition.
Within Coronado, the central regions of the City (Census Tract 108, Census Tract 109, Census Tract 110, Census Tract 111, and Census Tract 218) are primarily characterized by High White Segregation census tracts. On the other hand, the northern/northwestern (Census Tract 113) and southern (Census Tract 216) areas exhibit Low-Medium Segregation census tracts. This spatial distribution is illustrated in Figure 4. Racial Segregation/Integration. Notably, nine of the 10 Opportunity Sites (Sites 1 through 9) are situated within High White Segregation regions, representing 184 lower income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower income and 69 moderate income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is located within a LowMedium Segregation area. It is important to note that Site 10 is the anticipated Navy housing that has obtained confirmed federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site.
The 2023 TCAC/HCD Opportunity Areas map integrates poverty and racial segregation indicators to comprehensively assess neighborhood demographics. Those census tracts that exhibit both a poverty rate exceeding 30% and are officially designated as racially segregated are classified as "High Segregation & Poverty" areas. The term
45.9 13.8
30.8 60.3
19.3 34.5
63.6 29.7 30.7
36 16.1
12.4 0
10 20
30 40
50 60
70 Black Hispanic Asian
As Compared to White
1980 1990 2000 2010
Attachment 3
City of Coronado Page 550
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-18 "concentration" is operationally defined as a census tract block group in which the proportion of a specific racial or ethnic group surpasses the countywide average for that group. As depicted in Figure 10. High Segregation and Poverty, it is worth noting that there are no census tract block groups within Coronado designated as "High Segregation & Poverty" according to the TCAC/HCD maps.
Moreover, to expand housing opportunities for Black and non-Black people of color as potential residents, the City will implement the following programs found in Section 8: Housing Plan:
• Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents. • Program H-2.G: Regional Collaboration on Affordable Housing. • Program H-3.B. Housing Opportunities for Persons with Special Needs. • Program H-3.E: Affirmatively Further Fair Housing Affirmatively Predominant Race
The AFFH 2.0 Data Viewer serves as an invaluable tool for visually ascertaining the predominant racial or ethnic groups within specific geographic areas, with particular emphasis on census tracts. The intensity of the color also indicates the extent to which one group is dominant over the next most populous.
According to the AFFH 2.0 Data Viewer, the entire City of Coronado has a predominant non-Hispanic/Latino White population. As shown in Figure 5. Predominant Race, nine of the 10 Opportunity Sites (Sites 1 through 9) are situated in regions with a predominance of White Alone, not Hispanic or Latino residents, representing 184 lowerincome and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderateincome units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units), is in an area with low-medium segregation.
It is important to note that Site 10 is the anticipated Navy housing that has obtained confirmed federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site. Moreover, according to the 2021 ACS 5-Year Estimates, Coronado has a predominantly non-Hispanic/Latino White population that makes up 70.1% of the total population in the City and is substantially higher than the County average of 44.1%.
To increase housing opportunities for Black and non-Black people of color as potential residents, the City is proposing the following housing programs, also found in Section 8: Housing Plan:
• Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents • Program H-2.G: Regional Collaboration on Affordable Housing • Program H-3.B: Housing Opportunities for Persons with Special Needs • Program H-3.E: Affirmatively Further Fair Housing
Attachment 3
City of Coronado Page 551
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-19 Figure 4. Racial Segregation/Integration
Attachment 3
City of Coronado Page 552
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-20 Figure 5. Predominant Race
Attachment 3
City of Coronado Page 553
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-21 Areas with Limited English Proficiency
California, and specifically San Diego County, has long been an immigration gateway to the United States, which means that many languages are spoken throughout San Diego County. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have Limited English Proficiency (LEP). This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights, or they might be wary to engage due to immigration status concerns. Those with LEP may be more susceptible to discrimination due to limited English proficiency.
According to the 2021 5-Year ACS Estimates, approximately 10% of Coronado residents were foreign-born. This data is important so the City can ensure residents are treated fairly in housing regardless of national origin. The foreignborn portion of the population may be more susceptible to discrimination due to limited English proficiency. The U.S. Census Bureau defines a “linguistically isolated household” as a household in which all members aged 14 years and older speak a non-English language and speak English less than “very well.” The ACS provides information on households with populations five years of age and over who speak English “less than very well.” In Coronado, the percentage of linguistically isolated population is an estimated 3.3% of the population, which is significantly lower than the County rate of 13.1%. Just like in San Diego County, the most spoken language for those in Coronado with LEP is Spanish.
Language barriers may not only prevent residents from accessing services, information, and housing but may also affect educational attainment and employment. Furthermore, as stated on the SDC 2020-25 AI:
“Executive Order 13166 (“Improving Access to Services by Persons with Limited English Proficiency”) was issued in August 2000, which requires federal agencies to assess and address the needs of otherwise eligible persons seeking access to federally conducted programs and activities who, due to Limited English Proficiency (LEP), cannot fully and equally participate in or benefit from those programs and activities. This requirement passes down to grantees of federal funds as well.”
Coronado is connected via the Coronado Bay Bridge to areas with high segregation levels and poverty as shown in Figure 10. High Segregation and Poverty. Its direct connection to areas with high segregation and poverty necessitates proactive measures to ensure that all residents can access vital services, information, and housing opportunities. To address LEP issues, the City will implement Program H-3.E: Affirmatively Further Fair Housing and Provide Equal Housing Opportunities That Are Accessible To All Segments of the Coronado Community.
These initiatives will involve contracting with service providers to deliver language translation and interpretation services, particularly for LEP individuals. Additionally, local organizations, such as the Legal Aid Society of San Diego, offer information in multiple languages like Spanish, Tagalog, Farsi, and Vietnamese, along with volunteer interpreters/translators, further enhancing language accessibility.
Supporting LEP residents in Coronado is pivotal for building an inclusive, diverse, and flourishing community. It ensures equitable access to essential services and housing opportunities, promoting community stability and economic growth. It also plays a crucial role in public health and safety, aligning with local, state, federal, and ethical legal obligations to maintain fair housing practices. By proactively addressing the unique challenges faced by this population, the City actively contributes to creating a more equitable, vibrant community where every resident's contribution and well-being are valued and respected.
Language Access in the County
The SDC 2020-25 AI identified racial segregation and linguistic isolation as contributing factors to fair housing issues in San Diego County. The SDC 2020-25 AI includes two recommended programs including:
• Diversify and expand the housing stock to accommodate the varied housing needs of different groups.
Attachment 3
City of Coronado Page 554
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-22 • Promote equal access to information for all residents. • Update the LEP plan to reflect demographic changes in the community per Executive Order 13166 of August 11, 2000.
• The City of Coronado's adoption of Program H-3.E: Affirmatively Further Fair Housing and Provide Equal Housing Opportunities That Are Accessible To All Segments of the Coronado Community aligns with the County’s objectives.
By adopting these programs, the City actively contributes to ensuring that residents, regardless of their language proficiency, have equal access to essential housing information and opportunities, directly addressing the SDC 2020- 25 AI’s recommendations to enhance fair housing practices in the region. These programs will play a crucial role in promoting housing diversity, ensuring equitable access, and addressing housing disparities.
5. Income Trends and Patterns
San Diego County is commonly known for its booming economy, highly skilled workforce, competitive wages, and soaring housing costs - Coronado is no exception to this trend. Over half of Coronado’s households have a median income greater than Area Median Income (AMI) for San Diego County. According to HCD’s “Revised State Income Limits for 2021” letter dated December 31, 2021, the AMI in San Diego County was $95,100 in 2021.
As shown in Figure 6. Households by Household Income Level, 60% of Coronado households had a household income exceeding the median income, 9% had low incomes, 13% had very low incomes, and 17% of households had extremely low and acutely low household incomes. As evidenced by Figure 6, Coronado has a higher share of abovemedian income households than the County (43%) and San Diego Community College District (44%) and lower share of lower-income households than the County (57%) and San Diego CCD (56%).
Figure 6. Households by Household Income Level
Source: HUD, CHAS ACS tabulation, 2016–2020 release
The income information for all Opportunity Sites is shown in Figure 7. Median Household Income. The highest incomes in Coronado are concentrated in Census Tract 109, 113, and 218, which house the wealthiest population with median household incomes ranging from $120,000 to $175,000+.
As shown in Figure 7, six of the 10 Opportunity Sites (Sites 2 and Sites 5 through 8 and Site 10) are located within the census tracts in the City with the lowest household incomes, ranging from $90,100 to $120,000. The six sites 10% 15% 15%
7%
13% 13% 13%
9% 18% 18%
11% 10%
60%
43% 44%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Coronado San Diego County San Diego CCD
Percent of Households
0%- 30% of AMI 31% -50% of AMI 51% -80% of AMI 81%-100% of AMI Greater than 100% of AMI Attachment 3
City of Coronado Page 555
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-23 represent 397 lower (81.2% of the total lower-income units), 124 moderate (78.5% of the total moderate-income units), and 164 above moderate-income housing units (91.1% of the total above moderate-income units).
Furthermore, despite these census tracts having the lowest household incomes in the City, all three have median household incomes ranging from $97,287 to $112,564 and exceeding the San Diego County 2021 median household income ($95,100), as published by HCD.
Site 10 represents 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and
43.7% of the total moderate-income units). It is important to note that Site 10 is the anticipated Navy housing that has already obtained federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site.
The remaining four Opportunity Sites (Sites 1, 3, 4, and 9) are located in census tracts with a median income of over $120,000, representing 92 lower income and 34 moderate-income units (18.8% of the total lower-income units and 21.5% of the total moderate-income units). The remaining sites are Pipeline sites that are 100% planned and approved above moderate-income units and are not mapped as part of this analysis.
Attachment 3
City of Coronado Page 556
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-24 Figure 7. Median Household Income
Attachment 3
City of Coronado Page 557
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-25 Lower Income Unit Proximity to Transportation
HCD’s Intersectional Policy Work webpage asserts the following regarding housing and transportation:
“After housing, transportation is the second-largest household expense… People who live near transit and job centers drive less, particularly lower-income residents. More recently, however, those areas have become less and less affordable. Housing near transit is in high demand, and rents and property values near transit are 10 to 20% higher on average than similar homes further from transit. Modeling and analysis by the Legislative Analyst’s Office suggest that ‘California’s high housing costs cause workers to live further from where they work, likely because reasonably priced housing options are unavailable in locations nearer to where they work.’ When households move further from job- and transit-rich areas to find more affordable homes, they encounter higher transportation costs and longer commutes. Beyond the quality-of-life consequences for individual households, longer commutes also increase greenhouse gas emissions and decrease productivity.” As sustained by HCD, lower-income households benefit from housing near transportation, which provides accessibility to jobs, amenities, and services. Due to the increased demand for housing near transit, lower-income households are much more vulnerable to displacement and housing cost burden.
As shown in Figure 8. Bus Stops with ½ Mile Buffer, nine of the 10 Opportunity Sites (Sites 1 through 9) are within ½ mile of a bus stop, representing 184 lower-income and 89 moderate-income units (37.6% of the total lowerincome units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is outside of the ½-mile radius. The City has several transportation options available to residents and visitors to reduce traffic and pollution, while increasing accessibility to jobs, services, and recreation.
To mitigate the effects of increased development near amenities, services, and transportation, Coronado planned for the development of affordable housing near the Core Area of the City (Census Tracts 108, 110, and 111), where lower-income families would be less vulnerable to extreme housing cost burden and displacement.
The City considers housing mobility to be an essential element of helping the community thrive. To continue its efforts to increase housing mobility, the Housing Plan contains the following programs:
• 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.A: Pursue State and Federal Funding for Affordable Housing • Program H-2.B: Local Funding for Affordable Housing
• Program H-2.C: Facilitate Equitable Access to Affordable Hsuing for Underrepresented Residents • Program H-2.E: Housing Choice Voucher Program
• Program H-2.G: Regional Collaboration on Affordable Housing • Program H-2.H: Assist with the Development of Affordable Housing • Program H-2.I: Advertise Available Resources
• Program H-2.L: Housing Choices
• Program H-3.A: Assistance to Extremely Low-income Households • Program H-3.B: Housing Opportunities for Persons with Special Needs • Program H-3.E: Affirmatively Further Fair Housing
• Program H-3.H: Collaboration with Community Based Organizations • Program H-3.I: Housing Mobility
• Program H-4.A: Carriage House Program
• Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources • Program H-4.D: AB 1486 City-Owned Land
• Program H-5.A: Streamline Processes
Attachment 3
City of Coronado Page 558
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-26 • Program H-5.B: Supportive Housing and Low Barrier Navigation Centers • Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters • Program H-5.I: Manufactured Homes
• Program H-5.J: Adopt SB 35 Streamlining Written Procedures Attachment 3
City of Coronado Page 559
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-27 Figure 8. Bus Stops with ½ Mile Buffer
Attachment 3
City of Coronado Page 560
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-28 Poverty Status
Concentrations of poverty are not prominent in Coronado. A concentrated area of poverty is defined by HUD as a census tract where the percentage of individuals living in households with incomes below the poverty rate is more than the lesser of 40% or three times the average poverty rate for the metropolitan area. The City is within the San Diego metropolitan area, where the average household poverty rate (according to 2021 ACS 5-Year Estimates) is approximately 10.7%.
According to the AFFH Data Viewer 2.0, Coronado census tracts exhibit a notably low concentration of residents living below the poverty level, with figures dipping below 10%. The exception is Census Tract 113 with a poverty rate at 24%. It is important to note that while Census Tract 113 has the highest poverty rate, it also has some of the highest median incomes (See Figure 7).
As shown in Figure 9. Poverty Status, eight of the 10 Opportunity Sites (Sites 1 through 7 and 9) are located within areas with a poverty concentration below 10%, representing 137 lower-income and 89 moderate-income units (28.0% of the total lower-income units and 56.3% of the total moderate-income units). The remaining two Opportunity Sites (Site 8 and 10) are in a census tract with poverty concentrations between 10% and 20% representing 352 lower-income and 69 moderate-income units (72.0% of the total lower-income units and 43.7% of the total moderate-income units).
Site 10, the anticipated Navy housing project on the Navy base, is also in a census tract with poverty concentrations between 10% and 20% representing 305 lower-income and 69 moderate-income units (62.4% of the total lowerincome units and 43.7% of the total moderate-income units). It is important to note that the Navy requires many of its enlisted employees to live on the base and the incomes of Navy employees are often lower than in the private sector.
While census data cited above does not indicate high concentrations of poverty across the City, other data and analysis presented in this section of the Housing Element indicate that one of the primary fair housing issues in Coronado is a lack of housing choice and mobility caused by a lack of affordable housing. To address this ongoing issue, the Housing Plan contains 29 programs specifically targeted to encourage and facilitate the development of affordable housing units in the City. This effort will increase the number of affordable housing units and support access to resources such as housing choice vouchers, thereby alleviating the lack of housing choice and fostering greater housing mobility. These programs include the following:
• 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.A: Pursue State and Federal Funding for Affordable Housing • Program H-2.B: Local Funding for Affordable Housing
• Program H-2.C: Facilitate Equitable Access to Affordable Hsuing for Underrepresented Residents • Program H-2.E: Housing Choice Voucher Program
• Program H-2.G: Regional Collaboration on Affordable Housing • Program H-2.H: Assist with the Development of Affordable Housing • Program H-2.I: Advertise Available Resources
• Program H-2.J: Faith Based Properties
• Program H-2.L: Housing Choices
• Program H-3.A: Assistance to Extremely Low-income Households • 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
• Program H-3.F. Funding to Support Fair Housing
Attachment 3
City of Coronado Page 561
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-29 • Program H-3.G Analysis of Impediments to Fair Housing • Program H-3.H: Collaboration with Community Based Organizations • Program H-3.I: Housing Mobility
• Program H-3.J. Multi-Modal Mobility Enhancement
• Program H-4.A: Carriage House Program
• Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources • Program H-4.D: AB 1486 City-Owned Land
• Program H-5.A: Streamline Processes
• Program H-5.B: Supportive Housing and Low Barrier Navigation Centers • Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters • Program H-5.I: Manufactured Homes
• Program H-5.J: Adopt SB 35 Streamlining Written Procedures
Attachment 3
City of Coronado Page 562
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-30 Figure 9. Poverty Status
Attachment 3
City of Coronado Page 563
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-31 Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) are geographic areas with significant concentrations of poverty and minority populations. Identifying R/ECAPS facilitates an understanding of entrenched patterns of segregation and poverty due to the legacy effects of historically racist and discriminatory housing laws. To assist communities in identifying R/ECAPs, HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-White population of 50% or more. Regarding the poverty threshold, HUD defines neighborhoods of extreme poverty as census tracts with 40% or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
Location of residence can have a substantial effect on mental and physical health, education opportunities, and economic opportunities. Urban areas that are more residentially segregated by race and income tend to have lower levels of upward economic mobility than other areas. Research has found that racial inequality is thus amplified by residential segregation. However, these areas may also provide different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, or business, social networks, and communities to help immigrants preserve their cultural identity and establish themselves in new places. Overall, it is important to study and identify these areas to understand patterns of segregation and poverty in Coronado.
The AFFH 2.0 Data Viewer confirms that there are no R/ECAPs in Coronado or no census tracts with high levels of segregation and poverty. However, across the bay and northeast of Coronado, there is a R/ECAP identified within downtown San Diego, as shown in Figure 10. High Segregation and Poverty. While the R/ECAP identified in San Diego across the Coronado Bridge is not within the City’s boundaries, the City’s tourism economy depends on workers living outside of Coronado in the City or County of San Diego.
The City recognizes the importance of housing options for all the members of its community. As such, Section 8:
Housing Plan includes the following programs to facilitate affordable housing for lower-income households both in and outside of Coronado:
• 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.A: Pursue State and Federal Funding for Affordable Housing • Program H-2.B: Local Funding for Affordable Housing
• Program H-2.C: Facilitate Equitable Access to Affordable Hsuing for Underrepresented Residents • Program H-2.E: Housing Choice Voucher Program
• Program H-2.G: Regional Collaboration on Affordable Housing • Program H-2.H: Assist with the Development of Affordable Housing • Program H-2.I: Advertise Available Resources
• Program H-2.J: Faith Based Properties
• Program H-2.L: Housing Choices
• Program H-3.A: Assistance to Extremely Low-income Households • 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
• Program H-3.F: Funding to Support Housing
• Program H-3.H: Collaboration with Community Based Organizations Attachment 3
City of Coronado Page 564
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-32 • Program H-3.I: Housing Mobility
• Program H-4.A: Carriage House Program
• Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources • Program H-4.D: AB 1486 City-Owned Land
• Program H-5.A: Streamline Process
• Program H-5.B: Supportive Housing and Low Barrier Navigation Centers • Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters • Program H-5.I: Manufactured Homes
• Program H-5.J: Adopt SB 35 Streamlining Written Procedures Attachment 3
City of Coronado Page 565
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-33 Figure 10. High Segregation and Poverty
Attachment 3
City of Coronado Page 566
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-34 Racially Concentrated Areas of Affluence (RCAAs)
While R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to “Racially Concentrated Areas of Affluence: A Preliminary Investigation” authored by Edward G. Goetz, Anthony Damiano, and Rashad A. Williams of the Center for Urban and Regional Affairs, University of Minnesota (a policy paper published by HUD), RCAA is defined as an affluent, White community. The policy paper goes on to state that “Whites are the most racially segregated group in the United States and in the same way neighborhood disadvantage is associated with concentrated poverty and high concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.”
Coronado was developed as a resort community in the late 1800s. The City is surrounded by water (i.e., the Pacific Ocean and San Diego Bay) with just two points of access. Land use patterns began primarily as hotels (beginning with the Hotel del Coronado), Navy uses and single and multi-family housing. More specifically, Coronado was purchased in 1885 and subdivided with
individual lots sold to fund the construction of
the Hotel del Coronado resort.
Historically, the City’s vision had been that of an
exclusive coastal resort town. Because lots
were sold on an individual basis, single family
homes were primarily developed with some
purchasers developing apartments after
purchasing several lots. This pattern of
development is reflected in the presence of
single-family homes on the multi-family zoned
lots today. A review of current zoning
designations indicates a total of 56% of the
total acreage in the City (excluding property
zoned for military uses) is zoned for residential
uses – 41% for single family and 15% for multifamily residential uses. The vision of the City’s founders was seemingly achieved and is
reflected in the high land costs and lack of
affordable housing.
The Navy also has a significant presence in
Coronado. In 1901, the United States Army
opened Fort Pio Pico as a coast defense port that was later occupied and developed by the Navy. The Navy properties represent 78% of all land area acreage in the City (not shown in chart form).
In the 1980s and 1990s, the City established redevelopment project areas (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 jurisdictions 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 (an affordable housing project came to a halt in 2020 as high costs rendered the Pearl project financially infeasible).
Single-Family
Residential
41%
MultipleFamily
Residential
15% Commercial
2%
Civic Use/Open
Space/Recreation
32%
Hotel & Motel
10%
CORONADO VILLAGE ZONING BREAKDOWN BY
ACREAGE (EXCLUDING MILITARY ZONING)
Attachment 3
City of Coronado Page 567
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-35 Affordable housing in any community in the State is challenging to build because 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.
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. Additionally, the City purchased a residential property with an existing duplex in 2023 on a 0.08-acre site for $2.5 million with the intent of developing two (2) affordable housing units (Site #2 in the Sites Inventory, Chapter 7).
The purchase price translates to $31.2 million per acre for property acquisition.
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.
Based on the information on past planning, zoning and land use practices, including military occupation of a majority of Coronado, as well as the lack of available public funding for affordable housing, a suite of housing mobility programs are proposed in Chapter 8, Housing Plan, to promote additional housing unit production (above the RHNA assumptions) and housing affordability.
HCD has created a new version of the RCAA metric to better reflect California’s relative diversity and regional conditions, and to aid local jurisdictions in their analysis of racially concentrated areas of poverty and affluence pursuant to AB 686 and AB 1304. The RCAA methodology uses the Location Quotient (LQ) for each California census tract using data from the ACS to represent the percentage of total White population (White Alone, Not Hispanic or Latino) for each census tract compared to the average percentage of total White population for all census tracts in a given council of governments (COG). Through this process, census tracts with an LQ greater than 1.25 and a median income 1.5 times higher than the COG’s AMI (or 1.5 times the State AMI, whichever is lower) were considered an RCAA.
