Coronado City Council
April 9, 2024

The City of Coronado Housing Element
(2021-2029)
DRAFT - Revised January 12, 2024
Attachment 3
The City of Coronado Housing Element
(2021-2029)
DRAFT - Revised January 12, 2024
Attachment 3
City of Coronado
2021-2029 Housing Element
i
Table of Contents
SECTION 1: INTRODUCTION………………………………………………………………………………………………………………………………….1-1 A. Role of the Housing Element........................................................................................................................ 1-1 B. State Policy and Authorization ..................................................................................................................... 1-1

1. Background ............................................................................................................................................... 1-1

2. State Requirements .................................................................................................................................. 1-1

3. Regional Housing Needs Assessment (RHNA) ........................................................................................... 1-3

4. Relationship to Other General Plan Elements .......................................................................................... 1-3

5. Public Participation ................................................................................................................................... 1-4

6. Data Sources............................................................................................................................................. 1-4

7. Housing Element Organization ................................................................................................................. 1-5 SECTION 2: COMMUNITY PROFILE……………………………………………………………………………………………………………………….2-1 A. Population Characteristics............................................................................................................................ 2-1 Population Growth................................................................................................................................... 2-1 Age Characteristics................................................................................................................................... 2-3 Race/Ethnicity Characteristics.................................................................................................................. 2-5 B. Economic Characteristics.............................................................................................................................. 2-8 Employment and Wage Scale................................................................................................................... 2-8 C. Household Characteristics.......................................................................................................................... 2-12 Household Type and Size ....................................................................................................................... 2-12 Household Income ................................................................................................................................. 2-15 D. Housing Problems....................................................................................................................................... 2-17 Overcrowding......................................................................................................................................... 2-18 Overpayment (Cost Burden) In Relation to Income............................................................................... 2-20 E. Special Needs Groups................................................................................................................................. 2-21 Seniors.................................................................................................................................................... 2-22 Persons with Physical and Developmental Disabilities.......................................................................... 2-23 Large Households................................................................................................................................... 2-26 Single-Parent Households...................................................................................................................... 2-26 Farmworkers.......................................................................................................................................... 2-27 Military Households............................................................................................................................... 2-27 Extremely Low-income Households and Poverty Status........................................................................ 2-28 Persons Experiencing Homelessness ..................................................................................................... 2-30 Students................................................................................................................................................. 2-31

10. Resources…………………………………………………………………………………………………………………………………………...2-32 F. Housing Stock Characteristics..................................................................................................................... 2-33 Housing Growth ..................................................................................................................................... 2-33 Housing Type.......................................................................................................................................... 2-34 Housing Availability and Tenure............................................................................................................. 2-35 Housing Age and Condition.................................................................................................................... 2-37 G. Housing Costs and Affordability ................................................................................................................. 2-38 Home Ownership Market....................................................................................................................... 2-38 Attachment 3
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2021-2029 Housing Element
ii
Rental Market ........................................................................................................................................ 2-39 SECTION 3: HOUSING CONSTRAINTS…………………………………………………………………………………………………………………….3-1 A. Nongovernmental Constraints ..................................................................................................................... 3-1 Land Costs and Construction Costs.......................................................................................................... 3-1 Availability of Financing ........................................................................................................................... 3-2 Economic Constraints............................................................................................................................... 3-3 Timing and Density................................................................................................................................... 3-4

5. Local Efforts to Address Non-Governmental Constraints..…………………………………………………………….…..…3-4 B. Governmental Constraints………………………………………………………………………………………………………………………3-5 Land Use Controls .................................................................................................................................... 3-5