According to the AFFH 2.0 Data Viewer, three of the eight census tracts in Coronado are considered RCAAs. Two of the three census tracts, Census Tracts 109 and 218, are shown in Figure 11. Racially Concentrated Areas of Affluence. According to the 2021 ACS 5-Year Estimates, Census Tract 218 has a median household income of $177,333 and an 82.5% White population, while Census Tract 109 has a median household income of $148,155 and an 82.8% White population. As shown in Figure 11, four of the 10 Opportunity Sites (Sites 1, 3 through 4, and 9), representing 92 lower income and 34 moderate-income units (18.8% of the total lower-income units and 21.5% of the total moderate-income units) are located within an RCAA. The third RCAA is in Census Tract 106.01 with a median income of $170,455 and a 63.5% White population (2021 ACS 5-Year Estimates). This census tract mostly consists of the waterfront community of the Coronado Cays. A majority of the new, large single family home development is concentrated in the RCAA areas.
As shown in Figure 1. Coronado Census Tracts and Surrounding Cities, Census Tract 106.01 is directly adjacent to the City of Imperial Beach. It is important to note that Census Tract 106.01 is not shown in Figure 11, as there are no opportunity sites located in this neighborhood. For the San Diego Association of Governments (SANDAG) as a whole, the average percentage of total White population was 47.9%, and the average median household income for Attachment 3
City of Coronado Page 568
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-36 the County was $91,003. This data indicates that White households in Coronado are more affluent (based on median income) as compared to White households in San Diego County.
Historically, strategies addressing RCAAs involved multifamily zoning and redevelopment agency funding. However, the dissolution of redevelopment agencies, coupled with heightened jurisdictional density, renders these previous approaches ineffective. Affordable housing development necessitates subsidies, and the absence of redevelopment, along with limited state and federal funding, has impeded affordable housing progress. Notably, the prevailing home prices in Coronado align with a demographic characterized by corresponding income levels. Zillow data reveals a consistent annual increase in the average single-family home value, surging from $1,734,177 in October 2019 to $2,793,162 in October 2023.
Attachment 3
City of Coronado Page 569
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-37 Figure 11. Racially Concentrated Areas of Affluence
Attachment 3
City of Coronado Page 570
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-38
6. Exclusionary Housing Practices
Research on past exclusionary housing practices in San Diego County was also reviewed to learn if such practices were a part of Coronado’s history, and to investigate if past practices have contributed to current housing conditions and areas of affluence. A 2020 report compiled by the Local Initiatives Support Corporation (LISC) provides historical maps and narrative of housing discrimination encountered in San Diego as early as the 1930s. Moreover, coastal property deeds often featured racially restrictive covenants that denied people of color fair opportunities to live along the coast until the passage of the Fair Housing Act of 1968. Such legalized tactics for housing discrimination, coupled with increasing wealth disparities and policy-based segregation laws, has shaped the demographic makeup and wealth patterns of San Diego's neighborhoods, resulting in what remains a majority-White population along the coast.
Between the 1930s and 1960s, “redlining” was a federally endorsed commercial practice used to prevent people of color from purchasing homes in certain neighborhoods. The Federal Homeowners Loan Corporation (HOLC) established boundaries around neighborhoods based on composition of resident income levels, race and/or ethnicity, and housing and land use types then assigned investment risk grades from Grade A as “Best” to Grade D as “Hazardous.” Often, neighborhoods with Grades C and D were where people of color and immigrants resided.
According to the 2020 LISC report, Coronado is shown to have been rated as a “desirable” place to live (areas graded A and B where higher concentrations of White populated resided); however, the northern portion of the City was rated as “definitely declining” (areas graded C where the service population and African American residents resided).
The founder of the Coronado Black History Project, Kevin Ashley, found that Coronado was not exempt from the segregation patterns and housing discrimination across the County. The Coronado Black History Project is an online archive documenting the experiences and untold stories of Black Americans living in Coronado since the City’s founding in 1887. The findings of the Coronado Black History Project confirm that the 1900 census identifies three African American families living in Coronado at the time. Before their arrival in Coronado, many of these families were enslaved or came from multiple generations of their family who had been enslaved. Ashley discovered that between 1921 and 1950, only one African American family was able to buy a property in Coronado. The HOLC “redlined” map of 1938 for Coronado prevented Black families from purchasing homes.
Given the history of racially exclusionary practices in the San Diego region, it is possible that Coronado’s development and population were influenced by these past practices. However, the impact of these practices has been reduced in part because approximately 78% of the City’s housing stock was built after the 1948 Supreme Court case Shelley vs. Kraemer (which rendered racially restrictive real estate covenants unenforceable), and 30% of the City’s housing stock was built in the decade preceding the passage of the Fair Housing Act of 1968.
Despite the passing of fair housing laws and the City’s increase in housing stock, Black residents were still left with limited housing opportunities. According to the Coronado Black History Project, many of Coronado’s diverse residents resided in the Federal Housing Project on Mullinix Drive (near present day Tidelands Park) between the 1940s to the 1960s. In 1956, between 400-500 African American resided in these apartments, which accounted for about 20% of residents in the Federal Housing Project, and nearly 5% of the City’s population. Unfortunately, the City took ownership of the apartments and began eminent demolition by 1957.
In the past 50 years, the racial makeup of the City has not changed. The U.S. Census shows that although the White population decreased from 94% in 1970 to 86% in 1990, it then increased to 90% in 2020. The Black population has only increased slightly from 2% in 1970 to 7% in 1990, and then back down to 4% in 2020. The City will implement the following programs to increase fair housing outreach to Black and non-Black people of color as potential residents:
o Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents o Program H-3.B: Housing Opportunities for People with Special Needs Attachment 3
City of Coronado Page 571
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-39 o Program H-3.E: Affirmatively Further Fair Housing and Provide Equal Housing Opportunities That Are Accessible To All Segments of the Coronado Community Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, or the marital status of the head of household.
Adults Living Alone or With Spouse
The percentage of adults living with their spouse or partner in the City is 18% higher than that of the County. More specifically, according to the 2020 ACS 5-Year Estimates, the percentage of adults living with their spouse or partner is approximately 63.7% in Coronado, compared to approximately 45.7% of adults countywide. Local census tracts with the highest shares of adults living with their spouse or partner are located mainly along the City’s western coast, as seen on Figure 12. Percent of Adults Living with Spouse.
Additionally, 13.3% of Coronado heads of a household and 11.0% of County heads of households live alone. As shown on Figure 13. Percent of Adults Living Alone, adults living alone primarily reside in the eastern area of the City; particularly in Census Tract 110.
Children in Married-Couple Households
The percentage of children in married-coupled households in Coronado is similar to the percentage in the County as a whole. According to the 2021 ACS 5-Year Estimates, 22.9% of children under 18 live in married-couple families throughout the City, compared to approximately 21.2% countywide. As shown on Figure 14. Percent of Children in Married Couple Households, children in married-couple households primarily reside in Census Tracts 108, 111, 216, and 218, neighborhoods.
Families with children can have special housing needs due to lower per capita income, the need for affordable childcare, the need for affordable housing, or the need for larger units with three or more bedrooms. Families with children and especially teenagers may face discrimination in the rental housing market. For example, some landlords may charge large households a higher rent or security deposit, limit the number of children in a complex or unit, limit the time children can play outdoors, or choose not to rent to families with children altogether.
Children in Single Female-Headed Households
The percentage of children in single female-headed households in the City is also similar to the percentage in the County as a whole. According to 2021 ACS 5-Year Estimates, approximately 5.0% of children in Coronado under 18 and approximately 5.6% of children in the County under 18 live in female-headed households. As shown in Figure
15. Percent of Children in Single Mother Households, children in single female-headed households primarily reside in Census Tracts 111 and 113. However, the concentration of female-headed households does not surpass a 40% concentration.
Single-parent households require special consideration and assistance because of their greater need for daycare, healthcare, and other facilities. According to HCD, female-headed households with children tend to have lower incomes, thus limiting housing availability for this group. It is important to note that fair housing laws protect single parent households.
Attachment 3
City of Coronado Page 572
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-40 Figure 12. Percent of Adults Living with Spouse
Attachment 3
City of Coronado Page 573
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-41 Figure 13. Percent of Adults Living Alone
Attachment 3
City of Coronado Page 574
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-42 Figure 14. Percent of Children in Married Couple Households Attachment 3
City of Coronado Page 575
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-43 Figure 15. Percent of Children in Single Mother Households Attachment 3
City of Coronado Page 576
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-44 C. Disparities in Access to Opportunity
Access to opportunity is a concept to approximate the link between place-based characteristics (e.g., education, employment, safety, and the environment) and critical life outcomes (e.g., health, wealth, and life expectancy).
Ensuring access to opportunity means both improving the quality of life for residents of low-income communities, as well as supporting residents’ mobility and access to ‘high resource’ neighborhoods. The City is adopting the following programs to support mobility and access to housing opportunities:
o Program H-2.G: Regional Collaboration on Affordable Housing o Program H-3.E. Affirmatively Further Fair Housing
o Program H-3.G. Analysis of Impediments to Fair Housing o Program H-3.I: Housing Mobility
o Program H-3.J: Multi-Modal Mobility Enhancement
1. Environmental Quality
California Communities Environmental Health Screening Tool The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology called the California Communities Environmental Health Screening Tool (CalEnviroScreen) to help identify California communities disproportionately burdened by multiple sources of pollution. CalEnviroScreen takes into consideration environmental factors such as pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure, as well as sensitive receptors such as seniors, children, persons with asthma, and low birth weight infants.
The methodology also considers socioeconomic factors such as educational attainment, linguistic isolation, poverty, and unemployment, as research has shown a heightened vulnerability of people of color and lower socioeconomic status to environmental pollutants. Overall CalEnviroScreen scores are calculated from the scores for two groups of indicators: Pollution Burden and Population Characteristics. The calculated average scores (average of the indicators) are divided by 10 and rounded to one decimal place for a CalEnviroScreen score ranging from 0.1 – 10. The average scores will then provide a percentile rank for how each tract ranks in comparison to tracts throughout the State. For instance, a 0.85 score indicates that the census tract scores higher than 85% of the tracts in the rest of the State.
The higher the CalEnviroScreen score is, the lower exposure to the pollution characteristics described above.
As portrayed in Figure 16. CalEnviroScreen 4.0 Percentile Score, the entire City of Coronado has scores in the lowest percentiles, confirming that residents experience low exposures to the environmental and socioeconomic characteristics described above. As such, all Opportunity Sites (Sites 1 through 10) in the 6th Cycle Housing Element are in extremely safe neighborhoods, representing 489 lower-income and 158 moderate-income units (100% of the total lower-income units and 100% of the total moderate-income units).
According to the SDC 2020-25 AI, the areas indicated as having higher CalEnviroScreen scores generally match the geographic distribution of minorities, low- and moderate-income persons, and poverty concentrations throughout the County. Some of these areas scoring in the highest quartile and indicating more negative environmental factors are located near downtown San Diego and connected to Coronado via the Coronado Bay Bridge. While this area is not within the City limits, Coronado is committed to being a part of the solution. As a result, the City is adopting Program H-2.G: Regional Collaboration on Affordable Housing to seek partnerships and opportunities to increase housing opportunities and reduce exposure to pollution for persons is this region.
Attachment 3
City of Coronado Page 577
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-45 Figure 16. CalEnviroScreen 4.0 Percentile Score
Attachment 3
City of Coronado Page 578
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-46 2022 Sea Level Rise Vulnerability Assessment and Adaptation Plan Recent advances in sea level rise and coastal hazard science have raised concerns about the vulnerability of the City's infrastructure and resources to changing coastal hazards. A 2021 community survey indicated that 68% of respondents are concerned about the threat of sea level rise. To address these concerns, the City of Coronado has developed the 2022 Sea Level Rise Vulnerability Assessment and Adaptation Plan (Vulnerability Assessment). This plan evaluates the vulnerability of the city's infrastructure and resources to sea level rise and outlines potential adaptation strategies to mitigate these hazards. The process involves identifying appropriate sea level rise projections, assessing risks to resources and development, developing adaptation measures, implementing these measures, and revising adaptation planning efforts over time.
The Vulnerability Assessment identifies resources, analyzes their exposure, sensitivity, and adaptive capacity to sea level rise, and assigns vulnerability scores. While the city is generally resilient to sea level rise along the open Pacific Ocean coast due to wide beaches and protective measures, it is most vulnerable along its Bay-side boundary with San Diego Bay. The Vulnerability Assessment states the following regarding sea level rise in the City:
“The geography of the City, being surrounded by water on three sides, may initially suggest high vulnerability to sea level rise in many areas; however, the Vulnerability Assessment shows that the City is resilient in many ways to future sea level rise impacts. The open Pacific Ocean coast of the City is resilient to sea level rise due its relatively wide beaches, with the notable exception in the vicinity of the Coronado Shores condominium towers.
North Beach is one of the widest beaches in southern California and is anticipated to persist through all sea level rise scenarios examined, although hazard mapping analyses show large portions becoming temporarily flooded in a 100-year coastal storm event. This area further benefits from the protection provided by the sand dunes behind the beach and the rip-rap seawall along Ocean Boulevard.
The Silver Strand Beach south of the Navy SEAL training base is similarly protected by a wide sandy beach and relatively high elevation sand dunes in certain locations. The stability of the City’s sandy coastline further benefits from regular nourishment events at Imperial Beach by the Port of San Diego and the sand retention functions of Zuniga Jetty at the northwest end of the coastline that forms the entrance channel to San Diego Bay. City resources are anticipated to be generally protected from shoreline erosion and tidal inundation from the Oceanside; however, extreme storm conditions associated with the 100-year coastal storm are projected to temporarily flood the beach and portions of the City’s oceanfront under more severe, long-term future sea level rise projections.
The City is most vulnerable to sea level rise along its Bay-side boundary with San Diego Bay. Vulnerability is highest where land elevations along the Bay-front are lower than the future projected high water levels within the Bay due to sea level rise, and where a buffer between San Diego Bay and development is limited.” The Vulnerability Assessment provides a range of potential adaptation strategies, including:
• Adaptive Management:
o Monitor sea level rise: Regularly check sea level data and act when necessary. o Join the Community Rating System program: Reduce flood insurance costs through enhanced floodplain management.
• Engineering:
o Develop sea level rise design guidelines: Create rules for resilient infrastructure. • Operational:
o Communicate flood warnings: Provide timely information to the public. o Track flood locations and impacts: Collect data for prioritizing action. o Update emergency management plans: Ensure readiness for climate change impacts. • Planning:
o Participate in local and regional planning: Collaborate with regional groups.
Attachment 3
City of Coronado Page 579
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-47 o Seek federal and state adaptation funding: Secure grants for adaptation. o Incentivize private building retrofits: Encourage private property owners to adapt. o Utilize planning tools and techniques: Use zoning adjustments and transfers of development rights. • Outreach:
o Bolster community resilience: Enhance public understanding of climate risks and adaptation.
While the City is not currently subject to environmental hazards or flood zones, it is essential to acknowledge the potential susceptibility to flooding, particularly in light of climate change. To address this concern, the City is actively implementing mitigation measures and proactive strategies, such as the following:
City Actions to Address Environmental Health Issues
The City has taken several steps to both identify climate impacts and reduce pollutants and greenhouse gas (GHG) emissions, and prepare for a climate resilient future by completing the following:
• Active Transportation – The City adopted a comprehensive Active Transportation Master Plan in 2018 to address walking, cycling, and other non-motorized vehicle transportation in Coronado. In partnership with public agencies and community organizations, the City has provided Safe Routes to School education to students and parents on pedestrian, bicyclist, and traffic safety. To help reduce the negative impacts of peak travel, the City provides a free summer shuttle and a weekday commuter ferry service for pedestrians and bicyclists between the Coronado Ferry Landing and the Broadway Pier in San Diego. The City has been recognized at the Bronze level under SANDAG iCommute's Diamond Awards Program for its commuter incentive benefits, including resources for employees who use alternative transportation to get to work. • Climate Action Plan (CAP) – The City adopted the CAP in 2022 and an implementation plan in 2023. The CAP outlines ways the City can reduce greenhouse gas emissions within the City to support the state’s strategy. The plan documents current and ongoing sustainability efforts and provides a roadmap to further reduce greenhouse gas emissions in the future.
• Sea Level Rise Vulnerability Assessment and Adaptation Plan – The City approved the 2022 Sea Level Rise Vulnerability Assessment and Adaptation Plan to understand the potential effects of sea level rise and to explore possible mitigation strategies. The Vulnerability Assessment identifies areas in Coronado that are subject to projected sea level rise, rising tides, storm surge, coastal flooding, and erosion through 2100. The Adaptation Plan provides a variety of possible strategies and approaches that the City and public and private property owners can use to plan for and to address impacts identified by the Vulnerability Assessment. • Energy Efficiency – The City has implemented sustainability practices within public facilities that include the installation of 14 electric charging stations throughout the City, and LEED certified public buildings such as the Animal Care Facility, Tennis Center, John D. Spreckels Senior Center, and Coronado Clubroom and Boat House. In the past three years, building permit staff have issued 288 permits for solar photovoltaic systems.
In 2017, the Council approved a resolution to replace the City's gas-powered leaf blowers with zeroemission electric tools, and in 2019 the City approved an ordinance to prohibit gas-powered leaf blowers citywide.
• Urban Forest – The Coronado Street Tree Master Plan has a goal to plant 50 new trees every year throughout the City. The City currently maintains an extensive urban forest with over 8,500 trees and has been listed as a “Tree City USA” every year since 2014. • Waste Management and Recycling – The City operates recycling programs for E-Waste, motor oil, used battery, and citywide garbage and recycling collection services. • Water Conservation – Water usage in Coronado is expected to decrease from approximately 689,000 gallons to 16,000 gallons per month, resulting in a decrease of approximately $57,500 in annual water costs.
The City Water Conservation efforts include:
o City-Operated Wastewater Recycling Plan
o Artificial Turf Hardscaping - Water conservation in the public right-of-way through fee-free permits for artificial turf hardscaping
o Golf Course Water Savings Plan
Attachment 3
City of Coronado Page 580
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-48 o Irrigation Efficiency - A new computer system increasing irrigation efficiency in the Recreation Department
o Cays Median Project - Conversion of turf to drought-tolerant plants in 2015.
Coronado has a long history of implementing sustainability practices, including constructing green buildings, conserving water, developing a bike and pedestrian friendly community, along with other environmentally friendly practices.
2. Economic Opportunity
Access to Public Transit
As shown in Figure 8. Bus Stops with ½ Mile Buffer, nine of the 10 Opportunity Sites (Sites 1 through 9) are within ½ mile to a bus stop, representing 184 lower-income and 89 moderate-income units (37.6% of the total lowerincome units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is outside of the ½-mile radius. The City has several transportation options available to residents and visitors to reduce traffic and pollution, while increasing accessibility to jobs, services, and recreation. These options include:
• MTS Bus: The Metropolitan Transit System (MTS) operates two bus options for Coronado. Bus 901 travels off the island and into San Diego and Imperial Beach, while Bus 904 travels along Orange Ave to the Community Center and Ferry Landing.
• Coronado Island Ferry: The local ferry transports residents and visitors from Coronado Ferry Landing to mainland San Diego. Travelers can opt for the 5-minute ride to the Convention Center and the nearby Gaslamp District or the 15-minute ride to Broadway Pier and Seaport Village. • Bike Lanes: Coronado is a pedestrian-friendly city, and many residents choose to walk or bike to their destinations. The City has two bike trails (Bayshore Trail and Coronado Bike Trail) that make up a 6-mile bike path that takes residents around the island while keeping them safe.
The City and its transit providers offer a range of transit options for Coronado residents. Public transit helps people who cannot afford personal transportation or who elect not to drive. Elderly and disabled persons also rely on public transit to visit doctors, go shopping, or attend activities at community facilities. Many lower-income persons are also dependent on transit to go to work. Public transit that provides a link between job opportunities, public services and affordable housing helps to ensure that transit dependent residents have adequate opportunity to access housing, services, and jobs.
County Connection
The MTS was created in 1976 to provide the policy setting and overall management coordination of the public transit system in the San Diego metropolitan service area. This service area encompasses approximately three million people residing in a 570 square miles area of San Diego County, including the cities of Chula Vista, Coronado, El Cajon, Imperial Beach, La Mesa, Lemon Grove, National City, Poway, Santee, and San Diego and unincorporated areas of the County of San Diego.
As previously mentioned, there are two MTS bus routes that serve Coronado: Route 901 travels between San Diego, Coronado, and Imperial Beach; and Route 904 travels along Orange Ave., to the Community Center, to City Hall and to the Bayfront and Ferry Landings.
Free Summer Shuttle
Starting in 2013, the City of Coronado began operating a free summer shuttle which runs from Memorial Day through Labor Day. It operates a Village Bus Shuttle at 15-minute intervals along the existing MTS 904 route.
Attachment 3
City of Coronado Page 581
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-49 Ferry Service
The City receives funds from the federal Transportation Development Act to subsidize a free commuter ferry between San Diego and Coronado. The 15-minute ferry ride connects Coronado to two San Diego locationsBroadway Pier and the Convention Center. As of 2018, children aged three and under are free to ride. The ferry is accessible to wheelchairs and bicycles are permitted free of charge. The ferry service creates a connection to downtown San Diego, allowing Coronado residents to commute to destinations downtown and beyond without a car. It also allows visitors a car-free trip to Coronado, making the connections with the MTS bus routes and active transportation networks all the more important.
MTS Access and Paratransit
The MTS operates a fixed route bus and light rail system using ramp or lift equipped vehicles in full compliance with the Americans with Disabilities Act (ADA). All MTS buses and trolleys are equipped with features that provide system accessibility, such as low floor easy to board buses and trolleys equipped with lifts/ramps, audio announcements, designated priority seating areas for people with disabilities, enhanced signage, kneeling buses, and handrails. To be certified for MTS Access, prospective riders must complete an application process for ADA certification. MTS will make one of the following determinations about each applicant within 21 days:
• Unconditional: Individuals who cannot travel independently due to severe or profound intellectual disabilities or individuals with physical disabilities who have limited functional ability who are unable to board, ride, disembark, or understand the fixed route bus and trolley system under all circumstances. • Conditional: Individuals with disabilities who have learned how to make certain trips on fixed routes but cannot make all trips independently on fixed route. Individuals with physical disabilities who can reach a bus stop or rail station within four blocks when the route is accessible. o Temporary: Individuals whose disability may improve over time or with treatment and then can use the fixed route system.
o Ineligible: Individuals who indicate or demonstrate they have the functional ability to board, ride, disembark, and understand the fixed route bus and trolley system under all circumstances.