2. Overlay Zones………………………………………………………………………………………………………………………………………3-5

3. Local Coastal Program………………………………………………………………………………………………………………………….3-5

4. Development in the Coastal Zone..………………………………………………………………………………………………………3-6

5. Residential Development Standards…………………………………………………………………………………………………….3-6

6. Setbacks……………………………………………………………………………………………………………………………………………….3-9

7. Structural Coverage……………………………………………………………………………………………………………………………..3-9

8. Maximum Building Height………………………………………………………………………………………………………………….…3-9

9. Parking Standards………………………………………………………………………………………………………………………….……3-10

10. On and Off-Site Improvements.……………………………………………………………………………………………………….…3-12

11. Provisions for a Variety of Housing Types…………………………………………………………………………………….…….3-13

12. Single-Family Dwelling……………………………………………………………………………………………………………………….3-14

13. Accessory Dwelling Units (ADUs) and Carriage Houses………………………………………………………………………3-14

14. Single Room Occupancy…………………………………………………………………………………………………………………….3-14

15. Duplexes……………………………………………………………………………………………………………………………………………3-14

16. Multi-Family Dwelling………………………………………………………………………………………………………………………..3-14

17. Manufactured Housing………………………………………………………………………………………………………………………3-14

18. Residential Care Facilities…………………………………………………………………………………………………………………..3-15

19. Emergency Shelters……………………………………………………………………………………………………………………………3-15

20. Low Barrier Navigation Centers………………………………………………………………………………………………………….3-16

21. Transitional Housing……………………………………………………………………………………………………………………………3-16

22. Supportive Housing……………………………………………………………………………………………………………………….……3-16

23. Farmworker and Employee Housing…………………………………………………………………………………………………..3-17

24. State Density Bonus Law……………………………………………………………………………………………………………………3-18

25. Concessions and Incentives……………………………………………………………………………………………………….……….3-21

26. Growth Management Measures………………………………………………………………………………………………………..3-22

27. Inclusionary Housing Policy………………………………………………………………………………………………………………..3-22

28. Specific Plans…………………………………………………………………………………………………………………………………..…3-23

29. Housing for Persons with Disabilities and Other Special Needs……………………………………………………….…3-23

30. Reasonable Accommodation………………………………………………………………………………………………………….….3-24

31. Development Application Fees……………………………………………………………………………………………………….….3-24

32. Affordable Housing Assistance/In-Lieu Fee………………………………………………………………………………………..3-28

33. On-/Off-Site Improvements……………………………………………………………………………………………………………….3-29

34. Building Codes and Enforcement……………………………………………………………………………………………………….3-29

35. Local Processing and Permit Procedures……………………………………………………………………………………………3-29

36. Single Family Dwellings……………………………………………………………………………………………………………………..3-30 Attachment 3
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2021-2029 Housing Element
iii

37. Multi-Family Dwellings…………………………………………………………………………………………………………………….…3-31

38. Design Review Process…………………………………………………………………………………………………………………….…3-31

39. Senate Bills 35 and 423………………………………………………………………………………………………………………...……3-33

40. Military Land………………………………………………………………………………………………………………………………………3-33

41. State and Federal Constraints…………………………………………………………………………………………………………….3-34 C. Infrastructure Constraints……………………………………………………………………………………………………………………..3-36 Electricity and Natural Gas..................................................................................................................... 3-36 Water Supply and Wastewater Capacity ............................................................................................... 3-36

3. Operations and Maintenance…………………………………………………………………………………………………………....3-37 Stormwater Management...................................................................................................................... 3-37 Fire and Emergency Services.................................................................................................................. 3-38

6. Fire Division……………………………………………………………………………………………………………………………………….3-38

7. Emergency Medical Services………………………………………………………………………………………………………………3-38

8. Beach Lifeguards………………………………………………………………………………………………………………………………..3-39

9. Disaster Preparedness ……………………………………………………………………………………………………………………….3-39

10. Police Services……………………………………………………………………………………………………………………………………3-39 D. Environmental Constraints........................................................................................................................ 3-40 General Environmental Setting .............................................................................................................. 3-40 Geologic and Seismic Hazards................................................................................................................ 3-40

3. Flooding……………………………………………………………………………………………………………………………………………..3-42

4. Fire Hazards……………………………………………………………………………………………………………………………………….3-42

5. Biological Resources…………………………………………………………………………………………………………………………..3-43

6. Air Quality………………………………………………………………………………………………………………………………………….3-43

7. Cultural Resources……………………………………………………………………………………………………………………………..3-43

8. Tribal Cultural Resources……………………………………………………………………………………………………………………3-44

9. Climate Change………………………………………………………………………………………………………………………………….3-44 E. Reductions to Constraints……………………………………………………………………………………………………………………..3-45 SECTION 4: HOUSING RESOURCES……………………………………………………………………………………………………………………….4-1 A. Regional Housing Needs Allocation.............................................................................................................. 4-1 Residential Sites Inventory....................................................................................................................... 4-1 Above Moderate- and Moderate-Income Sites ....................................................................................... 4-1 Sites Suitable for Lower Income Housing................................................................................................. 4-2 Accessory Dwelling Units ......................................................................................................................... 4-3

5. Carriage Houses……………………………………………………………………………………………………………………………………4-4 Summary of Sites Selection...................................................................................................................... 4-5 B. Financial Resources ...................................................................................................................................... 4-6 Section 8 Housing Choice Voucher .......................................................................................................... 4-6 Housing Assistance Reserve (Fund).......................................................................................................... 4-6 C. Infrastructure and Facilities.......................................................................................................................... 4-7 D. Energy Usage and Conservation................................................................................................................... 4-7 Title 24 and Coronado Climate Action Plan ............................................................................................. 4-7 SECTION 5: REVIEW OF PAST PERFORMANCE……………………………………………………………………………………………………...5-1 SECTION 6: AT RISK AFFORDABLE HOUSING…………..……………………………………………………………………………………………6-1 Attachment 3
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2021-2029 Housing Element
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A. Preservation and Replacement Options……………………………………………………………………………………………….….6-1

1. Transfer of Ownership………………………………………………………………………………………………………………………....6-2

2. Rental Subsidies…………………………………………………………………………………………………………………………………...6-2

3. Purchase and Affordability Covenants.……………………………………………………………………………………………….…6-2

4. Construction of Replacement Units……………………………………………………………………………………………………...6-2

5. Funding Sources to Preserve Affordable Housing………………………………………………………………………………….6-2

6. Qualified Entities to Acquire and Manage Affordable Housing……………………………………………………………..6-3 SECTION 7: ADEQUATE SITES INVENTORY ANALYSIS AND METHODOLOGY………………………………………………………..7-1 A. Summary of Sites Capacity……………………………………………………………………………………………………………………...7-2 B. Capacity Determination…………………………………………………………………………………………………………………………..7-3 C. Identification of Developable Sites………………………………………………………………………………………………………….7-4