MTS Access provides complementary paratransit service that is comparable to the level of MTS fixed route service for those riders who have been certified as unable to use fixed route service. MTS Access service is offered within a ¾ mile radius of a nearby bus route and/or trolley station, and is available during the same hours and days, including on holidays, as the MTS fixed route system.
In 2023, MTC has launched the following pilot programs to help improve transit access for eligible riders. • Expand the reservation window from two days prior to a trip to 10 days prior to a trip, as an effort to allow greater flexibility in scheduling trips.
• MTS/First Transit will provide pre-scheduled trips for ambulatory Access riders. All operators will be prescreened to ensure proper training on MTS Access policies and service quality expectations.
AllTransit Performance Scores
AllTransit is a data repository managed by the Center for Neighborhood Technology, an award-winning innovations laboratory for urban sustainability. AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service.
The City’s AllTransit performance score is 6.6, illustrating a moderate combination of trips per week and number of jobs accessible that enable a moderate number of people to take transit to work. By comparison, Coronado scored higher than San Diego County (5.3). As shown in Figure 17. AllTransit Performance Score Map- Coronado, eight of the 10 Opportunity Sites (Sites 1 through 8), representing 117 lower income and 55 moderate income units (23.9% of the total lower income units and 34.8% of the total moderate income units), are within the highest AllTransit Performance Score Areas. The scores in these areas range from 6-9+. Figure 8. Bus Stops with ½ Mile Buffer Attachment 3
City of Coronado Page 582
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-50 illustrates the areas of the City that are within a half-mile of a bus stop or major highway. Specifically, nine of the 10 Opportunity Sites (Sites 1 through 9) are within ½ mile to a bus stop, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is outside of the ½-mile radius.
Attachment 3
City of Coronado Page 583
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-51 Figure 17. AllTransit Performance Score Map- Coronado
Attachment 3
City of Coronado Page 584
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-52 Active Transportation Master Plan
The City adopted the Active Transportation Master Plan (ATMP) in 2018 to lay the foundation for improving pedestrian and bicycle conditions within Coronado. The ATMP provides an update to the 2011 City of Coronado Bicycle Master Plan and builds on recommendations in the 2001 Coronado Safe Routes to School Plan. The policies and programs identified in the ATMP not only support walking and bicycling to further enhance mobility, but to improve the quality of life on Coronado, create a more sustainable environment, and reduce traffic congestion, vehicle exhaust, and noise. The following objectives center around the 5 E’s - engineering, education, encouragement, enforcement, and evaluation.
• Develop and maintain safe, convenient, and connected networks for people of all ages walking or biking within the City.
• Facilitate educational programs to teach children and adults safe walking and bicycling behaviors and educate motorists on sharing the road respectfully and appropriately. • Encourage walking and biking for daily transportation and recreation throughout Coronado. • Enforce current traffic laws to educate motorists and cyclists for the purpose of maximizing safety. • Monitor pedestrian and bicycle safety efforts in the City of Coronado to gauge effectiveness and improve program outcomes.
Proximity to Jobs
The AFFH 2.0 Data Viewer provides the number of jobs within a 45-minute drive and a 45-minute transit ride based on the EPA Smart Location database. The Smart Location Database summarizes more than 90 different indicators associated with the built environment and location efficiency. Indicators include density of development, diversity of land use, street network design, and accessibility to destinations as well as various demographic and employment statistics.
According to the AFFH 2.0 Data Viewer, the number of jobs available within a 45-minute drive for most of Coronado are consistent with trends across the County. As shown on Figure 18. Jobs within 45 Minute Drive Time, nine of the 10 Opportunity Sites (Sites 1 through 9) are in areas with the number of jobs as high as 215,000 jobs within a 45- minute drive, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is in an area with up to 115,000 jobs within a 45-minute drive. It is important to note that persons housed on Site 10 will all be employed by the Navy.
Furthermore, according to the AFFH 2.0 Data Viewer, the number of jobs available within a 45-minute transit ride for most of Coronado is higher in the central portion of the City, where the Coronado Bay Bridge connects Coronado to the City of San Diego. As show in Figure-19. Jobs within 45 Minute Transit Ride, nine of the 10 Opportunity Sites (Sites 1 through 9) are located within a 45-minute transit ride of up to 100,000 jobs, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is in an area with up to 50,000 jobs within a 45- minute transit ride.
Attachment 3
City of Coronado Page 585
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-53 Figure 18. Jobs within 45 Minute Drive Time
Attachment 3
City of Coronado Page 586
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-54 Figure-19. Jobs within 45 Minute Transit Ride
Attachment 3
City of Coronado Page 587
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-55 Educational Access
The City of Coronado is served by the Coronado Unified School District, and includes two elementary schools, a middle school and a high school. All of the schools are considered high‐quality, according to School‐Ratings.com, with ratings distributed from the 84th to the 92nd percentiles. The City of Coronado has one Title I school, Silver Strand Elementary, which helps low-achieving children meet state standards in core academic subjects. These schools coordinate and integrate resources and services from federal, state, and local sources. To be considered for Title 1 school funds, at least 40 percent of the students must be considered low-income. It is important to note that this school serves a large population of children in military families that live in the adjacent Lincoln Military Silver Strand Housing.
Moreover, the TCAC/HCD Opportunity Areas Map provides an Education Domain Index score on a scale from 0 – 1 analyzing various education factors. Three of the schools in the City have more positive outcomes with an average Education Domain Index score of 0.55, and one has a score of 0.48 - the lowest score in the City. For reference, the County average Education Domain Index score was 0.50.
Finally, as shown in Figure-20. Schools with ½ Mile Buffer, seven of the 10 Opportunity Sites (Sites 1 through 5 and 8 through 9), representing 157 lower income and 34 moderate income units (32.1% of the total lower income units and 21.5% of the total moderate income units), are within ½ mile of a school. However, as shown in Figure 8. Bus Stops with ½ Mile Buffer, all but one (Site #10) of the Opportunity Sites are within ½ mile to a high quality bus stop and the City has numerous transportation options available to residents and visitors to increase accessibility to public services such as schools.
Attachment 3
City of Coronado Page 588
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-56 Figure-20. Schools with ½ Mile Buffer
Attachment 3
City of Coronado Page 589
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-57
3. Opportunity for Persons with a Disability
Population with a Disability
According to 2021 ACS 5-Year Estimates, the percentage of population with one or more disabilities in Coronado is
10.1%, while that of the County is 10%. Figure 21. Population with a Disability, illustrates the concentration of residents with a disability in the City of Coronado. As shown in Figure 21, seven of the eight census tracts in Coronado have concentrations of residents with a disability below 10%. The remaining census tract is Census Tract 111 and has a concentration of residents with a disability ranging between 10% - 20%. It must be noted that all 10 Opportunity Sites (Sites 1 through 10) are located in census tracts with a concentration of residents with a disability below 10%, representing 489 lower-income and 158 moderate-income units (100% of the total lowerincome units and 100% of the total moderate-income units).
The ADA defines a disability as a “physical or mental impairment that substantially limits one or more major life activities.” Fair housing choice for persons with disabilities can be compromised based on the nature of their disability. Persons with physical disabilities may face discrimination in the housing market because of the use of wheelchairs, the need for home modifications to improve accessibility or other forms of assistance.
Landlords/owners sometimes fear that a unit may sustain wheelchair damage or may refuse to exempt disabled tenants with service/guide animals from a no-pet policy. A major barrier to housing for people with mental disabilities is opposition based on the stigma of mental disability. Property owners often refuse to rent to tenants with a history of mental illness. Neighbors may object when a house becomes a group home for persons with mental disabilities.
People with disabilities are not only in need of affordable housing, but also can require accessibly designed housing to provide greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers. Special housing needs for persons with disabilities generally fall into two general categories:
• Physical design to address mobility impairments.
• In-home social, educational, and medical support to address developmental and mental impairments.
The City will implement the following programs to support housing opportunities for people with disabilities:
o Program H-1.B: Technical Assistance to Developers
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
Disability and Access in San Diego County
The Persons with Disabilities section of the SDC 2020-25 AI provides an overview of the population with a disability and access to housing opportunities and public services. The SDC 2020-25 AI states that although disabled persons are geographically dispersed throughout the more urbanized areas of the County, there are significant areas with a high density of residents with a disability that coincide with minority concentration areas and RECAPs. Specifically, concentrations of residents with a disability can be seen in the northern cites, as well as the southern areas of the City of San Diego, which is connected to Coronado via the Coronado Bay Bridge. The coastal and inland areas show less dense concentrations of residents with disabilities, which could be due to the high price of housing (in the coastal areas) or the scarcity of facilities and services for persons with disabilities (inland areas).
Attachment 3
City of Coronado Page 590
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-58 According to the SDC 2020-25 AI, the senior population has a significantly larger percentage of all disability types, and the County’s senior population will grow substantially in the next 20 years. Since seniors have a much higher probability of having a disability, the housing and service needs for persons with disabilities should grow considerably, commensurate with the projected growth of this population.
Community integration efforts in California for individuals who are at risk of unjustified institutionalization, particularly including persons with intellectual and developmental disabilities and persons with psychiatric disabilities, are further along than they are in most states. This is due to the ambitious use of Medicaid waivers and the availability of funds for permanent supportive housing through the Mental Health Services Act, as well as the recent implementation of the No Place Like Home program, which dedicates up to $2 billion in bond proceeds to the development of permanent supportive housing. Nonetheless, there are unmet needs for wraparound supportive services for persons with psychiatric disabilities and for permanent supportive housing for persons with intellectual and developmental disabilities.
In San Diego, specifically, the San Diego Regional Center provides a range of services to persons with or affected by developmental disabilities. Services include diagnostic and eligibility assessments, program planning, case management, and other services and supports. The San Diego Regional Center has four offices in the County and is one of 21 non-profit regional centers in California providing lifelong services and support for people with developmental disabilities residing in San Diego and Imperial Counties. As of June 2018, the Regional Center had just over 27,000 clients living in San Diego County. The ARC of San Diego, one of the largest, most comprehensive service providers for people with intellectual and developmental disabilities in San Diego County, and Community Interface Services, a non-profit organization that provides services to children and adults with developmental disabilities, offer comprehensive services for persons or individuals with developmental disabilities and their families, including diagnosis, counseling, coordination of services, advocacy, and community education/training.
Attachment 3
City of Coronado Page 591
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-59 Figure 21. Population with a Disability
Attachment 3
City of Coronado Page 592
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-60
4. Summary of San Diego County Access to Opportunity
As a composite, the AFFH 2.0 Data Viewer, and other local data show that:
• Access to opportunity is highest for non-Hispanic Whites in San Diego County. The various report measurements show that County neighborhoods with the most Whites, and Coronado in particular, have significant access to opportunity.
• Access to opportunity is lowest for non-Hispanic Black people and Hispanics. The AFFH 2.0 Data Viewer shows the RECAPs in San Diego County in census tracts with Hispanics as the predominant population and RCAAs in census tracts with Whites as the predominant population.
Geographic trends are also evident. As shown in the AFFH 2.0 Data Viewer, access to opportunities have the following trends:
• RECAPs in San Diego County are concentrated in the central areas of the County with the highest concentration of Hispanics.
• RCAAs are located in the coastal regions, such as Coronado, and the areas north (north coastal region) and east (inland region) of the central zone.
Furthermore, the SDC 2020-25 AI provides an overview of access to opportunities, with a focus on access to public transit and employment. Key findings are summarized below. • Public Transit: Public transit providers serve large portions of the western side of the County. In particular, transit use is higher in parts of the region where the greatest investment in transit service has been made:
the north coastal, central, and south bay regions of the County. Many affordable housing projects are located in close proximity to regional transit routes, with the exception of the eastern portions of the County, where few assisted units are located.
• Major Employers: The San Diego County population and employment growth rates typically correlate to national economic cycles and are sensitive to military spending. Major employers, organizations with the largest number of employees, are mostly located throughout the Central Coastal and South Bay sub-regions of San Diego County. Major employers in the region include colleges, university campuses, military, federal and state government, and hospitals and medical centers. Because of its location along the Mexican border and adjacent to the Pacific Ocean, international trade is a major economic strength for the region. The border between San Diego and Mexico is the busiest in the world and the San Diego Port contributes a significant number of jobs to the region.
Moreover, the SDC 2020-25 AI provided an analysis on disparities in access to opportunity using HUD-provided index scores that are based on nationally available data sources and assess residents’ access to key opportunity assets in San Diego County. These indices are only available to Entitlement Jurisdictions (with population over 50,000 and receiving CDBG funds from HUD). Key findings are summarized below. • Native American, Black, and Hispanic residents were more likely (compared to other racial/ethnic groups) to be impacted by poverty, limited access to proficient schools, and lower labor participation rate. • Black residents were most likely to reside in areas with the lowest environmental quality levels, the lowest accessibility to employment centers, and the lowest cost of transportation. • Black and Asian residents scored highest as most likely to utilize public transportation.
Attachment 3
City of Coronado Page 593
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-61
5. Overcrowding
Some households may not be able to accommodate high-cost burdens for housing but may instead accept smaller housing or reside with other individuals or families in the same home. Potential fair housing issues emerge if nontraditional households are discouraged or denied housing due to a perception of overcrowding.
Household overcrowding is considered reflective of various living situations:
• A family lives in a home that is too small.
• A family chooses to house extended family members.
• Unrelated individuals or families are sharing one housing unit.
Not only is overcrowding a potential fair housing concern, but it can also strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes. To address the concern, the Housing Plan contains Program H-2.L: Housing Choices.
According to 2021 ACS 5-Year estimates, the percentage of overcrowded housing units in the City is lower than in the County and thus overcrowding is not a significant issue. More specifically, 1.2% of housing units in Coronado meet the ACS definition of “overcrowding,” while the County has an overcrowding rate of 7%.
6. Housing Cost Burden
Cost Burden among Renters
The rent cost burden in the City is similar to that in the County as a whole. More specifically, according to the 2021 ACS 5-Year Estimates, 57.2% of renters in Coronado experience rent cost burden while the percentage in the County is 56.7%. Error! Reference source not found. shows the concentration of rent-burdened households in the City.
Nine of the 10 Opportunity Sites (Sites 1 through 7,9 and 10) are in census tracts with a concentration of 40% to 80% of renters overpaying for housing, representing 442 lower-income and 158 moderate-income units (90.0% of the total lower-income units and 100.0% of the total moderate-income units). The remaining Opportunity Site (Site 8), representing 47 lower-income units and zero moderate-income units (10.0% of the total lower-income units and
0.0% of the total moderate-income units), is in a census tract with a concentration of 20% to 40% of renters overpaying for housing.
The highest concentration of renters overpaying for housing are in Census Tract 216 with 60% - 80% of residents paying over 30% of their household income in rent. In addition, four census tracts have significant concentrations of cost burdened residents (40%-60%), including Census Tracts 109, 110, 111, and 218.
In order to address this issue, the City is proposing the following programs:
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 Hsuing 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.L: Housing Choices
Attachment 3
City of Coronado Page 594
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-62 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.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.D: Compliance with AB 139 Requirements - Emergency Shelters o Program H-5.I: Manufactured Homes
o Program H-5.J: Adopt SB 35 Streamlining Written Procedures Cost Burden among Owners
A higher percentage of homeowners in the City are cost-burdened than in the County as a whole. More specifically, according to the 2021 ACS 5-Year Estimates, 50.8% of City homeowners are cost-burdened while the percentage in the County is 38.8%. Six of the 10 Opportunity Sites, (Sites 1 through 2, 5 through 7, and 10) are in census tracts with a concentration of 40% to 80% of renters overpaying for housing, representing 369 lower-income and 124 moderate-income units (75.5% of the total lower-income units and 78.5% of the total moderate-income units). The remaining Opportunity Sites (Sites 3,4, 8 and 9), representing 120 lower-income units and 34 moderate-income units (24.5% of the total lower-income units and 21.5% of the total moderate-income units), are in a census tract with a concentration of 20% to 40% of renters overpaying for housing. Error! Reference source not found. shows the concentration of cost-burdened households in the City. The highest concentration of homeowners overpaying for housing are in Census Tract 216 with 60% - 80% of residents paying over 30% of their household income in housing costs. In addition, three more census tracts have significant concentrations of cost burdened residents (40%- 60%). The three census tracts include Census Tracts 109, 110, and 111.
In order to address this issue, the Housing Plan contains the following programs:
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 Hsuing 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.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
Attachment 3
City of Coronado Page 595
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-63 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 Process
o Program H-5.B: Supportive Housing and Low Barrier Navigation Centers o Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters o Program H-5.I: Manufactured Homes
o Program H-5.J: Adopt SB 35 Streamlining Written Procedures
Attachment 3
City of Coronado Page 596
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-64 Figure 22. Overpayment by Renters
Attachment 3
City of Coronado Page 597
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-65 Figure 23. Overpayment by Owners
Attachment 3
City of Coronado Page 598
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-66 Displacement Risk in Coronado
Displacement occurs when housing costs or neighboring conditions force current residents out and rents become so high that lower-income people are excluded from moving in. Because of increasing housing prices, displacement is a major concern throughout the region. Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.
The Urban Displacement Project (UDP) is a research and action initiative of the University of California Berkeley and the University of Toronto and defines “residential displacement” as “the process by which a household is forced to move from its residence – or is prevented from moving into a neighborhood that was previously accessible to them because of conditions beyond their control.” As part of this research project, the UDP identifies sensitive communities as those that have neighborhoods with a high proportion of residents vulnerable to displacement in the case of rising housing costs and market-based displacement pressures present in and/or near the community.
According to research from the University of California, Berkeley, much of Coronado is designated as Low Displacement Risk. As shown in Figure 24. Estimated Displacement Risk Overall, five census tracts in the City have a low risk of displacement, while the rest do not have sufficient quality data. The five census tracts include Census Tracts 108, 109, 110, 111, and 218.
Furthermore, Figure 24 shows that nine of the 10 Opportunity Sites (Sites 1 through 9) are located in areas designated as Low Displacement Risk, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units), is in a census tract with low-quality data.
Despite the City’s low displacement risk, the census tracts across the San Diego Bay, extending from the cities of San Diego to Imperial Beach, are designated as Elevated, High, or Extreme Displacement Risk (the highest scores possible).
There are various ways to address displacement, including ensuring new housing at all income levels is built. In order to take a proactive approach on the issue of displacement for both Coronado and its neighboring communities, the Housing Plan contains the following programs:
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 Hsuing 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.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.H: Collaboration with Community Based Organizations Attachment 3
City of Coronado Page 599
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-67 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 Process
o Program H-5.B: Supportive Housing and Low Barrier Navigation Centers o Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters o Program H-5.I: Manufactured Homes
o Program H-5.J: Adopt SB 35 Streamlining Written Procedures Attachment 3
City of Coronado Page 600
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-68 Figure 24. Estimated Displacement Risk Overall
Attachment 3
City of Coronado Page 601
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-69 D. Discussion of Disproportionate Housing Needs
The Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements published by HCD in 2021 defines “disproportionate housing needs” as:
“a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of any other relevant groups or the total population experiencing the category of housing need in the applicable geographic area.” The analysis is completed by assessing cost burden, severe cost burden, overcrowding, substandard housing, and homelessness. Many housing problems such as housing overpayment or overcrowded housing are directly related to the cost of housing in a community. If housing costs are high relative to household income, a correspondingly high prevalence of housing problems occurs. This section evaluates the disproportionate housing need and displacement risk.
Table 3. Impacts on Patterns of Disproportionate Housing Needs, provides an Opportunity Sites summary of the number of units by income group for each of the AFFH categories relative to the impacts on patterns of disproportionate housing needs.
1. Overpayment/Cost Burden
According to the federal government, overpayment is considered any housing condition where a household spends more than 30% of income on housing. A cost burden of 30% to 50% is considered moderate overpayment; payment in excess of 50% is considered severe overpayment. Overpaying is an important housing issue because paying too much for housing leaves less money available for emergency expenditures.
The analysis evaluates the number of units in the Opportunity Sites that are in areas where the majority (more than 50%) of households experience housing cost burden. Cost burden is defined as having over 30% of a household’s income go towards rent and utilities each month. As shown in Error! Reference source not found., of the 10 Opportunity Sites, nine (Sites 1 through 7 and 9 through 10) are in census tracts with a concentration of 40% to 80% of renters overpaying for housing, representing 442 lower-income and 158 moderate-income units (90.0% of the total lower-income units and 100.0% of the total moderate-income units). The remaining Opportunity Site (Site 8), representing 47 lower-income units and zero moderate-income units (10.0% of the total lower-income units and
0.0% of the total moderate-income units), is in a census tract with a concentration of 20% to 40% of renters overpaying for housing.
Furthermore, Error! Reference source not found. shows that of the 10 Opportunity Sites, six (Sites 1, 2, 5 through 7, and 10) are in census tracts with a concentration of 40% to 80% of renters overpaying for housing, representing 369 lower-income and 124 moderate-income units (75.5% of the total lower-income units and 78.5% of the total moderate-income units). The remaining Opportunity Sites (Sites 3, 4, 8, and 9), representing 120 lower-income units and 34 moderate-income units (24.5% of the total lower-income units and 21.5% of the total moderate-income units), are in a census tract with a concentration of 20% to 40% of renters overpaying for housing.
Another way to measure the relative cost or rent burden is by comparison to the countywide average. A total of
52.7% of Coronado renters experience a rent cost burden while 56.7% of County renters do. Homeowners in the City experience cost burden at a rate of 50.8% compared to 38.8% in the County. Table 3. Impacts on Patterns of Disproportionate Housing Needs provides more information on the cost burden experienced by residents in Coronado.
Attachment 3
City of Coronado Page 602
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-70
2. Homelessness
The annual Point-in-Time (PIT) count, WeAllCount, provides an estimate of the number of homeless persons throughout San Diego County. The count includes persons living “on the street” or staying in homeless shelters.
Additional descriptive information is drawn from the Homeless Management Information System (HMIS) for sheltered persons and through in-depth questionnaires conducted with approximately 20% of the unsheltered persons, to better understand the characteristics of those who are homeless in San Diego.
According to the 2023 PIT count, a total of 5,093 sheltered individuals were experiencing homelessness and a total of 5,171 unsheltered individuals were experiencing homelessness across all San Diego Region Cities. In Coronado, there was a total count of zero sheltered individuals experiencing homelessness and one unsheltered individual experiencing homelessness. The number of unsheltered individuals experiencing homelessness was one in 2022 and 16 in 2020, likely due to the impacts of housing from the COVID-19 pandemic.
The San Diego Regional Task Force on Homelessness (SDRTFH) is the San Diego Continuum of Care (CoC), designated by HUD to address homelessness. The Coronado Police Department attends regular meetings with the SDRTFH and the CoC to stay informed on regional issues related to homelessness. The CoC Program is designed to do the following:
• Promote communitywide commitment to the goal of ending homelessness; • Provide funding for efforts by nonprofit providers, and State and local governments to quickly rehouse homeless individuals and families while minimizing the trauma and dislocation caused to homeless individuals, families, and communities by homelessness; • Promote access to and affect utilization of mainstream programs by homeless individuals and families; and • Optimize self-sufficiency among individuals and families experiencing homelessness.
Although the City has a low population of individuals experiencing homelessness, the Police Department has had regular and frequent contact with individuals experiencing homelessness. Shelters in San Diego routinely reach capacity on any given night, thus removing the ability for the Coronado Police Department to offer services to individuals experiencing homelessness. In 2020, Police Services solicited several homeless shelters in the City of San Diego to reserve bed space for the homelessness population. St. Vincent de Paul Village was the only organization that was able to provide a proposal for reserved bed space as other shelters were unable to offer reserved bed space.
In 2021, Coronado signed a three-year contract with St. Vincent de Paul Village to extend services for access to family rooms, inclusive of meals, and supportive services for residents of Coronado. Both rooms were added to the existing beds, providing a total of 138 beds for unhoused residents.
The Coronado Police Department reports that in 2022, the total number of clients served included 52 individuals and a total of 138 beds were provided at St. Vincent de Paul Village for individuals experiencing homelessness in Coronado. From January 2023 to July 2023, a total of 32 clients were served and a total of 108 beds were provided at St. Vincent de Paul Village for individuals experiencing homelessness in Coronado.
3. White Concentration Areas (Census Tracts)
Our analysis defines an area of concentration as an area where the percentage of a racial or ethnic concentration is over 40%. Since all the City has a higher White population than the County average, all Opportunity Sites are located in White concentrated areas.
As shown in Figure 5. Predominant Race, nine of the 10 Opportunity Sites (Sites 1 through 9) are situated in regions with a predominance of White Alone, not Hispanic, or Latino residents, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income Attachment 3
City of Coronado Page 603
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-71 units and 43.7% of the total moderate-income units), is in an area with low-medium segregation. It is important to note that Site 10 is the anticipated Navy housing that has obtained confirmed federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site. Moreover, according to the 2021 ACS 5-Year Estimates, Coronado has a predominantly non-Hispanic/Latino White population that makes up
70.1% of the total population in the City and is substantially higher than the County average of 44.1%. Table 3.
Impacts on Patterns of Disproportionate Housing Needs, provides more information on the racial concentrations in Coronado.
4. R/ECAP and Displacement Risk Areas
As shown in Table 3. Impacts on Patterns of Disproportionate Housing Needs, there are no units in Racially/Ethnically Concentrated Areas of Poverty (R/ECAP) or in areas where there is a risk of displacement.
However, Figure 10. High Segregation and Poverty and Figure 24. Estimated Displacement Risk Overall demonstrates the nearest R/ECAP and displacement risk areas are located in the City of San Diego which is connected to the City via the Coronado Bay Bridge.
5. Housing Conditions
A relatively low percentage of housing units in Coronado are considered substandard. Substandard housing issues can include structural hazards, poor construction, faulty wiring or plumbing, fire hazards, and inadequate sanitation or facilities for living. The CHAS data 2016-2020 indicate that 1% of rental units in Coronado are without a complete kitchen or adequate plumbing. In comparison, the County average of rental units without a complete kitchen or adequate plumbing is 1.6%.
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 significantly low percentage of residences that could be considered to be substandard housing is also a result of Coronado’s strong housing market. As a desirable community in which to live, Coronado has long had a strong housing market that supports the upkeep and maintenance of its housing stock. 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. Desirability, along with upkeep provides owners with increased assessed values, which provide a financial incentive for owners of rental properties to maintain their buildings, while providing financial opportunities to homeowners needing additional funds for maintenance and upkeep.
6. Overcrowding
Less than 2% of housing units in Coronado meet the ACS definition of “overcrowding” and it is not a significant problem. The overcrowding rate of 1.2% in the City is less than in the County (7%).
Zero of the 10 Opportunity Sites are located in areas of high minority concentration or poverty, nor are they located in areas designated as susceptible to displacement because there are no census tracts in the City identified as susceptible to displacement.
Attachment 3
City of Coronado Page 604
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-72 Table 3. Impacts on Patterns of Disproportionate Housing Needs Opportunity
Sites Units
Total
Units
Overpayment
White
Concentration¹
Areas of
Affluence R/ECAP Displacement Owner
Cost
Burden
Rent
Burden
Lower 489 96 96 489 92 0 0
Moderate 158 124 124 158 34 0 0
Above
Moderate 182 166 166 182 16 0 0
Total 829 386 386 829 142 0 0
¹Areas of White Concentration are areas where over 40% of the Census Tract/Block Group identified as White. There is no other concentration of race/ethnicity in Coronado.
As stated in previous sections above, the Housing Plan contains programs to address all identified fair housing issues that are primarily focused on increasing the supply of affordable housing which reduces/prevents displacement risk and reduces the housing cost burden for residents.
7. Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing. The Fair Employment and Housing Act and the Unruh Civil Rights Act are the primary California fair housing laws. California state law extends anti-discrimination protections in housing to several classes that are not covered by the federal Fair Housing Act (FHA) of 1968, including prohibiting discrimination on the basis of sexual orientation.
Fair Housing Compliance
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing. The Fair Employment and Housing Act and the Unruh Civil Rights Act are the primary California fair housing laws. California state law extends anti-discrimination protections in housing to several classes that are not covered by the federal Fair Housing Act (FHA) of 1968, including prohibiting discrimination on the basis of sexual orientation. The City of Coronado complies with all state and federal fair housing laws, as documented in this housing element and the SDC 2020-25 AI. The City has not received any judgements, lawsuits, consent decrees or enforcements as a result of fair housing violations.
Fair Housing Enforcement
The capacity for enforcing fair housing regulations and conducting outreach involves the ability of a locality and fair housing entities to disseminate information regarding fair housing laws and rights. It also entails providing outreach and educational initiatives to community members. This capacity encompasses addressing compliance with fair housing laws by investigating complaints, securing remedies, and engaging in fair housing testing. In California, the primary fair housing laws are the Fair Employment and Housing Act and the Unruh Civil Rights Act. State law in California extends anti-discrimination protections in housing to classes not covered by the federal Fair Housing Act of 1968, including prohibiting discrimination based on sexual orientation. The City of Coronado adheres to all state and federal fair housing laws and has not faced judgments, lawsuits, consent decrees, or enforcements related to fair housing violations. The City continues to operate in compliance with state and federal Fair Housing laws.
Identified below are laws that City adheres to, including:
Attachment 3
City of Coronado Page 605
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-73 • California’s Department of Fair Employment and Housing (DFEH) has statutory mandates to protect the people of California from discrimination pursuant to the California Fair Employment and Housing Act (FEHA), Ralph Civil Rights Act, and Unruh Civil Rights Act (with regards to housing). • The FEHA prohibits discrimination and harassment on the basis of race, color, religion, sex (including pregnancy, childbirth, or related medical conditions), gender, gender identity, gender expression, sexual orientation, marital status, military or veteran status, national origin, ancestry, familial status, source of income, disability, and genetic information, or because another person perceives the tenant or applicant to have one or more of these characteristics.
• The Unruh Civil Rights Act (Civ. Code, § 51) prohibits business establishments in California from discriminating in the provision of services, accommodations, advantages, facilities and privileges to clients, patrons and customers because of their sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, or immigration status.
• The Ralph Civil Rights Act (Civ. Code, § 51.7) guarantees the right of all persons within California to be free from any violence, or intimidation by threat of violence, committed against their persons or property because of political affiliation, or on account of sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, immigration status, or position in a labor dispute, or because another person perceives them to have one or more of these characteristics.
• Under California Government Code section 8899.50, affirmatively furthering fair housing entails implementing meaningful measures that collectively address significant disparities in housing needs and access to opportunities. This includes replacing segregated living patterns with genuinely integrated and balanced living arrangements, transforming areas of concentrated poverty into areas of opportunity, and ensuring compliance with civil rights and fair housing laws. This duty to actively promote fair housing applies to all the agency's activities and programs related to housing and community development. A public agency is required to conduct its housing and community development programs and activities in a manner that actively promotes fair housing. The agency must refrain from taking any action that contradicts its responsibility to actively advance fair housing goals.
• Under California Governments Code, Section 11135, it is prohibited to unlawfully deny any individual full and equal access to the benefits of, or subject them to discrimination under, any program or activity conducted, operated, or administered by the state or its agencies. Such prohibition is based on factors including sex, race, color, religion, ancestry, national origin, ethnic group identification, age, mental disability, physical disability, medical condition, genetic information, marital status, or sexual orientation.
This applies to programs or activities directly funded by the state or receiving financial assistance from the state.
• Density Bonus Law (Gov. Code, § 65915.) encourages the construction of affordable housing by permitting developers to receive certain benefits and concessions in exchange for including a specified percentage of affordable units in their residential projects. The law applies to cities and counties throughout California and is designed to promote the creation of housing that is affordable for a range of income levels. • The California Housing Accountability Act (Gov. Code, § 65589.5) The Housing Accountability Act (HAA) in California seeks to streamline the approval process for housing projects in compliance with local zoning and land use requirements. It discourages arbitrary denials or reductions in housing density by local agencies and emphasizes a "fair and reasonable" hearing for projects consistent with the general plan and zoning standards. The Act promotes the use of objective planning standards, requiring local agencies to rely on clear and specific criteria rather than subjective considerations. In cases of project denial, the HAA mandates that local agencies provide specific findings supported by substantial evidence consistent with planning standards and the general plan. Additionally, the HAA extends its provisions to affordable housing projects, ensuring a fair and efficient approval process for such developments. • No-Net-Loss Law (Gov. Code, § 65863) aims to ensure that there is no net loss of affordable housing stock during the planning and development process. When a development project leads to the removal of affordable housing units, the No-Net-Loss Law requires that an equal or greater number of affordable units be replaced within the same jurisdiction. The law emphasizes the importance of maintaining a balance in Attachment 3
City of Coronado Page 606
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-74 the availability of affordable housing, aiming to counteract potential reductions in the overall supply of affordable units resulting from development activities. • Housing Element Law (Gov. Code, § 65583, esp. subds. (c)(5), (c)(10).) outlines requirements for the housing element, which is a component of a local government's general plan. Subdivision (c)(5) emphasizes the need for the housing element to include an analysis of potential and actual constraints to the maintenance, improvement, or development of housing for all income levels. This includes an assessment of governmental and nongovernmental constraints, such as regulatory barriers. Subdivision (c)(10) highlights the importance of the housing element in addressing the regional housing needs allocated to the local government and providing adequate sites to accommodate the assigned housing units, including sites that are zoned and realistically available for development.
• Under the City’s Inclusionary Housing Ordinance, As a prerequisite for the approval of any tentative parcel map or subdivision map for residential development in the City of Coronado, the subdivider must allocate 20 percent of the units within the development for rental to individuals qualified under Section 8 Rental Assistance requirements or those falling within very low- and low-income categories defined by the U.S.
Department of Housing and Urban Development (HUD). Alternatively, the subdivider can opt to designate these units for sale to individuals within moderate income categories as established by HUD or pay a fee for each unit to support affordable housing initiatives. If the subdivider chooses to reserve units, the number should be equivalent to 20 percent of the total units in the proposed development. Rentals must adhere to HUD's Fair Market Rent, while reserved units for sale must be offered at affordable prices within moderate income categories. The location of these reserved units can be within the City of Coronado but outside the development site, subject to approval by the Community Development Director and City Council. The units must be maintained in a decent, safe, and sanitary condition. If the subdivider opts for a fee in lieu of unit reservation, the amount is determined by a City Council-adopted schedule, aiming to contribute reasonably to the City's affordable housing goal without imposing undue financial burdens on applicants.
Table 4. Number of DFEH Housing Complaints in San Diego County (2020) Year Housing Unruh Civil Rights Act
2015 115 16
2016 72 10
2017 82 56
2018 72 7
2019 72 7
2020 71 11
Source: DFEH Annual Reports, https://www.dfeh.ca.gov/LegalRecords/?content=reports#reportsBody Based on DFEH Annual Reports, Table 4. Number of DFEH Housing Complaints in San Diego County (2020) shows the number of housing complaints filed by San Diego County to DFEH between 2015 and 2020. It should be noted that case reporting is not broken out by city and is only reported on a county-wide basis. A substantial decrease in number of complaints from 2015 to 2016 precedes the stagnant trend from 2018 to 2020. Note that fair housing cases alleging a violation of FEHA can also involve an alleged Unruh violation as the same unlawful activity can violate both laws. DFEH creates companion cases that are investigated separately from the housing investigation.
The Department of Housing and Urban Development’s Office of Fair Housing and Equal Opportunity (HUD FHEO) enforces fair housing by investigating complaints of housing discrimination. Table 5. Number of FHEO Filed Case by Protected Class in San Diego (2015-2020), shows the number of FHEO Filed Cases by Protected Class in San Diego County between 2015 and 2020. A total of 468 cases were filed within this time period, with disability being the top allegation of basis of discrimination followed by familial status, race, national origin, and sex. These findings are consistent with national trends stated in FHEO’s FY 2020 State of Fair Housing Annual Report to Congress where disability was also the top allegation of basis of discrimination.
Attachment 3
City of Coronado Page 607
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-75 Table 5. Number of FHEO Filed Case by Protected Class in San Diego (2015-2020) Year Number of
Filed Cases Disability Race National Origin Sex Familial Status 2015 103 68 15 9 6 17
2016 69 43 13 6 5 5
2017 76 58 12 3 9 7
2018 81 56 10 6 13 8
2019 103 68 9 9 8 14
2020 36 22 3 4 5 6
Source: Data.Gov - Department of Housing and Urban Development Office of Fair Housing and Equal Opportunity (FHEO) Filed Cases, https://catalog.data.gov/dataset/fheo-filed-cases Furthermore, the AFFH Data Viewer reports that from the years 2013 through 2022, there were seven total inquiries in the City, of which one was based on familial status and six did not have a valid issue or basis. From 2013 to 2022, Coronado had seven valid cases which consisted of two familial status, one disability status, one race basis, and one retaliation basis cases. This low number of cases does not provide sufficient data in the City to compare to the County.
Local Enforcement (Legal Aid Society of San Diego)
The Legal Aid Society of San Diego (LASSD) provides fair housing services to guarantee equal housing opportunity for San Diego County, including the City of Coronado. LASSD provides support through outreach, education, and enforcement of both federal and state fair housing laws. To receive services provided by LASSD the act of housing discrimination must have occurred within the County of San Diego. The LASSD Housing Team is the only full-service resource in the County, providing counseling, direct legal intervention, and in-Court representation for eligible San Diego County residents.
According to data provided by LASSD and specifically for Coronado, a total of 9.3% of all housing related calls since 2015 involved an allegation of discrimination. Of those callers alleging discrimination, 80% involved disability discrimination, 2% involved familial status discrimination, and 1% involved sex and source of income discrimination.
The SDC 2020-25 AI found that between FY 2014 and FY 2020, LASSD served over 19,000 client households, of which 38 households resided in the City of Coronado. Most client households served by LASSD were lower income (87%), White (66%) and resided in the City of San Diego (53%). Based on the data reported by LASSD, fair housing issues disproportionately affected some San Diego County residents. For example, Black residents made up less than 5% of the total County population yet represented 24% of fair housing complainants.
Fair Housing Testing
Fair housing testing is a randomized audit of property owners’ compliance with local, State, and federal fair housing laws. Initiated by the Department of Justice’s Civil Rights Division in 1991, fair housing testing involves the use of an individual or individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, State, and federal fair housing laws.
The LASSD conducts fair housing testing on a quarterly basis. Upon a finding of possible discrimination, LASSD conducts follow-up tests, reviews the site for prior complaints, issues a warning, and presents findings. The SDC 2020-2025 AI also conducted Fair Housing testing to determine if, and to what extent, discriminatory business practices exist in apartment rental housing and related markets. Currently, there are no fair housing testing results for the City of Coronado.
Attachment 3
City of Coronado Page 608
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-76 Fair Housing Education
LASSD works to stop housing discrimination and ensure equal housing opportunities for all San Diego County residents through outreach, education, and enforcement of Federal and State Fair Housing Laws. The organization provides free support for eligible clients with fair housing issues or general questions about their rights as a tenant, and walk-in services are also offered at three office locations in San Diego County- Southeast, Midtown, and North County. In addition, LASSD has established a Fair Housing Hotline to ensure its fair housing services are readily available to the community and that a resident may promptly report any act of housing discrimination that may have occurred. LASSD also assists with the following fair housing outreach and activities:
• Developing and conducting public seminars on fair housing laws and issues. • Developing, disseminating, and submitting verification of publication or broadcast regarding fair housing issues, laws, and resources.
• Producing and distributing high-quality and as appropriate, bilingual brochures and/or pamphlets to the public regarding fair housing law and regulatory issues. • Operating a website that contains fair housing information, email capability, and providing the text of fair housing laws to the public, upon request.
• Annually conducting and/or participating in a regional San Diego Fair Housing Fair intended to educate the public on fair housing issues, laws, and resources.
• Consulting and participating with nonprofit, governmental, and private sector housing, and fair housing agencies active within the San Diego region, including membership and participation in the SDRAFH.
Department of Fair Employment and Housing
The mission of the DFEH is to protect Californians from employment, housing, and public accommodation discrimination, and hate violence. To achieve this mission, DFEH keeps track of and investigates complaints of housing discrimination, as well as complaints in the areas of employment, housing, public accommodations and hate violence.
Each year, DFEH generates an annual report that presents complaint trend data by county. As shown in Table 6.
DFEH Complaint Trends in San Diego County (2015-2020), San Diego County has steadily decreased the number of complaints filed with DFEH since 2015, which is consistent with the enforcement data reported above.
Table 6. DFEH Complaint Trends in San Diego County (2015-2020) Year Employment Housing Ralph Civil
Rights Act
Unruh Civil
Rights Act
Disabled
Persons Act Grand Total
2015 995 115 2 16 0 1,128
2016 189 72 1 10 1 273
2017 244 82 4 56 1 387
2018 244 72 7 7 3 333
2019 244 72 7 7 3 333
2020 244 71 2 11 0 328
Total¹ 2,160 484 23 107 8 2,782
¹ Does not represent the total for the entire 5th Cycle Planning Period, as 2020 is the latest data available.
Source: DFEH Annual Reports, https://www.dfeh.ca.gov/LegalRecords/?content=reports#reportsBody.
Summary of Fair Housing Issues
Data provided in this section of the Housing Element reflects a limited number of fair housing issues given the population and compared to the County as a whole. The primary fair housing issues in the City are a lack of housing choice related to a lack of affordable housing and access to opportunity. Ensuring access to opportunity means both improving the quality of life for residents of low-income communities, as well as supporting residents’ mobility and access to ‘high resource’ neighborhoods. Greater access to opportunity would also provide more opportunities for Attachment 3
City of Coronado Page 609
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-77 lower-income and disadvantaged persons to move to Coronado to enjoy the high level of opportunity offered. The public outreach conducted as part of the Housing Element (through a survey and two workshops with live polling, and stakeholder meetings) also confirmed these issues.
With regard to fair housing complaints, it is important to note that the numbers reflect only the number of discrimination complaints that were reported to LASSD and may not reflect the full extent of discrimination. Housing discrimination can go undetected and unreported, and it is common for victims of housing discrimination not to be able to identify, prove, or document, the discrimination that occurs. Residents may feel that they could be subject to retaliation by their housing provider if they report discrimination.
Although City residents are provided services and education by LASSD, these resources may not be sufficient to resolve all discrimination. Currently, the City of Coronado does not have a contract for services with LASSD which may limit fair housing services to meet the existing needs of residents. In order to take a proactive approach on the issue of addressing fair housing issues in both Coronado and its neighboring communities, the Housing Plan contains the a number of programs listed in Section J of this section.
E. Local Data and Knowledge
1. History
Coronado is a resort city located in San Diego County, across from the San Diego Bay from downtown San Diego, and was incorporated in 1887. In the early nineteenth century, Coronado was used as a safe harbor by whalers who also began to build hide houses to carry out their work. After Mexico gained its independence from Spain in 1821, land grants were issued for various sections of California, thus creating the grand rancheros and haciendas of this period.
In 1855, part of the peninsula was leased for agriculture experiments in growing wheat and barley. Whaling companies also established whale processing. Don Pedro Carrillo gained the property of Coronado and its sister island, North Island, by a land grant signed by Mexican Governor Pio Pico on May 15, 1846.
The modern history of Coronado began in 1886 with the formation of the Coronado Beach Company, which for many years was the driving force behind the development of the peninsula as a town and resort destination. The Coronado Beach Company was organized to create a resort community, and in 1886, Elisha Spurr Babcock, along with Hampton L. Story and Jacob Gruendike, purchased the land. By 1888, Coronado was developing into a community, particularly with the founding of various organizations. The Hotel del Coronado has played a significant role in the growth and development of the City of Coronado, both in terms of its economy and its physical development. The development of the Hotel del Coronado has been intertwined with the development of the City of Coronado. Shortly after the conception of the hotel, its founders began auctioning lots on the island to attract residents to the new town of Coronado.
According to a 2022 economic impact study released by Discover Coronado, the total economic impact of tourism in Coronado sustained 950 jobs (supporting 11% of all jobs in Coronado) and generated $8.2 million in local tax revenues in 2022. This study shows how tourism has been a significant factor in the growth and development of Coronado.
The establishment of the naval base has also had a significant impact on the growth and development of Coronado, particularly in terms of its economy, population growth, housing market, infrastructure, and environmental impact.
Here are some ways in which the naval base has impacted the growth of Coronado:
• Economic impact: The naval base has been a significant economic driver for Coronado. The base employs thousands of people and generates millions of dollars in economic activity for the City. • Population growth: The establishment of the naval base has led to an increase in population in Coronado.
Many military personnel and their families live in Coronado, which has contributed to the City's population growth over time.