1. Legal Requirements and State Housing Policies…………………………………………………………………………………..7-4

2. Data Sources………………………………………………………………………………………………………………………………………..7-4

3. Housing Units Approved/Entitled/Under Construction………………………………………………………………………..7-4

4. Accessory Dwelling Units…………………………………………………………………………………………………………………...7-7

5. Carriage House conversion…………………………………………………………………………………………………………………7-9

6. Sites Profiles………………………………………………………………………………………………………………………………………7-10

7. Sites Located in Specific Plan Areas……………………………………………………………………………………………………7-21

8. Infrastructure Availability – Site Access to Water, Sewer, and Dru Utilities…………………………………….….7-22

9. Map of Sites…………………………………………………………………………………………………………………………………….…7-24

10. Suitability of Sites for Moderate-Income Housing……………………………………………………………………………...7-24

11. Environmental Constraints………………………………………………………………………………………………………………...7-25 D. Sites to Accommodate Low-and Very Low-Income RHNA……………………………………………………………………..7-30

1. Sites Used in previous Planning Periods’ Housing Elements……………………………………………………………….7-30

2. Zoning Appropriate to Accommodate Low- and Very low-Income RHNA……………………………………….…..7-31

3. Size of Sites…………………………………………………………………………………………………….………………………………….7-32 E. Housing Capacity Analysis/Past Housing Production……………………………………………………………………………..7-34

1. 5th Cycle Housing Production and Density…………………………………………………………………………………………….7-34

2. Housing Potential Assumptions and Realistic Capacity…….……………………………………………………………………7-35

3. Housing Potential Methodology – Mixed-Uses……………………..………………………………………………………………7-36 F. Vacant Sites (Including Suitability for Lower-Income Housing)………………………………………………………………7-38 G. Non-Vacant Sites (Including Suitability for Lower-Income Housing)………………………………………………………7-39 H. Senate Bill 1333 Requirements – “No Net Loss”…………………………………………………………………………………….7-41 I. Assembly Bill 1486 City-Owned Land…………………………………………………………………………………………………….7-43 J. Summary………………………………………………………………………………………………………………………………………………7-44 SECTION 8: HOUSING PLAN………………………………………………………………………………………………………………………………….8-1 A. Goals, Policies, and Programs....................................................................................................................... 8-2 B. Summary of Quantified Objectives ............................................................................................................ 8-43

APPENDICES
Appendix A: Community Engagement………………………………………………………….……..…..………..……………………….………..A-1 Appendix B: Affirmative Furthering Fair Housing (AFFH)……………………………………………………………………….………….....B-1 Appendix C: Glossary of Terms………..………………………………………………………………………………….……………………….……….C-1 Attachment 3
Section 1: Introduction
City of Coronado
2021-2029 Housing Element
Section 1: Introduction Page 1-1
Section 1: Introduction
A. Role of the Housing Element
The Housing Element is one of the seven state-mandated Elements included in the City of Coronado’s General Plan.

The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs; it contains a detailed outline and implementation plan of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Each eight-year planning cycle, the San Diego Association of Governments (SANDAG) allocates the City a number of housing units called the Regional Housing Needs Allocation (RHNA). The RHNA quantifies current and future housing growth within a City.

Through research and analysis, the Housing Element identifies available candidate housing sites and establishes the City’s official housing policies and programs to accommodate the RHNA goals. Simply put, the Housing Element identifies ways in which the housing needs of current and future residents can be met in the City over the eight-year Housing Element cycle.

B. State Policy and Authorization

1. Background
As a mandated Element of the Coronado General Plan, the Housing Element must meet all requirements of existing state law. Goals, programs and policies, and quantified objectives within the Housing Element are consistent with state law and are implemented within a designated timeline to ensure the City accomplishes the identified actions as well as maintains compliance with state law. The California Department of Housing and Community Development (HCD) reviews each Housing Element for substantial compliance with state law, HCD’s review and certification are required before a local government can adopt its housing element as part of its overall General Plan. However, the City can adopt the Housing Element with the contingency that HCD will certify it.

2. State Requirements
California State Housing Element Law (California Government Code Article 10.6 and Section 65588) establishes the requirements for the Housing Element. Each local government in the state must adopt a Housing Element and update it no less than once every eight years.

The California Legislature identifies overall housing goals for the state to ensure every resident has access to housing and a suitable living environment; section 65588 of the California Government Code states the following Housing Element goals:
• The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order. • The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians at all economic levels.
• The provisions of housing affordable to low- and moderate-income households require the cooperation of all levels of the government.
• Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for the housing needs of all economic segments of the community. The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 1: Introduction Page 1-2
Table 1-1 summarizes State Housing Element requirements and identifies the location in this document where these requirements are addressed.

Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code Section Reference in Housing Element
Analysis of employment trends. Section 65583.a Section 2 Projection and quantification of existing and projected housing needs for all income groups. Section 65583.a Section 7
Analysis and documentation of the City’s housing characteristics, including cost of housing compared to ability to pay,
overcrowding, and housing condition.