Attachment 3
City of Coronado Page 610
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-78 • Housing market: The presence of the naval base has also impacted the housing market in Coronado.
Military personnel and their families often look for housing in the area, which has driven up demand for housing and led to higher home prices.
• Infrastructure: The naval base has also impacted the infrastructure of Coronado. The base has its own facilities and infrastructure, such as housing, schools, and medical facilities., • Environmental impact: The naval base has also had an impact on the environment of Coronado. The base has implemented water conservation measures to address the ongoing drought in California. The base's environmental impact is also being studied as part of a plan to update its homeport facilities for three NIMITZ-class aircraft carriers.
Coronado's unique locale and historic development has resulted in a community that is unusual, intriguing, and inviting. Coronado's truly admirable physical environment, and the opulence, glamour, and charm of the Hotel Del Coronado, has permitted the City an isolated peaceful resort and residential community existence throughout most of its history. The compactness of the community means that commercial and civic facilities are in easy reach of pedestrians and bicyclists from most points in the City. The wealth of many of the City's early residents has permitted commercial and civic development that exceeds those of most cities of similar size. Moreover, the City's strong tourist industry and large naval facilities guarantee the continued health and variety of the City's commercial district.
2. Home Purchase Loans
The SDC 2020-2025 AI analyzed available HMDA loan data for the MSA and found that the applications for African American and Hispanic applicants were uniformly denied at higher rates than those of White or Asian Applicants.
Lending discrimination is a major contributing factor to segregation in a community. When minorities are unable to obtain loans, they are far more likely to be regulated to certain areas of the community. As the Coronado rental market grows more expensive, minorities can be disproportionately impacted.
A key aspect of fair housing choice is equal access to financing for the purchase or improvement of a home. In 1977, the Community Reinvestment Act (CRA) was enacted to improve access to credit for all communities, regardless of the race/ethnic or income makeup of its residents. CRA was intended to encourage financial institutions to help meet the credit needs of communities, including low- and moderate‐income people and neighborhoods. Depending on the type of institution and total assets, a lender may be examined by different supervising agencies for its CRA performance.
Additionally, the Home Mortgage Disclosure Act (HMDA) requires financial institutions with assets exceeding $10 million to collect and submit detailed information on the disposition of home loans inclusive of applicant characteristics such as race, ethnicity, and income. HMDA data can then be evaluated to determine if there are any lending patterns indicating that loan approval rates are significantly different for one group versus another. While this evaluation can identify differences in loan application approval rates, the data and the evaluation fall short of establishing bona fide discrimination. Nonetheless, the evaluation of lending outcomes based on HMDA data is helpful in determining where to focus future study as well as present or future homebuyer education and lender training concerning the Fair Housing Act.
Federal Housing Administration (FHA) insured loans generally offer a down payment as low as 3.5% of the purchase price or home value and include the ability to finance some of the closing costs, which are generally lower than conventional loan closing costs. FHA loans are insured by the FHA, meaning that private lenders can file a claim with the FHA in the event of borrower default on an FHA insured loan. Similarly, the United States Veterans Administration (VA) offers VA guaranteed loans that are available to a current member of the U.S. armed forces, a veteran, a reservist or National Guard member, or an eligible surviving spouse through VA‐approved lenders. VA mortgage loans can be guaranteed with no money down and there is no private mortgage insurance requirement.
Like FHA loans, the lender is protected against loss if the borrower fails to repay the loan. FHA and VA loans provide access to credit for borrowers that may not have a sufficient down payment or credit history to qualify for Attachment 3
City of Coronado Page 611
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-79 conventional loans, which generally require a minimum down payment or equity stake in the property of 5%. Since there is no government insurance on conventional loans, so these loans pose a higher risk to the financial institution and thus generally have more stringent credit, income, and asset requirements.
Table 7. Disposition of Home Purchase and Improvement Loan Applications (2022), shows the approval and denial trends for the different loan types submitted by applicants in Coronado. Of the loan types, conventional home purchase, conventional home improvement and conventional refinance loans had the highest number of loan applications for each loan type with 66% of conventional home purchase loans, 54% of conventional home improvement loans and 65% of conventional refinance loans approved. Conventional refinancing loan applications accounted for over three‐quarters of all loan applications in this dataset.
Table 7. Disposition of Home Purchase and Improvement Loan Applications (2022)
3. Home Improvement Loans
Reinvestment in the form of home improvement is critical to maintaining the supply of safe and adequate housing.
Historically, home improvement loan applications have a higher rate of denial when compared to home purchase loans. Part of the reason is that an applicant’s debt-to-income ratio may exceed underwriting guidelines when the first mortgage is considered with consumer credit balances. Another reason is that many lenders use the home improvement category to report both second mortgages and equity-based lines of credit, even if the applicant’s intent is to do something other than improve the home (e.g., pay for a wedding or college). Loans that will not be used to improve the home are viewed less favorably since the owner is divesting in the property by withdrawing accumulated wealth. From a lender’s point of view, the reduction in owner’s equity represents a higher risk. As shown in Table 7. Disposition of Home Purchase and Improvement Loan Applications (2022) in 2022, 108 applications for home improvement loans were received in Coronado and approximately 54% of applications were approved. Table 8. Disposition of Home Purchase and Improvement Loan Applications (2012) shows the applications for home improvement loans for Coronado households in 2012. In 2012, 43 applications for home improvement loans were received and approximately 77% of applications were approved.
Table 8. Disposition of Home Purchase and Improvement Loan Applications (2012) # % # % # % # %
Approved1 15 63% 160 66% 193 65% 58 54%
Denied 2 8% 20 8% 43 14% 31 29%
Other2 7 29% 61 25% 63 21% 19 18%
Total Applicants 24 100% 241 100% 299 100% 108 100% 1
Includes applications approved by lenders but not accepted byu the applicants 2 Includes files closed for incompleteness and withdrawn applications Source: FFIEC MSA/MD 2022 Aggregate Report for Census Tracts in Coronado, CA Gov't Backed Purchase Conventional Refinancings Home Improvement Loans Loan Type
# % # % # % # %
Approved1 20 67% 162 76% 855 71% 33 77%
Denied 6 20% 29 14% 188 16% 4 9%
Other2 4 13% 23 11% 162 13% 6 14%
Total Applications 30 100% 214 100% 1205 100% 43 100% 1 Includes applications approved by lenders but not accepted byu the applicants 2 Includes files closed for incompleteness and withdrawn applications Source: FFIEC MSA/MD 2022 Aggregate Report for Census Tracts in Coronado, CA Loan Type
Gov't Backed
Purchase Conventional Refinancings Home Improvement Loans Attachment 3
City of Coronado Page 612
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-80
4. Refinancing
Homebuyers will often refinance existing home loans for several reasons. Refinancing can allow homebuyers to take advantage of better interest rates, consolidate multiple debts into one loan, reduce monthly payments, alter risk (i.e., by switching from variable rate to fixed rate loans), or free up cash and capital. A substantial proportion of loan applications submitted in the City in 2022 were for refinancing existing home loans (299 applications) with a 65% approval rate. In 2012, there were 1,205 applications for refinancing with a 77% approval rate.
5. Mortgage Financing Comparison (2012 to 2022)
Overall, 24 households applied for government-backed mortgage loans, and 241 households applied for conventional home mortgage loans in Coronado in 2022 (see Table 7. Disposition of Home Purchase and Improvement Loan Applications (2022)). Of the applications for conventional purchase loans, 66% were approved, 8% were denied, and 25% were withdrawn or closed for incompleteness. In 2012, there were more applications for government-backed home purchase loans than in 2022. The 2022 approval rate for government-backed home purchase loans and conventional mortgage loans is also lower than the approval rates in 2012 (Table 8. Disposition of Home Purchase and Improvement Loan Applications (2012)). More than half (65%) of refinance applications were approved in 2022, lower than the approval rate of 71% in 2012. The denial rate in 2022 was greatest for home improvement loans (29%), while 2012 saw a lower denial rate (9%). To support mortgage assistance, the Housing Plan contains Program H-2.D. Mortgage Credit Certificate Program.
6. Lending Patterns by Race/Ethnicity and Income Level (2022) Lending patterns in the MSA indicate a higher approval rating for White applicants and lower ratings for minority groups. Table 9. Home Loan Approval Rates by Applicant Characteristics Type Low/Mod Income
< 80 Percent MFI
Low/Mod Income
80-120 Percent MFI
Low/Mod Income
120+ Percent MFI
RACE/ETHNICITY LOAN
APPLICATIONS
APPROVAL
RATE
LOAN
APPLICATIONS
APPROVAL
RATE
LOAN
APPLICATIONS APPROVAL RATE
White 14,351 50% 14,673 61% 37,293 66%
Asian 2,122 40% 2,893 57% 9,492 60%
Black or African
American 1,004 44% 1,162 54% 1,618 58%
Hispanic or
Latino 5,429 42% 5,558 55% 7,582 60%
All Others 887 40% 1,293 60% 4,274 67%
N/A or
Decline to Say 6,156 42% 6,535 54% 16,254 60%
Source: San Diego-Chula Vista-Carlsbad MSA HDMA Database, 2021 , shows the loan approval rates for all loan applications for properties in the San Diego-Chula Vista-Carlsbad MSA in 2021 where HMDA data is available. This examination of lending activity focuses on potential discrimination in lending decisions that could prevent an individual or family from securing loan approval based on race or ethnicity.
Table 9 breaks the loan applications into income level categories first, then examines approval rates based on race or ethnicity for each loan type to determine if there are significant differences between the income category approval rate and the approval rate for each race or ethnicity group within that category.
Table 9. Home Loan Approval Rates by Applicant Characteristics Type Low/Mod Income
< 80 Percent MFI
Low/Mod Income
80-120 Percent MFI
Low/Mod Income
120+ Percent MFI
RACE/ETHNICITY LOAN
APPLICATIONS
APPROVAL
RATE
LOAN
APPLICATIONS
APPROVAL
RATE
LOAN
APPLICATIONS APPROVAL RATE
White 14,351 50% 14,673 61% 37,293 66%
Attachment 3
City of Coronado Page 613
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-81 Asian 2,122 40% 2,893 57% 9,492 60%
Black or African
American 1,004 44% 1,162 54% 1,618 58%
Hispanic or
Latino 5,429 42% 5,558 55% 7,582 60%
All Others 887 40% 1,293 60% 4,274 67%
N/A or
Decline to Say 6,156 42% 6,535 54% 16,254 60%
Source: San Diego-Chula Vista-Carlsbad MSA HDMA Database, 2021
7. Predatory Lending
Predatory lending involves abusive loan practices usually targeting minority homeowners or those with less‐than‐ perfect credit histories. The predatory practices include high fees, hidden costs, unnecessary insurance, and larger repayments due in later years. A common predatory practice is directing borrowers into more expensive and higher fee loans in the “subprime” market, even though they may be eligible for a loan in the “prime” market. Predatory lending is prohibited by several state and federal laws.
8. Community Perspectives on Fair Housing Discrimination As part of the development of the SDC 2020-25 AI, six community workshops were held in communities throughout the County to gather input regarding fair housing issues in the region. Key issues identified by participants, service providers, housing professionals and various staff include the following:
• Experience with housing discrimination by protected classes. • Issues and barriers to reporting housing discrimination incidents. • Barriers to access of housing in communities.
• Protected classes that need improved services
• Misconceptions and misunderstandings about fair housing. • Importance of finding new ways to build community awareness about fair housing.
In addition, key stakeholders were interviewed regarding the County’s AI. Stakeholders represented a variety of organizations that provide fair housing services and/or complementary related support services. Key issues and opportunities identified by stakeholders include the following:
• Cultural, language and other challenges to building community awareness of fair housing issues. • Geographic, transportation, accessibility, and other barriers to housing in communities.
Attachment 3
City of Coronado Page 614
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-82 • Misconceptions or misunderstandings about Fair Housing. • Under reporting, documentation issues, opposition, and other challenges to meeting fair housing needs. • Improved services required by protected classes.
• Opportunities with community assets which can be leveraged to further Fair Housing. • Opportunities through improving interagency coordination. • Technological opportunities in promoting and supporting Fair Housing outreach.
Residents throughout San Diego County were also surveyed to learn more about fair housing issues in each jurisdiction. Coronado’s results indicated that respondents did experience discrimination in housing and identified the landlord/property manager as the primary source of discrimination. The survey results also found the following:
• Discrimination was primarily based upon the status and source of income. • Discrimination is likely not reported due to lack of information/knowledge regarding where to report and how to report.
• Reasonable accommodation has been delayed multiple times according to survey respondents. • Most survey respondents had not participated in any fair housing training and not heard or seen a Fair Housing Public Service Announcement on TV, the radio, or online.
The SDC 2020-25 AI also identified the following fair housing issues specifically involving Coronado:
• The City had a total of two fair housing cases filed from 2014-2018 and both complaints were based on disability.
• The City experienced one hate crime from 2013-2018, which was related to religion. • Currently, the City utilizes fair housing services provided by the Legal Aid Society as contracted through the County of San Diego. The City complies with all Fair Housing regulations as set by state and federal law. The Affirmatively Furthering Fair Housing Analysis is intended to understand existing disparities in the Coronado community and provide methods and mitigation measures in Section 4 of this Housing Element.
Please note the City will be holding a Community Workshop on October 12, 2023. The City will update this section with the results from the survey conducted during that workshop, with findings provided in a subsequent draft of this Housing Element update.
9. Real Estate Advertising
Rental Housing
While the process of renting an apartment or home may be less expensive and burdensome initially than the home‐ buying process, it may be just as time‐consuming and potential renters may face discrimination during various stages of the rental process. Some of the more prevalent forms of discriminatory treatment are discussed in the sections below.
The main sources of information on rentals are newspaper advertisements, word of mouth, signs, apartment guides, the Internet, and apartment brokers. Litigation has held publishers, newspapers, and others accountable for discriminatory ads. While advertisements cannot include discriminatory references that describe current or potential residents, the neighbors or the neighborhood in racial or ethnic terms, or other terms suggesting preferences (e.g., adults preferred, ideal for married couples with kids, or conveniently located near a Catholic church), the content of the advertisement can suggest a preferred tenant by suggesting preferred residents, using models, publishing in certain languages, or restricting media or locations for advertising.
Ownership Housing
The first step in buying a home is generally searching for available housing through advertisements that appear in magazines, newspapers, or on the Internet. Advertising is a sensitive issue in the real estate and rental housing Attachment 3
City of Coronado Page 615
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-83 market because advertisements can advertently or inadvertently signal preferences for certain buyers or tenants.
Recent litigation has held publishers, newspapers, the Multiple Listing Service (MLS), real estate agents, and brokers accountable for discriminatory ads.
Advertising can suggest a preferred buyer or tenant in several ways. Examples include advertisements or listings that:
• Suggest a preferred type of buyer or tenant household; • Use models that indicate a preference or exclusion of a type of resident; • Publish advertisements or listings in certain languages; or • Restrict publication to certain types of media or locations indicating a preference.
Generally, advertisements cannot include discriminatory references that describe current or potential residents, the neighbors, or the neighborhood in racial or ethnic terms, or terms suggesting preferences for one group over another (e.g., adults preferred, ideal for married couples with kids, or conveniently located near Catholic church). T
10. Accessibility of Public Facilities
As shown in Figure-25. City Parks with ½ mile Buffer, all Opportunity Sites (Sites 1 through 10) are located within a ½ mile to a city park, representing 489 lower-income and 158 moderate-income units (100% of the total lowerincome units and 100% of the total moderate-income units). Access to parks is crucial for enhancing the quality of life in a community, as it provides numerous physical, mental, social, and environmental benefits. In addition, Figure-26. Supermarkets-Grocers with ½ mile buffer, shows that nearly all Opportunity Sites are located within a ½ mile distance to a supermarket or grocery store. Access to a grocery store is of paramount importance for fostering access to opportunity, promoting community health, and enhancing overall quality of life.
Attachment 3
City of Coronado Page 616
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-84 Figure-25. City Parks with ½ mile Buffer
Attachment 3
City of Coronado Page 617
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-85 Figure-26. Supermarkets-Grocers with ½ mile buffer
Attachment 3
City of Coronado Page 618
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-86
11. Other Relevant Factors
Other contributions that affect the accumulation of wealth and access to resources include historical disinvestment, lack of infrastructure improvements, and presence of older affordable housing units that may be at risk of conversion to market-rate housing. As documented in this Housing Element, Coronado is a generally a high resource area and has historically made significant investments in infrastructure. Additionally, the Housing Plan includes Program H2.A: Pursue State and Federal Funding for Affordable Housing.
F. Historical Governmental and Nongovernmental Land Use
1. Zoning and Investment Practices (e.g., Infrastructure) The City of Coronado is bounded by the Pacific Ocean on the West, Naval Air Station North Island on the Northwest, San Diego Bay on the Northeast and East, and the City of Imperial Beach on the South. The area of the City from Imperial Beach to just North of the Naval Amphibious Base is often termed the "Silver Strand". The entire City is within the Coastal zone as defined by the Coastal Act of 1976 and the State Coastal Commission.
The City's physical environment and history are most responsible for Coronado's existing development patterns. The physical location of the community has dictated its geographic boundaries, affected its development, and helped to determine its character. The City’s proximity to the ocean and its island-like characteristics have resulted in high land and housing values. The community is nearly built out, with virtually no developable vacant land. With its bases and recreational resources, it has both a large military population and a substantial transient daytime tourist population.
The community experiences extensive cross-commuting, with many of its residents working elsewhere in the region and numerous commuters crossing the City to work on its bases and in its tourist facilities.
The development of Coronado dates to 1886, when Elisha S. Babcock and H. L Story, the joint owners of the whole Coronado peninsula, formed the Coronado Beach Company, subdivided a portion of their holdings, cleared the land, graded streets, and held Coronado's first land auctions. The next year, Babcock and Story built the Hotel Del Coronado with the money accumulated from the land sales and opened its doors in 1888. The Hotel del Coronado has played a significant role in the growth and development of the City of Coronado.
Coronado is located at the northern end of the Silver Strand, a long narrow strip of land that connects Coronado to the rest of San Diego County. Historically, access to Coronado was either by ferry from San Diego or by driving up from the south. In 1969 the San Diego-Coronado Bay Bridge was opened, which offered convenient access between the two cities. The Bridge spans approximately 2.3 miles across the San Diego Bay and provides one of the only two automobile access routes to the City. The other route is through State Route 75 (SR-75), also known as Silver Strand, accessed from the City of Imperial Beach.
Coronado is one of the region’s most famous resort communities with the historic Hotel Del Coronado, two other world-class hotels, and a world-renowned public beach. Military and tourism are the City’s two major industries. The U.S. Navy, with three bases in the City, has a strong presence in Coronado. Naval Air Station, North Island was commissioned as a Naval Air Station in 1917 and is the largest aviation industrial complex on the West Coast. The Naval Amphibious Base Coronado, situated on the Silver Strand, is the West Coast center of special and expeditionary warfare training and operations. The Silver Strand Training Complex in Coronado, also on the Silver Strand, borders the City of Imperial Beach to the south.
2. The Great Recession and Redevelopment Dissolution
As with other cities across the country, housing development slowed significantly starting in 2008-09 with the Great Recession. Housing types developed in the City also shifted as more multifamily units were built to adapt to the housing market changes caused by the Recession.
In accordance with State law, the City’s redevelopment agency, the Community Development Agency (CDA) of the City of Coronado, dissolved on February 1, 2012. Prior to dissolution, the City Council elected to become the Attachment 3
City of Coronado Page 619
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-87 Successor Agency and to retain the housing assets and functions previously performed by the CDA. Redevelopment projects that were in progress were completed. The 20% housing set aside funds generated by redevelopment activity constituted the primary source of funding for affordable housing in Coronado. There has been no alternative local funding source and State funding sources are limited to grants and low-income housing tax credits, both of which are highly competitive. Dissolution of the CDA is and will continue to be a significant constraint to the City’s ability to subsidize future affordable housing projects.
G. Sites Inventory
1. Disproportionate Housing Need
As provided earlier in this section, Table 3. Impacts on Patterns of Disproportionate Housing Needs, provides an Opportunity Sites summary of the number of units by income group for each of the AFFH categories relative to the impacts on patterns of disproportionate housing needs. The table analyzes the following categories:
Overpayment/Cost Burden
According to the federal government, overpayment is considered any housing condition where a household spends more than 30% of income on housing. A cost burden of 30% to 50% is considered moderate overpayment; payment in excess of 50% is considered severe overpayment. Overpaying is an important housing issue because paying too much for housing leaves less money available for emergency expenditures.
The analysis evaluates the number of units in the Opportunity Sites that are in areas where the majority (more than 50%) of households experience housing cost burden. Cost burden is defined as having over 30% of a household’s income go towards rent and utilities each month. As shown in Error! Reference source not found., of the 10 Opportunity Sites, nine (Sites 1 through 7 and 9 through 10) are in census tracts with a concentration of 40% to 80% of renters overpaying for housing, representing 442 lower-income and 158 moderate-income units (90.0% of the total lower-income units and 100.0% of the total moderate-income units). The remaining Opportunity Site (Site 8), representing 47 lower-income units and zero moderate-income units (10.0% of the total lower-income units and
0.0% of the total moderate-income units), is in a census tract with a concentration of 20% to 40% of renters overpaying for housing.
Furthermore, Error! Reference source not found. shows that of the 10 Opportunity Sites, six (Sites 1, 2, 5 through 7, and 10) are in census tracts with a concentration of 40% to 80% of renters overpaying for housing, representing 369 lower-income and 124 moderate-income units (75.5% of the total lower-income units and 78.5% of the total moderate-income units). The remaining Opportunity Sites (Sites 3,4, 8, and 9), representing 120 lower-income units and 34 moderate-income units (24.5% of the total lower-income units and 21.5% of the total moderate-income units), are in a census tract with a concentration of 20% to 40% of renters overpaying for housing.
Another way to measure the relative cost or rent burden is by comparison to the countywide average. A total of
52.7% of Coronado renters experience a rent cost burden while 56.7% of County renters do. Homeowners in the City experience cost burden at a rate of 50.8% compared to 38.8% in the County. Table 3. Impacts on Patterns of Disproportionate Housing Needs provides more information on the cost burden experienced by residents in Coronado.
White Concentration Areas (Census Tracts)
HUD defines an area of concentration as an area where the percentage of a racial or ethnic concentration is over 40%. Since all the City has a higher White population than the County average, all Opportunity Sites are located in white-concentrated areas.