Section 65583.a Section 2
An inventory of land suitable for residential development including vacant sites and sites having redevelopment potential. Section 65583.a Section 7 Analysis of existing and potential governmental constraints upon the maintenance, improvement, or development of housing for all income levels.

Section 65583.a Section 3
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement, or
development of housing for all income levels.

Section 65583.a Section 3
Analysis concerning the needs of the homeless. Section 65583.a Section 2 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female-headed households. Section 65583.a Section 2 Analysis of opportunities for energy conservation
with respect to residential development. Section 65583.a Section 4 Identification of Publicly Assisted Housing
Developments. Section 65583.a Section 6
Identification of Units at Risk of Conversion to
Market Rate Housing. Section 65583.a Section 6
Identification of the City’s goal relative to the
maintenance, improvement, and development of housing. Section 65583.a Section 8 Analysis of quantified objectives and policies
relative to the maintenance, improvement, and
development of housing.

Section 65583.b Section 8
Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.

Section 65583.c(1) Section 7
Identification of strategies to assist in the development of adequate housing to meet the
needs of low and moderate-income households.

Section 65583.c(2) Sections 7, 8, and
Appendix B
Description of the Public Participation Program in the formulation of Housing Element Goals, Policies, and Programs. Section 65583.d Appendix A Description of the Regional Housing Needs
Assessment (RHNA) prepared by the San Diego Association of Governments.

Section 65583.e Section 1
Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Appendix B
Review of the effectiveness of the past Element,
including the City’s accomplishments during the
previous planning period.

Section 65583.f Section 5
Source: State of California, Department of Housing and Community Development.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 1: Introduction Page 1-3
The City of Coronado’s current Housing Element was adopted in February 2013 for the 5th Cycle 2014-2021 planning period; the 6th Cycle Housing Element will plan for the 2021-2029 planning period. Multiple amendments have been made to State Housing Element law since the adoption of the current Housing Element. These amendments change the required analysis, reporting, and type of policies that must be contained in the City’s 2021-2029 Housing Element. The contents of this Housing Element comply with these amendments to state housing law and all other federal, state, and local requirements.

3. Regional Housing Needs Allocation (RHNA)
California’s RHNA is a methodology for determining future housing needs within the state, by income category, and is based on growth in population, households, and employment. The statewide RHNA is determined under the administration of HCD. The quantified housing need is then allocated among the State’s 18 Metropolitan Planning Organizations (MPOs). In the City of Coronado’s case, this agency is SANDAG.

In accordance with Section 65583 of the California Government Code, SANDAG then delegates a “fair share” of housing needs to its member jurisdictions. The RHNA allocation is then divided amongst four income categories, which are benchmarked on the County of San Diego’s median income for a family of four. Table 1-2 below identifies the four income categories by which the City’s RHNA allocation is divided.

Table 1-2: San Diego County Income Categories
Income Category Percent of Median Family Income (MFI)
Very Low Income 0-50% MFI
Low Income 51-80% MFI
Moderate Income 81-120% MFI
Above Moderate Income >120% MFI
For the 2021-2029 planning period, the City of Coronado is allocated a total of 912 units, including:
• 312 units affordable to very low-income households
• 169 units affordable to low-income
• 159 units affordable to moderate-income
• 272 units affordable to above-moderate income

4. Relationship to Other General Plan Elements
The Housing Element is one of many Elements of the City’s General Plan. The goals, policies, actions, and programs within the Housing Element relate directly to, and are consistent with, all other Elements in the City’s General Plan.

The City’s Housing Element identifies programs and resources required for the preservation, improvement, and development of housing to meet the existing and projected needs of its population.

The Housing Element works in tandem with development policies contained in the Land Use Element, most recently amended in 2003. The Land Use Element establishes the location, type, intensity, and distribution of land uses throughout the City, and defines the land use build-out potential. By designating residential development, the Land Use Element places an upper limit on the densities and types of housing units constructed in the City. The Land Use Element also identifies lands designated for a range of other uses, including employment-creating uses, open space, and public uses. The presence and potential for jobs affect the current and future demand for housing at the various income levels in the City.

The City’s Circulation Element also affects the implementation of the Housing Element. The Circulation Element establishes policies for a balanced circulation system in the City. The Circulation Element aims to reduce the impacts of transportation on the region’s environment and provide a variety of options so individuals can choose to travel by car, bicycle, foot, or public transportation. Consequently, the Housing Element must include policies and incentives that consider the types of infrastructure essential for residential housing units in addition to mitigating the effects of growth in the City.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 1: Introduction Page 1-4
The Housing Element has been reviewed for consistency with the City’s other General Plan Elements, and the policies and programs in this Element are consistent with the policy direction contained in other parts of the General Plan.

As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.

5. Public Participation
Public participation is a vital component of the Housing Element update process. Public engagement creates opportunities for community members to provide their input and feedback, information which then directs the Housing Element’s goals, policies, and programs. Section 65583 of the Government Code requires local governments to make diligent and continued efforts to achieve public participation of all economic segments of the community.

Meaningful community participation ensures that a variety of stakeholders and community members are offered a platform to engage in the City’s planning process.

As part of the 6th Cycle Housing Element Update process, the City has conducted public outreach activities beginning in 2020. These recent outreach efforts included City Council study sessions, community workshops, digital media, online surveys, and continued flyers and information posted for the general public. Project materials, including summaries from community workshops and public meetings, notices, and draft public review documents are available on the City’s website:

Outreach for the 6th Cycle Housing Element to the community includes the following actions:
• Housing Element Update webpage with all housing materials, located at commentcoronado.org/housing-element-update
• Virtual Workshop #1 Presentation posted to the City’s website • Online Community Survey available from October 22, 2020, to November 22, 2020 • Housing Element Fact Sheet and Q&A Flyer
• A Draft of the Housing Element made available for Public Review and Comment for 30 days • A City Council Meeting on June 15, 2021, which included a public notice and was available to the public
• A June 30 Special Planning Commission Meeting to make recommendations of the Housing Element to the City Council
• A City Council Meeting to adopt the Housing Element on July 20, 2021 • Stakeholder Meetings held on September 25, 2023, and September 28, 2023 • Community Workshop held on October 12, 2023
• A City Council Meeting held on October 17, 2023
As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council. Appendix A: Community Engagement contains a summary of all public comments regarding the Housing Element received by the City during the update process.

6. Data Sources
The data used for the completion of this Housing Element comes from a variety of sources. These include, but are not limited to:
• United States Census
• American Community Survey
• Regional Analysis of Impediments to Fair Housing (AI) • Point-in-Time Homeless Census by the Regional Task Force on the Homeless, 2020 • Home Mortgage Disclosure Act (HMDA) lending data
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 1: Introduction Page 1-5
• California Department of Economic Development
• California Employment Development Division Occupational Wage data, 2020 • Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2013-2017
• U.S. Department of Housing and Urban Development, Office of Public and Indian Housing • SANDAG Regional Growth Forecast
• SANDAG 6th Cycle Regional Housing Needs Assessment Plan • Zillow Housing Data
• United States Department of Defense, Profile of the Military Community • Urban Water Management Plan for California American Water (CAW), 2020 The data sources represent the best data available at the time this Housing Element was prepared. The source documents contain the assumptions and methods used to compile the data.

7. Housing Element Organization
This Housing Element represents the City’s policy program for the 2021-2029 6th Planning Period. The Housing Element is comprised of the following Sections:

Section 1: Introduction contains a summary of the content, organization, and statutory considerations of the Housing Element.

Section 2: Community Profile contains an analysis of the City’s population, household and employment base, and the characteristics of the housing stock.

Section 3: Housing Constraints examines governmental and non-governmental constraints on the production, maintenance, and affordability of housing.

Section 4: Housing Resources and Opportunities provides a summary of housing resources, including site identification and funding and financial considerations.

Section 5: Review of Past Performance provides an assessment of progress during the 5th Cycle Planning Period for the Housing Element, including program status, objectives, actions, and appropriateness.

Section 6: At Risk-Affordable Housing provides information on existing affordable units at risk of converting to market rate and a preservation analysis.

Section 7: Adequate Sites Inventory Analysis and Methodology provides a detailed description of the methodology used to identify specific housing sites (by Assessor’s Parcel Number), the number of units for each site, the level of affordability for each site, and the methodology used to ensure that each site meets State law requirements.

Section 8: Housing Plan outlines the City’s goals, policies, programs, and actions to provide and preserve housing opportunities in the community and quantified objectives for the 2023–2031 6th Cycle Planning Period.

The following appendices provide additional information and data pursuant to legal requirements:
• Appendix A – Community Engagement
• Appendix B – Affirmatively Furthering Fair Housing Analysis • Appendix C – Glossary of Housing Terms
Attachment 3
Section 2: Community Profile
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-1
Section 2: Community Profile
The Community Profile (Profile) for the City of Coronado provides an assessment of the City’s demographic and housing characteristics to understand the housing needs in the community. The Profile serves as the foundation for the Housing Element’s policies by describing and assessing factors and characteristics that contribute to the housing supply and demand in Coronado. Specifically, the Profile describes community population, employment, economics, household, special needs groups, and housing stock characteristics for Coronado. Information on these various data points is also provided for San Diego County and other nearby cities to provide regional context for the Coronado community. The data presented in the Profile serves as the foundation for identifying the appropriate goals, programs, and policies outlined in the 2021-2029 Housing Element.

The Profile uses the most current available data from SANDAG, 2010 U.S. Census, 2010-2018 American Community Survey, the California Department of Housing and Urban Development, the California Employment Development Department, the San Diego Regional Task Force on the Homeless, Zillow, Military One Source, and San Diego County Utility.

A. Population Characteristics
Population growth, age composition, race and ethnicity, and employment trends may influence the type and extent of housing needs, as well as the ability of the local population to afford housing costs. The following section describes and analyzes the various population characteristics and trends that may affect housing need.