As shown in Figure 5. Predominant Race, nine of the 10 Opportunity Sites (Sites 1 through 9) are situated in regions with a predominance of White Alone, not Hispanic, or Latino residents, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income Attachment 3
City of Coronado Page 620
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-88 units and 43.7% of the total moderate-income units), is in an area with low-medium segregation. It is important to note that Site 10 is the anticipated Navy housing that has already obtained federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site. Moreover, according to the 2021 ACS 5-Year Estimates, Coronado has a predominantly non-Hispanic/Latino White population that makes up
70.1% of the total population in the City and is substantially higher than the County average of 44.1%. Table 3.
Impacts on Patterns of Disproportionate Housing Needs, provides more information on the racial concentrations in Coronado.
Areas of Affluence
As shown in Table 3. Impacts on Patterns of Disproportionate Housing Needs, 17% of all units are in areas of affluence. This is due primarily to the fact that affluent areas are mostly built out, with few sites for potential new development.
As shown in Figure 11, four of the 10 Opportunity Sites (Sites 1, 3, 4, and 9), representing 92 lower income and 34 moderate-income units (18.8% of the total lower-income units and 21.5% of the total moderate-income units) are located within an RCAA. The third RCAA is in Census Tract 106.01 with a median income of $130,457 and a 74.5% White population (2021 ACS 5-Year Estimates). As shown in Figure 1. Coronado Census Tracts and Surrounding Cities, Census Tract 106.01 is directly adjacent to the City of Imperial Beach. It is important to note that Census Tract 106.01 is not shown in Figure 11, as there are no opportunity sites located in this neighborhood. For the San Diego Association of Governments (SANDAG) as a whole, the average percentage of total White population was 46.9%, and the average median household income for the County was $83,753. This data indicates that White households in Coronado are more affluent (based on median income) as compared to White households in San Diego County.
R/ECAP and Displacement Risk Areas
As shown in Table 3. Impacts on Patterns of Disproportionate Housing Needs, there are no units in Racially/Ethnically Concentrated Areas of Poverty (R/ECAP) or in areas where there is a risk of displacement.
However, Figure 10. High Segregation and Poverty and Figure 24. Estimated Displacement Risk Overall demonstrates the nearest R/ECAP and displacement risk areas are located in the City of San Diego which is connected to the City via the Coronado Bay Bridge.
Overcrowding
Less than 2% of housing units in Coronado meet the ACS definition of “overcrowding” and it is not a significant problem. The overcrowding rate of 1.2% in the City is less than in the County (7%).
The City has worked to distribute the units in the Opportunity Sites in a way that will not concentrate affordable housing in areas of high minority concentration or poverty. Zero of the 10 Opportunity Sites are located in areas of high minority concentration or poverty, nor are they located in areas designated as susceptible to displacement because there are no census tracts in the City identified as susceptible to displacement.
As stated in previous sections above, the Housing Plan contains programs to address all identified fair housing issues that are primarily focused on increasing the supply of affordable housing which reduces/prevents displacement risk and reduces the housing cost burden for residents.
Integration and Segregation: Race and Income
Concentrated area of poverty is defined by the HUD as a census tract where the percentage of individuals living in households with incomes below the poverty rate is more than the lesser of 40% or three times the average poverty rate for the metropolitan area. The City is within the San Diego metropolitan area, where the average household poverty rate (according to 2021 ACS 5-Year Estimates) is approximately 10.7%. As depicted in Figure 10. High Segregation and Poverty, there are no census tract block groups within Coronado designated as "High Segregation & Poverty" according to the TCAC/HCD maps.
Attachment 3
City of Coronado Page 621
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-89 Minority Concentration here is defined as a Block Group or Census Tract that has a minority population higher than the County average. The City has no areas with a minority concentration.
The lower-income sites in the Opportunity Sites are less likely to be in minority and poverty concentration areas, as detailed in the following:
• 0.0% of lower-income units are in (overall) minority concentration areas compared to 0.0% of moderateand above moderate-income units. • 59% of lower-income units are in White concentration areas compared to 41% of moderate and above moderate-income units.
• There are no areas of poverty concentration in Coronado as defined above. • 11% of lower-income units are in census tracts that are areas of affluence compared to 6% of moderate and above moderate-income units.
It is important to note that sites, including lower-income sites, were identified pursuant to state law requirements and the HCD Site Inventory Guidebook, which dictate that non vacant properties designated with lower-income units (there is little to no vacant land appropriate for residential development in the City) must demonstrate redevelopment potential in order to be included in the site inventory. The evidence provided in Section 7. Adequate Sites Inventory Analysis and Methodology, of this Housing Element shows that the highest redevelopment potential exists for properties within the village area, and also in close proximity to the Coronado Bay Bridge which connects these areas to southern San Diego.
This area of the City is also close to high frequency transit, goods and services, jobs and schools and residential development in Downtown aligns with developing housing near transit and jobs as detailed in the 2025 California Statewide Housing Needs Assessment. Additionally, the location of the lower-income sites provides for higher scoring on Low-income Housing Tax Credits, the largest single funding source for affordable housing that exists today.
Access to Opportunity
Of the eight census tracts in Coronado, six are designated as Highest or High Resource, and one is designated as Moderate Resource. The remaining census tract does not have enough data to be designated, as it encompasses Naval Air Station North Island. There are no Low Resource areas or Disadvantaged Communities (per the TCAC/HCD Opportunity Map) within Coronado. Within San Diego County, most of the High and Highest Resource areas are located in the northern and coastal parts of the County.
Table 2. Opportunity Area Map Scores and Categorization shows the scores by domain for each census tract. In addition, Figure 2. TCAC Opportunity Map Composite Score illustrates the categorization of resource areas in and around the City.
Nine of the 10Opportunity Sites (Sites 1 through 9) are located within High or Highest Resource areas, representing 184 lower-income and 89 moderate-income units (37.6% of the total lower-income units and 56.3% of the total moderate-income units). The remaining Site 10, representing 305 lower-income and 69 moderate-income units (62.4% of the total lower-income units and 43.7% of the total moderate-income units) is in a Moderate Resource area. It is important to note that Site 10 is the anticipated Navy housing that has already obtained federal funding and would not rely on public subsidies or low-income tax credits to fund the affordable units on the site.
Concentration of Lower-Income Sites Near Transit
The majority of Opportunity Sites are located in close proximity to transit services as shown in Figure 8. Bus Stops with ½ Mile Buffer. As mentioned earlier in this Section, HCD’s Intersectional Policy Work webpage asserts the following regarding housing and transportation:
Attachment 3
City of Coronado Page 622
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-90 “After housing, transportation is the second-largest household expense… People who live near transit and job centers drive less, particularly lower income residents. More recently, however, those areas have become less and less affordable. Housing near transit is in high demand, and rents and property values near transit are 10 to 20% higher on average than similar homes further from transit. Modeling and analysis by the Legislative Analyst’s Office suggest ‘California’s high housing costs cause workers to live further from where they work, likely because reasonably priced housing options are unavailable in locations nearer to where they work.’ When households move further from job- and transit-rich areas to find more affordable homes, they encounter higher transportation costs and longer commutes. Beyond the quality-of-life consequences for individual households, longer commutes also increase greenhouse gas emissions and decrease productivity.” As stated by HCD, lower-income households are especially vulnerable to displacement and higher housing cost burden. The increase in housing demand across the region, especially near transportation can force families to move further away from job centers and “over-commute,” leading to increased transportation costs..
Although there are no areas in Coronado with high levels of pollution, as shown in Figure 16. CalEnviroScreen 4.0 Percentile Score, the City has taken several actions that are aligned with these recommendations, including:
• Prioritizing the City’s available sites closest to transportation and job centers for lower-income families is an important goal of this Housing Element. However, the City also considers housing mobility to be an important element of helping the community thrive. The City has supported housing mobility and opportunity through the following actions:
• Local Density Bonus Program: The City updated its Density Bonus program to require an allowance of up to 50 percent density bonus when the base BMR is proposed, as required by AB 2345. The City of Coronado has included Program H-2.K: Amend Density Bonus Ordinance to update the City’s Municipal Code in compliance with state legislation.
• Inclusionary Housing Requirement: 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% 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.
While the City has taken important steps to increase housing opportunity and availability throughout the City, the data and analysis presented in this section of the Housing Element indicate that the primary fair housing issue in Coronado is a lack of housing choice and mobility caused by a lack of affordable housing. In addition to accommodating the RHNA, the City will implement a suite of actions to improve housing mobility and offer new choices and affordability. These actions are intended to address the City’s RCAA’s and well as increase diversity.
Actions could include but are not limited to the objectives from the following programs of Section 8: Housing Plan:
o Program H-2.L: Housing Choices
o Program H-3.I: Housing Mobility
Furthermore, the general lack of affordable housing in the City contributes to the lack of housing choice and mobility.
To address this ongoing issue, the Housing Plan contains 29 programs specifically targeted to encourage and facilitate the development of affordable housing units in the City. This effort will increase the number of affordable housing units and support access to resources such as housing choice vouchers, thereby alleviating the lack of housing choice and fostering greater housing mobility. These programs include but are not limited to the following:
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 Attachment 3
City of Coronado Page 623
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-91 o Program H-2.B: Local Funding for Affordable Housing
o Program H-2.C: Facilitate Equitable Access to Affordable Hsuing 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.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-3.J. Multi-Modal Mobility Enhancement
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 Process
o Program H-5.B: Supportive Housing and Low Barrier Navigation Centers o Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters o Program H-5.I: Manufactured Homes
o Program H-5.J: Adopt SB 35 Streamlining Written Procedures
2. Lower Income Sites
The location of housing in relation to resources and opportunities is integral to addressing disparities in housing needs and opportunity and to fostering inclusive communities where all residents have access to opportunity. This is particularly important for lower‐income households. AB 686 added a new requirement for Housing Elements to analyze the location of lower‐income sites in relation to areas of high opportunity.
The TCAC and HCD have prepared opportunity maps that identify resource areas. Areas of high or highest resource have increased access to public services, educational and employment opportunities, medical services, and other daily services (e.g., grocery, pharmacy). Nearly all of Coronado is a high resource area or moderate resource area.
The City’s Opportunity Sites were also chosen and qualified based on the legal criteria in the California Government Code and based on the HCD Site Inventory Guidebook instructions on selecting appropriate sites. Additionally, affordability assumptions are made to balance locating lower-income sites in areas that are already zoned for higherdensity residential development, in high resource areas, and in close proximity to jobs, goods and resources. All of the City’s Opportunity Sites include lower income units and given that nearly all of Coronado is a high resource or moderate resource area, this allows potential affordable housing projects seeking low-income housing tax credits to be competitive, increasing the feasibility of funding and completed projects.
Attachment 3
City of Coronado Page 624
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-92
3. Moderate and Above Moderate-Income Units
All of the total moderate and above moderate-income units in the Opportunity Sites are located in moderate to highest resource areas. Table 10. TCAC/HCD Opportunity Area Map Summary, provides a summary of units from the Opportunity Sites in relation to their location on the TCAC/HCD Opportunity Area Map.
Table 10. TCAC/HCD Opportunity Area Map Summary
TCAC
Resources
Very Low
(#)
Low
(#)
Moderate
(#)
Above
Moderate
(#)
Very Low
(%) Low (%) Moderate (%)
Above
Moder
ate (%)
Highest
Resource 73 0 34 16 31% 0% 22% 9%
High Resource 111 0 55 166 47% 0% 35% 91%
Moderate
Resource1 51 254 69 0 22% 100% 44% 0%
Low Resource 0 0 0 0 0% 0% 0% 0%
High
Segregation &
Poverty
0 0 0 0 0% 0% 0% 0%
Missing/
Insufficient
Data
0 0 0 0 0% 0% 0% 0%
1Site 10 (Navy Site) is the only opportunity site located in a Moderate Resource area.
Source: California Tax Credit Allocation Committee, 2023
4. Equitable Site Placement
The City used a multi-layered approach in selecting sites, including reviewing access to local and regional resources, socio-economic indicators, and housing market opportunities. Housing sites were identified in relation to resources and opportunities, as this is integral to fostering inclusive communities and addressing disparities in housing. Higher resourced areas have increased access to public services, educational and employment opportunities, medical services, and other daily services (e.g., grocery, pharmacy).
As shown in Table 11. Socio-Economic Indicators By Census Tract, Census Tracts 108 and 109 are in high resource areas and include only very low-income units. Census Tract 218 is in the highest resource area and includes very lowincome units, as well as moderate and above moderate. Census Tract 216 is in a moderate resource area and includes very low-, low-, and moderate-income units. By examining the data provided, it becomes evident that these census tracts were selected with the intention of mitigating fair housing issues and ensuring equal access to affordable housing opportunities for all residents.
In addition to the Opportunity Sites, the City has added several AFFH programs intended to expand locations of housing opportunities throughout the City, and specifically the highest resourced areas. These AFFH programs aim to provide an additional 892 units of housing in these areas. These 892 units will help fulfill the City’s 6th Cycle RHNA requirements. These programs also have the added benefit of furthering opportunities for housing equity and mobility across the City.
Attachment 3
City of Coronado Page 625
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-93 Table 11. Socio-Economic Indicators By Census Tract
Very
Low % Low % Moderate %
Above
Moderate % Total
6073010800 47 20.0% 47
High
Resource 26.4% 52% No 0.76% 37.4% 37.8%
6073010900 19 8.1% 19
High
Resource 17.2% 39% No 3.98% 45.6% 42.6%
6073011000 45 19.1% 55 34.8% 166 91.2% 266
High
Resource 20.3% 69% No 0.92% 57.0% 59.5%
6073021600 51 21.7% 254 100% 69 43.7% 374
Moderate
Resource 44.7% 53% No 1.23% 74.1% 74.6%
6073021800 73 31.1% 0 34 21.5% 16 8.8% 123
Highest
Resource 17.5% 49% No 0% 47.3% 38.8%
Total 235 254 158 182 892
Source: AFFH 2.0 Data Viewer
Note: Percent of Low to Moderate Income Population (HUD, 2011-2015) was calculated by census block group.
Renter
Cost
Burden
Owner
Cost
Budren
Census
Tract
Net Units of Capacity TCAC
Opp.
Category
%
NonWhite
%
LMI
Pop.
R/ECAP
%
Overcrowded
Attachment 3
City of Coronado Page 626
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-94 H. Analysis of Fair Housing Priorities and Goals
To enhance mobility and promote inclusion for protected classes, the chief strategy included in this housing element is to provide sites suitable for affordable housing in high-resource, high opportunity areas, as demonstrated by the analysis of the housing resource sites contained in Section 3: Housing Resources. Other programs that affirmatively further fair housing include:
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 Hsuing 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.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.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.F: AB 1486 City-Owned Land
o Program H-5.A: Streamline Process
o Program H-5.B: Supportive Housing and Low Barrier Navigation Centers o Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters o Program H-5.I: Manufactured Homes
o Program H-5.J: Adopt SB 35 Streamlining Written Procedures I. Assessment of Contributing Factors to Fair Housing Issues in Coronado
It is important to note that the Affirmatively Furthering Fair Housing section of this Housing Element was prepared with analysis of Opportunity Sites only and does not include the Pipeline Sites, as specified in Section 7. Adequate Sites Inventory Analysis and Methodology. There are 100 Pipeline Sites (Sites 11 through 110) that have planned or approved units, or units in the process of being constructed. All units on Pipeline Sites are above moderate units.
Therefore, an analysis of these residential units that are certain to be constructed during the 6th Cycle are not included in this section.
The SDC 2020-25 AI does not identify specific impediments to fair housing specific to Coronado, however some of the regional impediments to fair housing identified within jurisdictions in San Diego County may assist Coronado in opening the community up to a broader range of future residents:
Attachment 3
City of Coronado Page 627
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-95 • Fair housing information needs to be disseminated through many media forms to reach the targeted groups.
• Hispanics, Blacks, and Asians continue to be under-represented in the homebuyer market and experience large disparities in loan approval rates.
• Housing choices for special needs groups, especially persons with disabilities and seniors, are limited. • Fair housing enforcement activities, such as random testing, are limited. • Patterns of racial and ethnic concentration exist in the region, although there are no racially or ethnically concentrated areas of poverty in Coronado.
The analysis conducted in this section regarding fair housing issues within Coronado yielded the following conclusions:
• Lack of Affordable Housing: As shown in the data presented in this section of the Housing Element, Coronado homeowners are significantly cost-burdened (50.8%) compared to the County (38.8%). In addition, 57.2% of Coronado renters spend more than 30% of their income on housing costs, compared to
56.7% of the County average. The Housing Plan of this Housing Element includes 32 programs to encourage, facilitate and expand affordable housing in the City at all income levels. These programs include:
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.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 • Program H-5.H: Nongovernmental Constraints
o Program H-5.I: Manufactured Homes
Attachment 3
City of Coronado Page 628
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-96 o Program H-5.J: Adopt SB 35 Streamlining Written Procedures • Moderate Segregation: According to the AFFH 2.0 Data Viewer, Coronado consists of high White segregation census tracts in the central areas of the City, and Low-Medium Segregation census tracts to the north and south of the City. Overall, Coronado has a predominant population of White alone, not Latino or Hispanic, at a rate of 70.1% (2021 ACS 5-Year Estimates). Additionally, the City has three census tracts classified as Racially Concentrated Areas of Affluence of which these areas include a White alone, not Hispanic, or Latino population over 70% and a median income above the County’s Area Median Income.
This underscores the need for programs to increase housing opportunities for people of color and people with lower to moderate incomes. As a part of Coronado’s efforts to further opportunities for fair housing for people of color, the City included the following goals and programs in Section 8: Housing Plan:
o Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents o Program H-2.G: Regional Collaboration on Affordable Housing o Program H-3.B: Housing Opportunities for Persons with Special Needs o Program H-3.E: Affirmatively Further Fair Housing
• Lack of Community Support for Affordable Housing. Community concerns about increased density and additional housing development is a contributing factor to fair housing and housing access in the City of Coronado. Information sharing with Coronado residents would increase awareness about what income levels qualify for “affordable housing” and comparing those to average incomes of seniors with social security as the main form of income, veterans, teachers, public safety, and other employees. The City has received comments objecting to the proposed increase of housing opportunities in the City, with specific objections to increases in density and affordable housing. As a part of Coronado’s efforts to encourage community support for affordable housing, the City included the following goals and programs in Section 8: Housing Plan:
o Program H-3.A: Assistance to Extremely Low-Income Households • Housing Mobility. The increasing unaffordability of housing forces families to reside farther from jobs incurring higher transportation costs and sometimes experiencing displacement as a result. Coronado recognizes the importance of enabling residents to access housing, acknowledging the existing challenges of limited affordable housing options and the difficulty and expense of assembling sites large enough for an affordable housing project. Coronado seeks to provide greater housing mobility, enhancing residents' ability to choose their desired neighborhoods by providing diverse housing choices, supporting affordable housing, and encourage housing for various income levels, including seniors and/or veterans on fixed incomes that are increasingly priced out of the local rental market, early to mid-career teachers and public employees (including first responders and military personnel) and those employed by the vibrant tourism industry on the island. This approach not only fosters housing diversity but also improves the quality of life for all community members. As a part of Coronado’s efforts to further housing mobility efforts, the City included the following goals and programs in Section 8: Housing Plan:
o Program H-2.L: Housing Choices
o Program H-3.I: Housing Mobility
o Program H-3.J: Multi-Modal Mobility Enhancement
• Fair Housing Enforcement and Outreach Capacity: Currently, the Legal Aid Society of San Diego (LASSD) provides fair housing services to the City of Coronado. This includes providing fair housing outreach, education, investigation, and counseling services. Although City residents are provided services and Attachment 3
City of Coronado Page 629
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-97 education by LASSD these resources may not be sufficient to resolve all discrimination. The City of Coronado does not have a contract for services with LASSD which may limit fair housing services to meet the existing needs of residents. The SDC 2020-25 AI found that between FY 2014 and FY 2020, LASSD served over 19,000 client households, of which 38 households resided in the City of Coronado. Most client households served by LASSD were lower income (87%), White (66%) and resided in the City of San Diego (53%). Based on the data reported by LASSD, fair housing issues disproportionately affected some San Diego County residents.
For example, Black residents made up less than 5% of the total County population yet represented 24% of fair housing complaints. Because the City does not contract directly with LASSD for fair housing, some issues experienced by residents may go unreported. To ensure that residents have better access to resources, the City will enter into a contract with LASSD, as evidenced in Program H-3.E: Affirmatively Further Fair Housing. • Lack of Regional and Local Cooperation: According to the SDC 2020-25 AI, the areas with the lowest scores of access to opportunity generally match the geographic distribution of minorities, low- and moderateincome persons, and poverty concentrations throughout the County. Some of these areas are connected to Coronado via the Coronado Bay Bridge. Among other contributing factors, lack of regional and local cooperation plays a role in the lack of access to opportunity. To mitigate this, the City will implement Program H-2.G: Regional Collaboration on Affordable Housing to explore partnerships and opportunities to increase housing opportunities through regional and local collaboration.
Attachment 3
City of Coronado Page 630
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-98 Contributing Factor Programs Timeframe/Metrics
Cost Burden
Poverty Status
Program H-1.A: Accessory Dwelling Units (ADUs)
Program H-1.B: Technical Assistance to Developers
Program H-2.A: Pursue State and Federal Funding for Affordable Housing Program H-2.B: Local Funding for Affordable Housing
Program H-2.C: Facilitate Equitable Access to Affordable Hsuing for Underrepresented Residents
Program H-2.E: Housing Choice Voucher Program
Program H-2.G: Regional Collaboration on Affordable Housing Program H-2.H: Assist with the Development of Affordable Housing Program H-2.I: Advertise Available Resources
Program H-2.J: Faith Based Properties
Program H-3.A: Assistance to Extremely Low-income Households 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
Program H-4.A: Carriage House Program
Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources
Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters Many programs will aim to
be completed within one
year from the time of
Housing Element
Certification. Some
programs will be ongoing
throughout the planning
period or completed on an
annual basis, while others
will seek to be completed
by FY 24-25. For specific
time frames and metrics,
please see the programs
detailed in Section 8:
Housing Plan.
Permit processing Program H-1.B: Technical Assistance to Developers Annually after Housing
Element Certification,
December 31 of each year.