Population Growth
Table 2-1 displays actual and projected population for Coronado, other nearby cities, and San Diego County from 2010 to 2050. According to the 2010 U.S. Census and SANDAG’s Regional Growth Forecast, Coronado’s population is projected to increase by one percent from 2010 to 2050 and increase by two percent from 2016 to 2050. This increase is lower in comparison to other coastal cities and San Diego County. The County population is projected to increase from 2010 to 2050 by 30 percent and increase from 2016 to 2050 by 21 percent. Coronado’s population increase from 2010 to 2050 and from 2016 to 2050 is lower than the nearby cities of Imperial Beach and San Diego city, which both saw a population increase of over 20%.

It should be noted that a systematic error involving the geocoding of a few military vessels in Coronado occurred during the 2010 Census. The Census Bureau unknowingly selected and tabulated vessels that were located in Coronado to the City of San Diego, when they should have been tabulated to Coronado. This error resulted in a misrepresentation of the population for the City of Coronado, which has since been corrected. This correction was noted in the 2010 U.S. Census Summary File 1 and as a cell note with the 2010 population of Coronado but is not reflected in all Census or American Community Survey data at the “place” geography level but has been corrected at the census tract level.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-2
Table 2-1: Population Growth and Projections (2010-2050) Jurisdictions
Population Percent Change
2010
Actual
2016
Baseline*
2025
Projected*
2035
Projected*
2050
Projected* 2010-2050 2016-2050
Carlsbad 105,328 113,725 119,798 119,798 124,001 18% 9% Del Mar 4,161 4,297 4,320 4,320 4,415 6% 3%
Encinitas 59,518 62,288 62,963 62,963 65,357 10% 5%
Solana Beach 12,867 13,527 13,710 13,710 13,980 9% 3%
San Diego City 1,301,6171 1,406,318 1,533,992 1,652,833 1,742,652 34% 24% Imperial
Beach 26,324 27,510 30,406 33,284 34,129 30% 24%
Coronado 24,6972 24,543 24,634 24,634 24,945 1% 2%
San Diego
County 3,095,313 3,316,187 3,545,073 3,753,630 4,011,145 30% 21% *Represents an estimate from SANDAG’s San Diego Forward: The 2019 Federal Regional Transportation Plan.

Sources: Bureau of the Census (2010) and SANDAG Series 14 Regional Growth Forecast Update (2019).

The population of Coronado is greatly influenced by the military population due to the military installations within and adjacent to Coronado. There are several military installations located in Coronado that contribute to the population of the City (i.e., Naval Air Station North Island (NASNI), Naval Amphibious Base (NAB), Silver Strand Training Complex (SSTC), and up to three aircraft carriers). These military installations primarily occupy the following census tracts and block groups: Census tract 113 block group 1, Census tract 216 block group 1, and Census tract 106.01 block group 2.

Tract 113 block group 1 is entirely occupied by NASNI. Tract 216 block group 1 is primarily occupied by NAB and the Lincoln Military Silver Strand Housing. The southern portion of tract 106.01 block group 2 contains SSTC and the Coronado Cays. Unlike NASNI and NAB, SSTC serves as a military training facility and does not have uses such as housing facilities. Detailed Census data is not available to separate the military and non-military for most demographic variables. Demographic data for tract 113 block group 1 and tract 216 block group 1 are identified whenever possible to estimate the characteristics of the City’s military population.

Table 2-2 shows the estimated military population in Coronado based on tract 113 block group 1 and tract 216 block group 1. In 2010, approximately 37 percent of Coronado’s population lived within these block groups. However, the population living in these block groups decreased by about 45 percent between 2010 and 2018. This could be due to a number of factors, including, number of military personnel assigned to NAB and NASNI decreasing, decrease in housing options on military installations, and a decrease in the number of aircraft carriers docked at the military installations when counts were taken.
1 Accounts for a revised population count from 5,785 to 0 for Block 1029 Census Tract 113 in Coronado City and due to a systematic error involving the geocoding of a few military vessels in Coronado city, California. (2010 U.S. Census Summary File 1, Data Note 3) 2 Accounts for a revised population count from 0 to 5,785 for Block 1000 Census Tract 113 in Coronado City and due to a systematic error involving the geocoding of a few military vessels in Coronado city, California. (2010 U.S. Census Summary File 1, Data Note 3) Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-3
Table 2-2: Estimated Military Population (2010-2018)
Census Tract Block Group 2010 2015 2018
Census tract 113 block group 1 6,520 3,476 2,775
Census tract 216 block group 1 2,673 2,676 2,286
Estimated Military Population Total 9,193 6,152 5,061
Total Population 24,697 24,447 23,620
Percent of Total Population 37.2% 25.2% 21.4%
Sources: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.

Table 2-3 shows the sum of sponsors (i.e., active-duty military personnel) with a duty location of NASNI and NAB.

There are military personnel assigned to SSTC but because it is a new base, the demographic profiles developed by Military One Source does not yet include it. As shown in Table 2-3, active military personnel assigned to NAB and NASNI fluctuated between 2010 and 2018, making the City’s demographics sensitive to changes in military population, but some of those personnel may have shifted to the SSTC and are not captured in this data.

Table 2-3: Military Sponsors (2010-2018)
Military Installation (Duty Location) * 2010 2015 2018
Naval Air Station North Island (NASNI) 7,980 7,223 8,310 Naval Amphibious Base (NAB) 10,515 5,218 5,854
* Includes active military personnel with duty locations of NASNI and NAB Sources: Military One Source, Military Demographic Profile (2010-2018).

Age Characteristics
The age characteristics of a population is a consideration when evaluating housing needs. Each age group may have differing lifestyles, family structures and sizes, and ability to earn income. These may affect housing needs and preferences. The traditional assumption is that young adults (ages 18 to 35) may favor apartments, low- to moderate-cost condominiums, and smaller or more affordable single-family units, while mature adults (ages 36 to 64) can make up much of the first-time homebuyer population and may look for moderate to high-end condominiums and single-family homes. To create a balanced and sustainable community, housing options must suit the needs of the various age groups in the City and plan ahead as these age cohorts move through different stages of life.

The data displayed in Figure 2-1 shows the age composition and percent change of Coronado from 2010 to 2018.

Persons aged 65 and above experienced the largest amount of growth at 33.8 percent. Persons aged 45 to 64 saw a 15 percent increase during the same time period. The population of persons aged 20 to 34 (young adult population) experienced a decrease of 36.2 percent from 2010 to 2018, and persons aged 35 to 44 experienced a decrease of

7.7 percent. Additionally, the population under 5 experienced a growth of about 16.9 percent. The decrease in persons aged 20 to 34 and increase in persons aged 45 to 64 represents a switch between the largest and second largest age groups in 2018. Persons aged 45 to 64 represents the largest age group in the City, while persons aged 20 to 34 are the second largest age group.

Overall, the data shows that the population in the City of Coronado is getting older, with steady increases in the population of persons over the age of 45 and decreasing for persons aged 20 to 44. While the population of people aged 65 and over is not the largest group, it shows the most growth with a 33.8 percent increase from 2010 to 2018.

This increasing aging population is important because it could require a change in needs for different housing types, amenities, and accessibility to such resources that are available within the City.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-4
Figure 2-1: Age Distribution in Coronado (2010-2018)
Sources: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.

Table 2-4 displays the percent of the population under 18 years and above 65 years for 2010, 2015, and 2018 for Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. According to the 2018 ACS estimates, the median age in Coronado is 40.2 years, which is older than the median age in neighboring cities and the County. In 2018, Coronado’s median age was approximately five years older than San Diego County’s median age and about eight years older than Imperial Beach. The higher median age is attributed to the larger percentage of seniors (about 19.7 percent of the population in 2018). This is in contrast to trends seen in neighboring cities where the proportion of senior residents in neighboring cities was noticeably lower – about 7.5 percent lower in the City of San Diego and 9.1 percent lower in Imperial Beach.

Table 2-4: Age Characteristics (2010-2018)
Jurisdiction Under 18 years Above 65 years Median Age
2010 2015 2018 2010 2015 2018 2018
Carlsbad 24.1% 23.2% 23.4% 14.0% 15.6% 16.8% 42.4
Del Mar 13.6% 14.3% 14.2% 20.8% 24.4% 26.7% 50.1
Encinitas 20.6% 20.9% 20.7% 12.8% 15.3% 17.7% 43.1
Solana Beach 18.5% 17.0% 17.5% 18.7% 20.6% 23.3% 45.7
San Diego City 21.4% 21.0% 20.1% 10.7% 11.5% 12.3% 34.7 Imperial Beach 25.4% 25.3% 25.0% 9.0% 9.8% 10.6% 32.4
Coronado 15.6% 17.7% 18.1% 14.1% 17.6% 19.7% 40.2
San Diego County 23.4% 22.6% 22.0% 11.4% 12.3% 13.3% 35.6 Sources: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.

Table 2-5 displays age distribution data for Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. According to 2018 ACS estimates, Coronado’s largest population is above the age of 45 years (44.2 percent), and 19.7 percent are over 65 years of age. The population between 18 to 44 years of age represents 37.7 Under 5 5 to 19 20 to 34 35 to 44 45 to 64 65 and
Above
2010 898 3,786 8,754 2,759 5,021 3,479
2015 1,075 4,153 6,619 2,348 5,953 4,299
2018 1,050 4,009 5,584 2,546 5,775 4,656
Percent Change 16.9% 5.9% -36.2% -7.7% 15.0% 33.8%
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-5
percent of the City’s population, and about 17.7% of this age group is estimated to live in a military census block group.

Table 2-5: Age Distribution (2018)
Jurisdiction Under 18 18 to 44 45 to 64 65 years +
Carlsbad 23.4% 30.6% 29.2% 16.8%
Del Mar 14.2% 25.3% 33.9% 26.7%
Encinitas 20.7% 31.8% 29.8% 17.7%
Solana Beach 17.5% 32.0% 27.2% 23.3%
San Diego City 20.1% 44.2% 23.5% 12.3%
Imperial Beach 25.0% 42.7% 21.6% 10.6%
Coronado 18.1% 37.7% 24.4% 19.7%
Military Census Block
Groups (% Of Total
Coronado Population) *

3.0% 17.7% 0.7% 0.0%
Military Census Block
Groups (% Of Total
Military Population) *

14.0% 82.5% 3.5% 0.0%
San Diego County 22.0% 40.3% 24.4% 13.3%
*Military census block groups are tract 113 block group 1 and tract 216 block group 1.