Non-Hispanic/Latino White
Concentration
Racially Concentrated Areas of
Affluence
Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents
Program H-2.G: Regional Collaboration on Affordable Housing Program H-3.B. Housing Opportunities for Persons with Special Needs Program H-3.E: Affirmatively Further Fair Housing
Many programs will aim to
be completed within one
year from the time of
Housing Element
Certification. Some
programs will be ongoing
throughout the planning
period or completed on an
annual basis, while others
will seek to be completed
by FY 24-25. For specific
time frames and metrics,
Attachment 3
City of Coronado Page 631
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-99 please see the programs
detailed in Section 8:
Housing Plan.
Lower Income Unit Proximity to
Transportation
Program H-1.A: Accessory Dwelling Units (ADUs)
Program H-1.B: Technical Assistance to Developers
Program H-2.A: Pursue State and Federal Funding for Affordable Housing Program H-2.B: Local Funding for Affordable Housing
Program H-2.C: Facilitate Equitable Access to Affordable Hsuing for Underrepresented Residents
Program H-2.E: Housing Choice Voucher Program
Program H-2.G: Regional Collaboration on Affordable Housing Program H-2.H: Assist with the Development of Affordable Housing Program H-2.I: Advertise Available Resources
Program H-2.J: Faith Based Properties
Program H-3.A: Assistance to Extremely Low-income Households 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
Program H-4.A: Carriage House Program
Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources
Program H-5.D: Compliance with AB 139 Requirements - Emergency Shelters Many programs will aim to
be completed within one
year from the time of
Housing Element
Certification. Some
programs will be ongoing
throughout the planning
period or completed on an
annual basis, while others
will seek to be completed
by FY 24-25. For specific
time frames and metrics,
please see the programs
detailed in Section 8:
Housing Plan.
Resources for fair housing agencies
and organizations Program H-3.H: Collaboration with Community Based Organizations To be completed within 12
months of the Housing
Element certification.
Population with a Disability Program H-1.B: Technical Assistance to Developers Program H-3.B: Housing Opportunities for Persons with Special Needs Program H-3.E: Affirmatively Further Fair Housing
Program H-3.C: Senior Housing and Assisted Living Units Program H-3.D: Accessible Housing Design
Many programs will aim to
be completed within one
year from the time of
Housing Element
Certification. Some
programs will be ongoing
throughout the planning
period or completed on an
annual basis, while others
will seek to be completed
by FY 24-25. For specific
time frames and metrics,
Attachment 3
City of Coronado Page 632
City of Coronado
2021-2029 Housing Element
Appendix B - Affirmatively Furthering Fair Housing (AFFH) Page B-100 please see the programs
detailed in Section 8:
Housing Plan.
Exclusionary Housing Practices Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents
Program H-3.B: Housing Opportunities for People with Special Needs Program H-3.E: Affirmatively Further Fair Housing
Many programs will aim to
be completed within one
year from the time of
Housing Element
Certification. Some
programs will be ongoing
throughout the planning
period or completed on an
annual basis, while others
will seek to be completed
by FY 24-25. For specific
time frames and metrics,
please see the programs
detailed in Section 8:
Housing Plan.
Attachment 3
City of Coronado Page 633
Appendix C: Glossary of Terms
City of Coronado Page 634
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-1
Appendix C: Glossary of Housing Terms
Above-Moderate-Income Household. A household with an annual income usually greater than 120% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available legibility limits established by the U.S.
Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Affirmatively Furthering Fair Housing (AFFH): Affirmatively Furthering Fair Housing (AFFH) is a legal requirement that federal agencies and federal grantees further the purposes of the Fair Housing Act. AFFH means "taking meaningful actions, in addition to combating discrimination, that overcomes patterns of segregation and fosters inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.
Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.
Apartment. An apartment is one (1) or more rooms in an apartment house or dwelling occupied or intended or designated for occupancy by one (1) family for sleeping or living purposes and containing one (1) kitchen.
Assisted Housing. Generally multi-family rental housing, but sometimes single-family ownership units, whose construction, financing, sales prices, or rents have been subsidized by federal, state, or local housing programs including, but not limited to Federal state, or local housing programs including, but not limited to Federal Section 8 (new construction, substantial rehabilitation, and loan management set-asides), Federal Sections 213, 236, and 202, Federal Sections 221 (d) (3) (below-market interest rate program), Federal Sections 101 (rent supplement assistance), CDBG, FmHA Sections 515, multi-family mortgage revenue bond programs, local redevelopment and in lieu fee programs, and units developed pursuant to local inclusionary housing and density bonus programs.
Below-Market-Rate (BMR). Any housing unit specifically priced to be sold or rented to low- or moderate-income households for an amount less than the fair market value of the unit. Both the State of California and the U.S.
Department of Housing and Urban Development set standards for determining which households qualify as “low income” or “moderate income.” (2) The financing of housing at less than prevailing interest rates.
Build-Out. That level of urban development characterized by full occupancy of all developable sites in accordance with the General Plan; the maximum level of development envisioned by the General Plan. Build-out does not assume that each parcel is developed to include all floor area or housing units possible under zoning regulations.
Community Development Block Grant (CDBG). A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitled communities and administered by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.
Condominium. A structure of two or more units, the interior spaces of which are individually owned; the balance of the property (both land and building) is owned in common by the owners of the individual units. (See “Townhouse.”) Attachment 3
City of Coronado Page 635
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-2
Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe restrictive limitations that may be placed on property and its use, and which usually are made a condition of holding title or lease.
Deed. A legal document which affects the transfer of ownership of real estate from the seller to the buyer.
Density Bonus. The allocation of development rights that allow a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned, usually in exchange for the provision or preservation of an amenity at the same site or at another location.
Density, Residential. The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre.
Developable Land. Land that is suitable as a location for structures and that can be developed free of hazards to and without disruption of, or significant impact on, natural resource areas.
Down Payment. Money paid by a buyer from his own funds, as opposed to that portion of the purchase price which is financed.
Duplex. A detached building under single ownership that is designed for occupation as the residence of two families living independently of each other.
Dwelling Unit (DU). A building or portion of a building containing one or more rooms, designed for or used by one family for living or sleeping purposes, and having a separate bathroom and only one kitchen or kitchenette. See Housing Unit.
Elderly Housing. Typically, one- and two-bedroom apartments or condominiums designed to meet the needs of persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older, and restricted to occupancy by them.
Emergency Shelter. A facility that provides immediate and short-term housing and supplemental services for the homeless. Shelters come in many sizes, but an optimum size is considered to be 20 to 40 beds. Supplemental services may include food, counseling, and access to other social programs. (See “Homeless” and “Transitional Housing.”) Extremely Low-Income Household. A household with an annual income equal to or less than 30% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for the purpose of administering the Section 8 Program.
Family. (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of the Census]. (2) An Individual or a group of persons living together who constitute a bona fide single-family housekeeping unit in a dwelling unit, not including a fraternity, sorority, club, or other group of persons occupying a hotel, lodging house or institution of any kind [Governor’s Office of Planning and Research, General Plan Guidelines].
Attachment 3
City of Coronado Page 636
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-3
General Plan. A comprehensive, long-term plan mandated by State Planning Law for the physical development of a city or county and any land outside its boundaries which, in its judgment, bears relation to its planning. The plan shall consist of seven required elements: land use, circulation, open space, conservation, housing, safety, and noise.
The plan must include a statement of development policies and a diagram or diagrams illustrating the policies.
Goal. A general, overall, and ultimate purpose, aim or end toward which the City will direct effort.
Green Building. Green or sustainable building is the practice of creating healthier and more resource-efficient models of construction, renovation, operation, maintenance, and demolition. (US Environmental Protection Agency) Historic Preservation. The preservation of historically significant structures and neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation of the building(s) to a former condition.
Historic Property. A historic property is a structure or site that has significant historic, architectural, or cultural value.
Household. All those persons—related or unrelated—who occupy a single housing unit. (See “Family.”) Housing and Community Development Department (HCD). The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low- and moderate-income households.
Housing Element. One of the seven State-mandated elements of a local general plan, it assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five years.
Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance, and utilities. For rental housing, this is defined as rent and utilities.
Housing Ratio. The ratio of the monthly housing payment to total gross monthly income; also called Payment-toIncome Ratio or Front-End Ratio.
Housing Unit. The place of permanent or customary abode of a person or family. A housing unit may be a singlefamily dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law.
Housing and Urban Development, U.S. Department of (HUD). A cabinet-level department of the federal government that administers housing and community development programs.
Implementing Policies. The City’s statements of its commitments to consistent actions.
Implementation. Actions, procedures, programs, or techniques that carry out policies.
Infill Development. The development of new housing or other buildings on scattered vacant lots in a built-up area or on new building parcels created by permitted lot splits.
Attachment 3
City of Coronado Page 637
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-4
Jobs-Housing Balance. A ratio used to describe the adequacy of the housing supply within a defined area to meet the needs of persons working within the same area. The General Plan uses SANDAG’s definition which is a job total equal to 1.2 times the number of housing units within the area under consideration.
Land Use Classification. A system for classifying and designating the appropriate use of properties.
Live-Work Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.
Low-Income Household. A household with an annual income usually no greater than 51%-80% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Low-income Housing Tax Credits. Tax reductions provided by the federal and State governments for investors in housing for low-income households.
Manufactured Housing. Residential structures that are constructed entirely in the factory, and which since June 15, 1976, have been regulated by the federal Manufactured Home Construction and Safety Standards Act of 1974 under the administration of the U.S. Department of Housing and Urban Development (HUD). (See “Mobile home” and “Modular Unit.”)
Mixed-Use. Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A “single site” may include contiguous properties.
Moderate-Income Household. A household with an annual income usually no greater than 81%-120% of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S.
Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Monthly Housing Expense. Total principal, interest, taxes, and insurance paid by the borrower on a monthly basis.
Used with gross income to determine affordability.
Multiple Family Building. A detached building designed and used exclusively as a dwelling by three or more families occupying separate suites.
Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.
Overcrowded Housing Unit. A housing unit in which the members of the household, or group are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one which is occupied by more than one person per room.
Parcel. A lot or tract of land.
Planning Area. The area directly addressed by the general plan. A city’s planning area typically encompasses the city limits and potentially annexable land within its sphere of influence.
Attachment 3
City of Coronado Page 638
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-5
Policy. A specific statement of principle or of guiding actions that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program. (See “Program.”)
Poverty Level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of the householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to an adopted policy to achieve a specific goal or objective. Policies and programs establish the “who,” “how” and “when” for carrying out the “what” and “where” of goals and objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property, or both; irrespective of whether a change occurs in land use.
Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction and affecting a broad geographic area.
Regional Housing Needs Assessment. A quantification by the local council of governments of existing and projected housing need, by household income group, for all localities within a region.
Rehabilitation. The repair, preservation, and/or improvement of substandard housing.
Residential. Land designated in the General Plan and zoning ordinance for buildings consisting of dwelling units. May be improved, vacant, or unimproved. (See “Dwelling Unit.”) Residential Care Facility. A facility that provides 24-hour care and supervision to its residents.
Residential, Multiple Family. Usually three or more dwelling units on a single site, which may be in the same or separate buildings.
Residential, Single-Family. A single dwelling unit on a building site.
Retrofit. To add materials and/or devices to an existing building or system to improve its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy and to strengthen their ability to withstand earthquakes, for example.
Rezoning. An amendment to the map to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area.
Second Unit. A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. “Granny Flat” is one type of second unit.
Section 8 Rental Assistance Program. A federal (HUD) rent-subsidy program that is one of the main sources of federal housing assistance for low-income households. The program operates by providing “housing assistance payments” to owners, developers, and public housing agencies to make up the difference between the “Fair Market Attachment 3
City of Coronado Page 639
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-6
Rent” of a unit (set by HUD) and the household’s contribution toward the rent, which is calculated at 30% of the household’s adjusted gross monthly income (GMI). “Section 8” includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation.
Shared Living Facility. The occupancy of a dwelling unit by persons of more than one family in order to reduce housing expenses and provide social contact, mutual support, and assistance. Shared living facilities serving six or fewer persons are permitted in all residential districts by Section 1566.3 of the California Health and Safety Code.
Single-Family Dwelling, Attached. A dwelling unit occupied or intended for occupancy by only one household that is structurally connected with at least one other such dwelling unit. (See “Townhouse.”) Single-Family Dwelling, Detached. A dwelling unit occupied or intended for occupancy by only one household that is structurally independent from any other such dwelling unit or structure intended for residential or other use. (See “Family.”)
Single Room Occupancy (SRO). A single room, typically 80-250 square feet, with a sink and closet, but which requires the occupant to share a communal bathroom, shower, and kitchen.
Subsidize. To assist by payment of a sum of money or by the granting of terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or state income taxes, sale or lease at less than the market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.
Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.
Supportive Housing. Housing with no limit on the length of stay, that is occupied by the target population as defined in California Health and Safety Code Section 53260(d), and that is linked to onsite or offsite 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. “Target population" means adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people. [California Health and Safety Code Sections 50675.14(b) and 53260(d)]
Target Areas. Specifically, designated sections of the community where loans and grants are made to bring about a specific outcome, such as the rehabilitation of housing affordable by very low and Low-income households.
Tax Increment. Additional tax revenues that result from increases in property values within a redevelopment area.
State law permits the tax increment to be earmarked for redevelopment purposes but requires at least 20 percent to be used to increase and improve the community’s supply of very low- and low-income housing. Anaheim currently allocates 30 percent of its tax increment to increase and improve the community’s supply of very low- and lowincome housing.
Attachment 3
City of Coronado Page 640
City of Coronado
2021-2029 Housing Element
Appendix C: Glossary of Terms Page C-7
Tenure. A housing unit is owner-occupied if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. A cooperative or condominium unit is owner-occupied only if the owner or co-owner lives in it. All other occupied units are classified as renter-occupied including units rented for cash rent and those occupied without payment of cash rent.
Townhouse. A townhouse is a dwelling unit located in a group of three (3) or more attached dwelling units with no dwelling unit located above or below another and with each dwelling unit having its own exterior entrance.
Transitional Housing. Shelter provided to the homeless for an extended period, often as long as 18 months, and generally integrated with other social services and counseling programs to assist in the transition to self-sufficiency through the acquisition of a stable income and permanent housing. (See “Homeless” and “Emergency Shelter.”) Undevelopable. Specific areas where topographic, geologic, and/or superficial soil conditions indicate a significant danger to future occupants and a liability to the City.
Acronyms Used
ACS: American Community Survey
BMPs: Best Management Practices
CALTRANS: California Department of Transportation
CEQA: California Environmental Quality Act
CHAS: Comprehensive Housing Affordability Strategy
CIP: Capital Improvement Program
DDS: Department of Developmental Services
DIF: Development Impact Fee
DU/AC: Dwelling Units Per Acre
EDD: California Employment Development Department
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Agency
HCD: Department of Housing and Community Development
HOA: Homeowners Association
HUD: Department of Housing and Urban Development
LAFCO: Local Agency Formation Commission
MFI: Median Family Income
NPDES: National Pollutant Discharge Elimination System
RTFH: Regional Task Force on the Homeless
RTP: Regional Transportation Plan
SANDAG: San Diego Association of Governments
SPA: Sectional Planning Area
STF: Summary Tape File (U.S. Census)
TOD: Transit-Oriented Development
TDM: Transportation Demand Management
TSM: Transportation Systems Management
WCP: Water Conservation Plan
Attachment 3
City of Coronado Page 641
City of Coronado
2021-2029 Housing Element
Appendix D - Sites Inventory Form
Attachment 3
City of Coronado Page 642
Please Start Here, Instructions in Cell A2, Table
in A3:B17 Form Fields
Site Inventory Forms must be submitted to HCD for
a housing element or amendment adopted on or
after January 1, 2021. The following form is to be
used for satisfying this requirement. To submit the
form, complete the Excel spreadsheet and submit
to HCD at [email protected]. Please send
the Excel workbook, not a scanned or PDF copy of
the tables. Sites Inventory Form, Version 2.3,
Updated April 5, 2023.
General Information
Jurisidiction Name CORONADO
Housing Element Cycle 6th
Contact Information
First Name Jesse
Last Name Brown
Title Principal Planner
Email [email protected]
Phone 6195222415
Mailing Address
Street Address 1825 Strand Way
City Coronado
Zip Code 92118
Website
https://www.coronado.ca.us/
Attachment 3
City of Coronado Page 643
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 For San Diego County jurisdictions, please format the APNs as follows: 999-999-99-99 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Consolidate
d Sites
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres)
Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status
Identified in
Last/Last Two
Planning Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity Optional Information1 Optional Information2 Optional Information3 CORONADO 517 ORANGE AVE 92118 536-381-05-00 Multiple Family Residential R-4 0 40 0.081636 Residential YES - Current YES - City-Owned Available Used in Prior Housing Element - Non-Vacant 3 0 0 3 CORONADO 700 ORANGE AVE 92118 537-082-25-00 B Multiple Family Residential R-4 0 40 0.345699 Commercial YES - Current NO - Privately-OwnedAvailable Not Used in Prior Housing Element 47 0 0 47 CORONADO 700 ORANGE AVE 92118 537-082-15-00 B Multiple Family Residential R-4 0 40 0.201069 Commercial YES - Current NO - Privately-OwnedAvailable Not Used in Prior Housing Element0 0 0 0 CORONADO 700 ORANGE AVE 92118 537-082-27-00 B Civic Use CU 0 40 1.02843 Educational/institutional/religious YES - Current YES - City-Owned Available Not Used in Prior Housing Element0 0 0 0 CORONADO 3632 TULAGI RD 92118 537-700-02-00 Military Zone MZ 0 0 175.206 Educational/institutional/religious YES - Current YES - Federally-Owned Available Not Used in Prior Housing Element 305 69 0 374 CORONADO 311 1ST ST 92118 536-020-04-00 Single Family Residential R-1A(BF) 0 6 0.204595 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 409 1ST ST 92118 536-020-07-00 Single Family Residential R-1A(BF) 0 6 0.193827 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 715 1ST ST 92118 536-040-25-00 Single Family Residential R-1A(BF) 0 6 0.1589 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 150 PALM AVE 92118 536-063-09-00 Single Family Residential R-1B 0 12 0.113347 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 512 1ST ST 92118 536-071-03-00 Single Family Residential R-1A(E) 0 8 0.094669 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 121 G AVE 92118 536-081-33-00 Single Family Residential R-1A 0 8 0.168983 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 200 H AVE 92118 536-131-10-00 Single Family Residential R-1B 0 12 0.157838 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 213 H AVE 92118 536-132-03-00 Single Family Residential R-1B 0 12 0.128576 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 250 B AVE 92118 536-162-17-00 Single Family Residential R-3 0 28 0.15156 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 345 ALAMEDA BLVD 92118 536-191-06-00 Single Family Residential R-1B 0 12 0.155783 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1221 4TH ST 92118 536-232-14-00 Single Family Residential R-1B 0 12 0.066243 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 360 B AVE 92118 536-232-16-00 Single Family Residential R-1B 0 12 0.12068 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 321 B AVE 92118 536-241-05-00 Single Family Residential R-1B 0 12 0.132785 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 365 GLORIETTA PL 92118 536-242-14-00 Single Family Residential R-1B 0 12 0.154587 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 354 GLORIETTA BLVD 92118 536-252-27-00 Single Family Residential R-1A 0 8 0.083965 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1519 4TH ST 92118 536-252-57-00 Single Family Residential R-1B 0 12 0.133135 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 3 3 CORONADO 470 COUNTRY CLUB LN 92118 536-260-05-00 Single Family Residential R-1A(CC-1) 0 6 0.294328 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 461 COUNTRY CLUB LN 92118 536-260-19-00 Single Family Residential R-1A(CC-1) 0 6 0.251824 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 441 COUNTRY CLUB LN 92118 536-260-21-00 Single Family Residential R-1A(CC-1) 0 6 0.186357 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 431 COUNTRY CLUB LN 92118 536-260-22-00 Single Family Residential R-1A(CC-1) 0 6 0.193993 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 476 ALAMEDA BLVD 92118 536-260-28-00 Single Family Residential R-1A(CC-1) 0 6 0.23435 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 478 ORANGE AVE 92118 536-302-15-00 Multiple Family Residential R-4 0 40 0.123803 Residential YES - Current NO - Privately-OwnedPending Project Used in Prior Housing Element - Non-Vacant 0 0 2 2 CORONADO 456 ORANGE AVE 92118 536-302-18-00 Multiple Family Residential R-4 0 40 0.079963 Residential YES - Current NO - Privately-OwnedPending Project Used in Prior Housing Element - Non-Vacant 0 0 1 1 CORONADO 434 ORANGE AVE 92118 536-302-38-01 D Multiple Family Residential R-4 0 40 0.160759 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 4 4 CORONADO 434 ORANGE AVE 92118 536-302-38-02 D Multiple Family Residential R-4 0 40 0.160759 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 434 ORANGE AVE 92118 536-302-38-03 D Multiple Family Residential R-4 0 40 0.160759 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 434 ORANGE AVE 92118 536-302-38-04 D Multiple Family Residential R-4 0 40 0.160759 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 434 ORANGE AVE 92118 536-302-38-05 D Multiple Family Residential R-4 0 40 0.160759 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 1309 5TH ST 92118 536-321-30-00 Single Family Residential R-1B 0 12 0.07806 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 408 GLORIETTA BLVD 92118 536-330-06-00 Single Family Residential R-1A 0 8 0.159453 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 430 GLORIETTA BLVD 92118 536-330-16-00 Single Family Residential R-1A(CC-1) 0 6 0.156722 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 520 J AVE 92118 536-341-14-00 Single Family Residential R-1A 0 8 0.154824 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 524 I AVE 92118 536-342-24-00 Single Family Residential R-1A(E) 0 8 0.150474 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 517 I AVE 92118 536-351-04-00 Single Family Residential R-1A(E) 0 8 0.132969 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 521 H AVE 92118 536-352-04-00 Single Family Residential R-1B 0 12 0.16504 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 556 G AVE 92118 536-352-17-01 E Multiple Family Residential R-3 0 28 0.160698 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 4 4 CORONADO 556 G AVE 92118 536-352-17-02 E Multiple Family Residential R-3 0 28 0.160698 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 556 G AVE 92118 536-352-17-03 E Multiple Family Residential R-3 0 28 0.160698 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 556 G AVE 92118 536-352-17-04 E Multiple Family Residential R-3 0 28 0.160698 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 546 G AVE 92118 536-352-28-01 F Multiple Family Residential R-3 0 28 0.160693 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 4 4 CORONADO 546 G AVE 92118 536-352-28-02 F Multiple Family Residential R-3 0 28 0.160693 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 546 G AVE 92118 536-352-28-03 F Multiple Family Residential R-3 0 28 0.160693 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 546 G AVE 92118 536-352-28-04 F Multiple Family Residential R-3 0 28 0.160693 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 505 ORANGE AVE 92118 536-381-02-00 Multiple Family Residential R-4 0 40 0.051685 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 543 ORANGE AVE Units 1-5 92118 536-381-09-00 Multiple Family Residential R-4 0 40 0.165979 Residential YES - Current NO - Privately-OwnedPending Project Used in Prior Housing Element - Non-Vacant 0 0 5 5 CORONADO 549-555 ORANGE AVE Units 6-10 92118 536-381-10-00 Multiple Family Residential R-4 0 40 0.155215 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 5 5 CORONADO 203 6TH ST 92118 536-421-02-00 Single Family Residential R-1A(CC-1) 0 6 0.131112 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 620 COUNTRY CLUB LN 92118 536-424-02-00 Single Family Residential R-1A(CC-1) 0 6 0.247149 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 649 I AVE 92118 536-441-09-00 Single Family Residential R-1B 0 12 0.136081 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 633 Adella Ln 92118 536-482-46-00 Single Family Residential R-1B 0 12 0.099004 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1601 MIGUEL AVE 92118 536-490-39-00 Single Family Residential R-1A 0 8 0.236216 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 1617 MIGUEL AVE 92118 536-490-43-00 Single Family Residential R-1A(CC-1) 0 6 0.168696 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 657 MARGARITA AVE 92118 536-500-12-00 Single Family Residential R-1A(CC-1) 0 6 0.133184 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 632 GLORIETTA BLVD 92118 536-500-31-00 Single Family Residential R-1A(CC-1) 0 6 0.11948 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 636 GLORIETTA BLVD 92118 536-500-32-00 Single Family Residential R-1A(CC-1) 0 6 0.112384 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 711 BALBOA AVE 92118 537-023-03-00 Single Family Residential R-1A(CC-1) 0 6 0.1773 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 820 CORONADO AVE 92118 537-031-03-00 Single Family Residential R-1A(CC-1) 0 6 0.168375 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 860 BALBOA AVE 92118 537-032-08-00 Single Family Residential R-1A(CC-1) 0 6 0.182607 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 810 BALBOA AVE 92118 537-032-13-00 Single Family Residential R-1A(CC-1) 0 6 0.163777 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 840 CABRILLO AVE 92118 537-033-10-00 Single Family Residential R-1A(CC-1) 0 6 0.176078 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 727 ALAMEDA BLVD 92118 537-051-03-00 Single Family Residential R-1A 0 8 0.206781 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 740 I AVE 92118 537-052-21-00 Single Family Residential R-1A(E) 0 8 0.07797 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 741 G AVE 92118 537-071-06-00 Multiple Family Residential R-3 0 28 0.160812 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 4 4 CORONADO 756, 758, 760, AND 762 F AVE 92118 537-071-18-00 Multiple Family Residential R-3 0 28 0.1614 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 3 3 CORONADO 711 F AVE 92118 537-072-03-00 Multiple Family Residential R-3 0 28 0.108945 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 761 B AVE 92118 537-101-09-00 Single Family Residential R-1A(E) 0 8 0.18279 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 816 SAN LUIS REY AVE 92118 537-140-19-00 Single Family Residential R-1A 0 8 0.115381 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 820 San Luis Rey 92118 537-140-20-00 Single Family Residential R-1A 0 8 0.115132 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1304 GLORIETTA BLVD 92118 537-140-27-00 Single Family Residential R-1A(CC-1) 0 6 0.136596 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 747 GUADALUPE AVE 92118 537-152-12-00 Single Family Residential R-1A(CC-1) 0 6 0.093442 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1152 GLORIETTA BLVD 92118 537-171-01-00 Single Family Residential R-1A(CC-1) 0 6 0.142507 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 820 J AVE 92118 537-211-16-00 Single Family Residential R-1A(E) 0 8 0.157418 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 848 I AVE 92118 537-212-16-00 Single Family Residential R-1A(E) 0 8 0.163654 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 515 9TH ST 92118 537-221-18-00 Single Family Residential R-1B 0 12 0.086024 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 839 G AVE 92118 537-231-07-00 Multiple Family Residential R-3 0 28 0.113513 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 3 3 CORONADO 845 G AVE 92118 537-231-08-00 Multiple Family Residential R-3 0 28 0.161012 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 3 3 CORONADO 876 E AVE 92118 537-233-09-00 Multiple Family Residential R-3 0 28 0.160697 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 3 3 CORONADO 846 D AVE 92118 537-241-23-01 G Multiple Family Residential R-3 0 28 0.070231 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 846 D AVE 92118 537-241-23-02 G Multiple Family Residential R-3 0 28 0.070231 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 1115 9TH ST 92118 537-251-31-00 Multiple Family Residential R-3/P 0 28 0.19279 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 900 CORONADO AVE 92118 537-271-02-00 Single Family Residential R-1A(CC-1) 0 6 0.165487 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 910 BALBOA AVE 92118 537-272-15-00 Single Family Residential R-1A(CC-1) 0 6 0.187608 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 130 ACACIA WAY 92118 537-281-01-00 Single Family Residential R-1A(CC-1) 0 6 0.167246 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 151 CAROB WAY 92118 537-281-10-00 Single Family Residential R-1A(CC-1) 0 6 0.170524 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 910 COUNTRY CLUB LN 92118 537-291-06-00 Single Family Residential R-1A(CC-1) 0 6 0.258242 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 960 COUNTRY CLUB LN 92118 537-291-11-00 Single Family Residential R-1A(CC-2) 0 6.5 0.235333 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 841 COUNTRY CLUB LN 92118 537-292-01-00 Single Family Residential R-1A(CC-1) 0 6 0.250921 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 910 ALAMEDA BLVD 92118 537-292-05-00 Single Family Residential R-1A(CC-1) 0 6 0.351358 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 945 I AVE 92118 537-311-09-00 Single Family Residential R-1A(E) 0 8 0.195268 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 503 10TH ST 92118 537-311-13-00 Single Family Residential R-1A(E) 0 8 0.107383 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 953 G AVE 92118 537-321-08-00 Single Family Residential R-1B 0 12 0.123926 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 956 F AVE 92118 537-321-37-01 H Multiple Family Residential R-3 0 28 0.089602 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 4 4 CORONADO 958 F AVE 92118 537-321-40-00 H Multiple Family Residential R-3 0 28 0.093796 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 960 F AVE 92118 537-321-38-01 H Multiple Family Residential R-3 0 28 0.093796 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 962 F AVE 92118 537-321-38-02 H Multiple Family Residential R-3 0 28 0.093796 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 941 & 943 F AVE 92118 537-322-08-01 Multiple Family Residential R-3 0 28 0.080348 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 924 D AVE 92118 537-331-17-00 Multiple Family Residential R-3 0 28 0.115265 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 949 D AVE 92118 537-332-27-01 I Multiple Family Residential R-3 0 28 0.114804 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 949 D AVE 92118 537-332-27-02 I Multiple Family Residential R-3 0 28 0.114804 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 0 0 CORONADO 1310 9TH ST 92118 537-351-02-00 Single Family Residential R-1A(E) 0 8 0.069199 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 1414 GLORIETTA BLVD 92118 537-370-06-00 Single Family Residential R-1A 0 8 0.122321 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1020 CORONADO AVE 92118 537-381-02-00 Single Family Residential R-1A(CC-1) 0 6 0.180254 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1060 CORONADO AVE 92118 537-381-06-00 Single Family Residential R-1A(CC-1) 0 6 0.213691 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 110 ACACIA WAY 92118 537-382-08-00 Single Family Residential R-1A(CC-1) 0 6 0.193929 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 161 ALDER ST 92118 537-392-09-00 Single Family Residential R-1A(CC-2) 0 6.5 0.151243 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1030 PINE ST 92118 537-404-05-00 Single Family Residential R-1A(CC-3) 0 7 0.137451 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1021 OLIVE AVE 92118 537-412-02-00 Single Family Residential R-1A 0 8 0.142712 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1521 YNEZ PL 92118 537-470-04-00 Single Family Residential R-1A 0 8 0.240273 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 1110 PINE ST 92118 537-481-08-00 Single Family Residential R-1A(CC-3) 0 7 0.173221 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 521 MARINA AVE 92118 537-490-03-00 Single Family Residential R-1A(CC-2) 0 6.5 0.200244 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 531 MARINA AVE 92118 537-490-04-00 Single Family Residential R-1A(CC-2) 0 6.5 0.185483 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 550 MARINA AVE 92118 537-500-06-00 Single Family Residential R-1A 0 8 0.201648 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 Attachment 3
City of Coronado Page 644
Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Consolidate
d Sites
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres)
Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status
Identified in
Last/Last Two
Planning Cycle(s)
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacity Optional Information1 Optional Information2 Optional Information3 CORONADO 1118 LOMA AVE 92118 537-552-07-00 Single Family Residential R-1A 0 8 0.093051 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 3 THE POINT 92118 615-081-83-00 Single Family Residential Custom Homes 0 10.89 0.307503 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 1 1 CORONADO 36 BAHAMA BND 92118 615-094-16-00 Single Family Residential Villge Residences 0 10.89 0.103553 Residential YES - Current NO - Privately-OwnedPending Project Not Used in Prior Housing Element0 0 2 2 CORONADO 0
Attachment 3
City of Coronado Page 645
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 For San Diego County jurisdictions, please format the APNs as follows: 999-999-99-99 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Type of Shortfall Parcel Size
(Acres)
Current General
Plan Designation Current Zoning
Proposed
General Plan
(GP) Designation
Proposed Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Total
Capacity
Vacant/
Nonvacant
Description of
Existing Uses Infrastructure Optional Information1 Optional Information2 Optional Information3 CORONADO 919 C AVE 92118 537-342-34-00 19 0 0 0 Unaccommodated Need 0.619086 Multiple Family Residential R-3 Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 19 Non-Vacant Educational/institutional/religious YES - Current CORONADO 1224 10TH ST 92118 537-452-13-00 3 0 0 8 Unaccommodated Need 0.551666 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 11 Non-Vacant Commercial YES - Current CORONADO 1001 C AVE 92118 537-452-14-00 3 0 0 8 Unaccommodated Need 0.570666 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 11 Non-Vacant Commercial YES - Current CORONADO 150 B AVE 92118 536-102-28-00 15 0 0 43 Unaccommodated Need 0.68319 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 58 Non-Vacant Commercial YES - Current CORONADO 150 B AVE 92118 536-102-33-00 0 0 0 0 Unaccommodated Need 0.462276 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 0 Non-Vacant Commercial YES - Current CORONADO 150 B AVE 92118 536-102-32-00 0 0 0 0 Unaccommodated Need 0.76278 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 0 Non-Vacant Commercial YES - Current CORONADO 150 B AVE 92118 536-102-20-00 0 0 0 0 Unaccommodated Need 0.484609 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 0 Non-Vacant Commercial YES - Current CORONADO 150 B AVE 92118 536-102-31-00 0 0 0 0 Unaccommodated Need 0.498831 Commercial within OACSP C Mixed-Use with Residential R-4 MU 0 40 0 Non-Vacant Commercial YES - Current CORONADO 149 A AVE 92118 536-110-19-00 15 0 0 23 Unaccommodated Need 1.2802 Residential - Planned Community Development RPCD Multiple Family Residential R-6 or 60 du/ac equivalent 0 60 38 Non-Vacant Parking YES - Current CORONADO 1515 2ND ST 92118 536-110-17-00 12 0 55 100 Unaccommodated Need 12.6577 Residential - Planned Community Development RPCD Multiple Family Residential R-6 or 60 du/ac equivalent 0 60 167 Non-Vacant Residential YES - Current CORONADO 201 6TH STREET 92118 536-010-05-00 67 0 34 0 Unaccommodated Need 0.248691 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 101 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-01-00 0 0 0 0 Unaccommodated Need 0.259774 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-02-00 0 0 0 0 Unaccommodated Need 0.269612 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-03-00 0 0 0 0 Unaccommodated Need 0.254261 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-04-00 0 0 0 0 Unaccommodated Need 0.264327 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-05-00 0 0 0 0 Unaccommodated Need 0.268557 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-06-00 0 0 0 0 Unaccommodated Need 0.264902 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-07-00 0 0 0 0 Unaccommodated Need 0.263186 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-08-00 0 0 0 0 Unaccommodated Need 0.266389 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-09-00 0 0 0 0 Unaccommodated Need 0.256342 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-10-00 0 0 0 0 Unaccommodated Need 0.399794 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current CORONADO 201 6TH STREET 92118 536-411-11-00 0 0 0 0 Unaccommodated Need 0.342124 Civic Use CU Multiple Family Residential R-4 or 40 du/ac equivalent 0 40 0 Non-Vacant Educational/institutional/religious YES - Current
CORONADO
4 Attachment 3
City of Coronado Page 646
Table C: Land Use, Table Starts in A2
Zoning Designation
From Table A, Column G
and Table B, Columns L and N
(e.g., "R-1")
General Land Uses Allowed
(e.g., "Low-density residential")
R-1 Single Family Residential
R-1A Single Family Residential
R-1A(E) Single Family Residential
R-1A(BF) Single Family Residential
R-1A(CC-1) Single Family Residential
R-1A(CC-2) Single Family Residential
R-1A(CC-3) Single Family Residential
R-1B Single Family Residential
R-3 Multiple Family Residential
R-3/P Multiple Family Residential
R-4 Multiple Family Residential
C Commercial within Orange Avenue Corridor Specific Plan CU Civic Use
RPCD Residential - Planned Community Development
MZ Miliary Zone
Custom Homes Custom Homes
Village Residences Village Residences
R-4 or 40 du/ac equivalent Multiple Family Residential at 40 du/ac R-6 or 60 du/ac equivalent Multiple Family Residential at 60 du/ac R-4 MU Mixed-Use with Residential at 40 du/ac
Attachment 3
City of Coronado Page 647
1 CITY OF CORONADO HOUSING ELEMENT UPDATE IMPLEMENTATION
PROPOSED MUNICIPAL CODE AMENDMENTS
Municipal Code
Title and Topic
Housing Element
Program Amendment Location Amendment Description
Zoning Code
Accessory Dwelling
Units
H-1.A; H-2.L; H-3.E;
H-5.F
86.56.105 (Accessory
Dwelling Units and Junior
Accessory Dwelling Units)
Updates ADU ordinance to comply with recent state ADU
laws. Eliminates off-street parking requirement for affordable ADUs.
Housing Element
Opportunity Site
Overlay Zone
H-1.F
86.34 (Housing Element
Opportunity Site Overlay
Zone); Zoning Map
Adds Housing Element Opportunity Site (HE) Overlay Zone that allows multifamily residential uses on opportunity sites.
Relaxes development standards for projects with affordable units. Changes base zoning of 919 C Avenue from R-3 to R-4.
Minimum Density H-1.F (first and sixth
bullets)
86.34.030.C (Minimum
Density)
86.42.050 (Minimum
Standards)
Minimum density of 16 units per acre on all opportunity site, excluding 517 Orange Avenue, for projects creating one or more new units.
By-Right Approvals H-1.F (first and sixth
bullets)
86.34.040 (HE-1 Subzone)
86.70.115 (By-Right Approval
Process)
By-right approval on upzoned and reused sites (1-5 and 8-9) for projects with 20 percent or more affordable units.
R-PCD Opportunity
Sites
H-1.F (fourth bullet);
H-1.G
86.42.55 (Housing Element
Opportunity Sites)
Allows 60 du/ac on sites 6 and 7 with development standards that allow density and address neighborhood compatibility Parking, Affordable
Projects
H-2.H (fifth bullet);
H-3.B (eighth bullet) 86.58.030.D
Reduces off street parking requirement to one space per affordable dwelling unit and one space per market rate studio & 1 bedroom units in affordable projects. Eliminates covered parking requirement for affordable units.
Carriage House H-4.A; H-3.E; 86.56.105.D (Carriage house) Allows conversion of carriage to ADU. Eliminates parking requirement for deed-restricted affordable conversions.
R-3 Zone Heights H-1.F. 86.14.030 (R-3 height
standards)
Increases the allowable height in the R-3 zone to three stories and 33-36 feet
Low Barrier
Navigation Centers H-5.B (first bullet)
86.56.010 (Low Barrier
Navigation Centers);
86.04.717
Adds statement that low barrier navigation centers are
allowed by right in areas zoned for mixed use and
nonresidential zones permitting multifamily uses as required Attachment 4
City of Coronado Page 648
2 Municipal Code
Title and Topic
Housing Element
Program Amendment Location Amendment Description
by state law. Revises definition of emergency shelter to include low barrier navigation centers.
Large Group Homes H-5.B (second
bullet); H-3.B 86.55.170 Removes special use permit requirement for large residential care facilities in the R-4 zone.
Supportive Housing H-5.B (third bullet);
H-3.B;
86.56.190 (Supportive
Housing)
Adds statement that supportive housing is allowed by right in zones where multifamily and mixed uses are permitted,
consistent with Gov’t Code 65651
Residential care H-5.B (fourth bullet)
86.04.661 (Residential Care
Facility); 86.08.020.D;
86.09.020.C; 86.10.020.D;
86.14.020.D; 86.18.020.C
Revises definition of residential care facilities to include licensed and unlicensed facilities. Clarifies that small residential care facilities are allowed by right in all singlefamily zones, and both small and large facilities are allowed by right in all multifamily zones.
Emergency Shelters H-5.D (fourth bullet) 86.04.717 (Shelter, Emergency)
Updates the definition of emergency shelters to include navigation centers, bridge housing, and respite or
recuperative care.
Farmworker and
Employee Housing H-5.E 86.04.280
Revises definition of single-family dwelling to include employee housing for six or fewer persons as defined in Health and Safety Code Section 17008.
“Family” Definition H-5.G 86.04.290 (Family)
Updates definition of family to remove requirement that a family shares household expenses and responsibility for household work.
Manufactured
Homes H-5.I 86.56.830 (Manufactured Homes)
Replaces manufactured housing design standards with a
statement that manufactured homes are subject to same
development standards as conventionally constructed
residential dwellings.
Building Code
Reasonable
Accommodations H-5.K 70.130.060.B
Removes finding language that request would not have
“impacts on surrounding properties that would
fundamentally alter a City program or law.”
Design Review
Design Review H-5.L 80.00.090.A Removes statement that “inappropriate, incompatible, bizarre, and exotic designs shall be avoided.”
Attachment 4
City of Coronado Page 649
1 CITY OF CORONADO HOUSING ELEMENT UPDATE IMPLEMENTATION
PROPOSED ORANGE AVENUE CORRIDOR SPECIFIC PLAN, GENERAL PLAN, AND LCP LAND USE PLAN AMENDMENTS Document
and Topic
Housing Element
Program Amendment Location Amendment Description
Orange Avenue Corridor Specific Plan
Housing Element
Opportunity Site
Overlay Zone
H-1.F
III.A.7, IV.A, Table IV-1,
IV.D.5.5, IV.F, IV.I, IV.J, V.A,
Appendix I, Figure III-1
Adds purpose statement for the Housing Element Opportunity Site (HE) Overlay Zone. States multifamily residential is an allowed use in HE Overlay Zone. References development standards and parking requirements in Zoning Code that apply to HE Overlay Zone sites.
Adds definition of “mixed-use residential”
Minimum Density H-1.F (first and sixth
bullets)
V.B.8.5 Establishes minimum density of 16 units per acre for a project that creates one or more new dwelling units on a development site in the R-4 zone.
By-Right Approvals H-1.F (first and sixth
bullets) III.B (Review of Projects) By-right approval on upzoned and reused sites in the Specific Plan area (2-5 and 8) for projects with 20 % or more affordable units Parking, Affordable
Projects
H-2.H (fifth bullet);
H-3.B (eighth bullet)
IV.J.1
V.B.10
Adds statement that parking spaces required for residential uses in the C zone will be provided in accordance with the Zoning Code. Adds reference to Zoning Code for parking requirements in the R-4 zone.
Residential Care H-5.B (fourth bullet) V.B.1.f. Clarifies that both small residential care facilities are allowed by right in the R-4 zone.
Emergency
Shelters H-5.D (fourth bullet) IV.I.2, V.B.1 Adds emergency shelters as an allowed use in the R-4 zone. Adds parking standard for emergency shelter.
GP Land Use Element
Housing Element
Opportunity Site
Overlay Zone
H-1.F
General Plan Land Use Map
(p. II-A7); Categories of NonResidential Land Uses (p. IIA12) Replaces citywide Zoning Map with new General Plan Land Use Map showing new HE overlay zone. Add purpose statement for Housing Element Opportunity Site (HE) Overlay Zone.
Land Use
Categories N/A
Categories of Residential
Land Uses; General Plan
Land Use Map (p. II-A7)
Eliminates Very Low Density Residential (VLDR) category. On map applies LDR designation to existing VLDR areas.
LCP Land Use Plan
Attachment 4
City of Coronado Page 650
2 Document
and Topic
Housing Element
Program Amendment Location Amendment Description
Accessory
Dwelling Units H-1.A; H-2.L III.I.c (Dwellings) Eliminates off-street parking requirement for affordable ADUs.
Housing Element
Opportunity Site
Overlay Zone
H-1.F
Zoning Map (p. 38)
OACSP Zoning Map (p. 39)
Section IV (Descriptive Text
for Land Use Plan Maps)
Replaces citywide Zoning Map with new General Plan Land Use Map showing new HE overlay zone. Amends OACSP Zoning Map to show new HE overlay zone. Clarifies that the OACSP Zoning Map reflects the OACSP as it is amended through the years.
Parking, Affordable
Projects
H-2.H (fifth bullet);
H-3.B (eighth bullet) III.I.c (Dwellings)
Reduces off street parking requirement to one space per affordable dwelling unit and one space per market rate studio & 1 bedroom units in affordable projects. Eliminates covered parking requirement for affordable units.
Carriage House H-4.A; H-3.E; III.I.c (Dwellings) Eliminates parking requirement for affordable carriage house conversions
Emergency
Shelters H-5.D (fourth bullet) III.I.h (Emergency Shelters) Adds off-street parking standard for emergency shelters.
Attachment 4
City of Coronado Page 651
Coronado Municipal Code
Chapter 70.130 REQUESTS FOR REASONABLE
ACCOMMODATIONS UNDER THE FAIR HOUSING
ACT