Source: American Community Survey, 5-Year Estimates, 2018.

Race/Ethnicity Characteristics
Different racial and ethnic groups possess a variety of household characteristics, income levels, and cultural backgrounds which may influence housing need, housing choice, and housing type. Various cultural considerations may sometimes influence preferences for specific types of housing. Figure 2-2 displays the racial and ethnic composition data for both the City of Coronado and San Diego County. The chart compares the ACS data from 2018, showing that in both the City and the County, the majority of the population was White; however, the White population was about 16 percent higher in Coronado than the County. The next largest population in Coronado was Black or African American with 4.0 percent of the population. About 3.7 percent of the population reported Asian and 3.1 percent reported to be of two or more races in Coronado. Both the Native Hawaiian and other Pacific Islander and American Indian and Alaska Native populations were under one percent combined. Overall, about 15.6 percent of all races reported to be Hispanic or Latino in Coronado, which is significantly lower than the 33.5 percent who reported to be Hispanic or Latino in the County.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-6
Figure 2-2: Racial and Ethnic Composition of Coronado and San Diego County (2018) Note: The Hispanic or Latino data includes persons of any race.

Source: American Community Survey, 5-Year Estimates, 2018.

Table 2-6 displays comparative racial and ethnic data for Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. In all nearby cities and coastal cities, the largest population was White, and the second largest race was Asian. The Black population in the City of San Diego, Imperial Beach, and San Diego County, ranging between 5 to 6.5 percent, was slightly higher than Coronado. The population of all races who reported to be Hispanic or Latino is smaller in Coronado (15.6 percent) than City of San Diego and Imperial Beach communities (30.1 and

52.3 percent respectively) but comparative to the other coastal cities in San Diego such as Carlsbad and Solana Beach (14.3 and 16.7 percent respectively).

Similar to the overall Coronado community, the largest group of the population in the military census block groups is also White at about 69.1 percent. In addition, the percentage of the population in the military census block groups is higher than the City for Black, American Indian/Alaska Native, Asian, Native Hawaiian or Other Pacific Islander, Some Other Race, and Two or More Races. The Black population represents 14.9 percent of the population in military census tracts; however, this population group represents four percent in Coronado. In addition, the military tracts have a higher percentage of all races who reported to be Hispanic or Latino (23.2 percent) than the City (15.6 percent).

White
Black or
African
American
American
Indian and
Alaska
Native
Asian
Native
Hawaiian
and Other
Pacific
Islander
Some
other race
Two or
more races
Hispanic or
Latino
Coronado 86.7% 4.0% 0.7% 3.7% 0.1% 1.6% 3.1% 15.6%
San Diego County 70.7% 5.0% 0.6% 11.8% 0.4% 6.2% 5.2% 33.5% 0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-7
Table 2-6: Racial and Ethnic Composition (2018)
Jurisdiction White Black
American
Indian
and
Alaska
Native
Asian
Native
Hawaiian
or Other
Pacific
Islander
Some
Other
Race
Two or
More
Races
Hispanic
or
Latino**
Carlsbad 84.4% 0.9% 0.2% 8.3% 0.2% 1.7% 4.3% 14.3%
Del Mar 96.3% 0.5% 0.0% 2.3% 0.0% 0.0% 0.9% 7.3%
Encinitas 88.7% 0.8% 0.3% 3.8% 0.1% 3.0% 3.4% 13.1%
Solana Beach 79.0% 1.0% 1.0% 5.8% 0.0% 8.2% 5.0% 16.7%
San Diego City 64.8% 6.5% 0.4% 16.7% 0.4% 6.0% 5.2% 30.1% Imperial Beach 70.0% 5.0% 1.7% 7.5% 0.0% 6.4% 9.4% 52.3% Coronado 86.7% 4.0% 0.7% 3.7% 0.1% 1.6% 3.1% 15.6%
Military Census
Block Groups (% Of
Total Coronado
Population) *

14.8% 3.2% 0.4% 1.1% 0.1% 1.1% 0.8% 5.0%
Military Census
Block Groups (% Of
Total Military
Population) *

69.1% 14.9% 1.8% 4.9% 0.4% 5.2% 3.7% 23.2%
San Diego County 70.7% 5.0% 0.6% 11.8% 0.4% 6.2% 5.2% 33.5% *Military census block groups are tract 113 block group 1 and tract 216 block group 1. **The Hispanic or Latino data includes persons of any race.

Source: American Community Survey, 5-Year Estimates, 2018.

The Census 2010 and the ACS 2018 show significant changes in Coronado’s racial and ethnic demographics displayed below in Table 2-7. From 2010 to 2018, Coronado’s population saw an increase in the White population by 5.4 percent. The Black population experienced the greatest decrease with a drop of 2.8 percent between 2010 and 2018.

Between 2010 and 2018, the Asian population experienced the least amount of change with no changes. During the same time, persons identifying as Some Other Race decreased by 1.5 percent. Persons identifying as Hispanic or Latino, of any race, increased by 2 percent between 2010 and 2018.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-8
Table 2-7: Changes in Racial and Ethnic Composition of Coronado (2010-2018) Race/Ethnicity 2010 2015 2018
Percent
Increase/Decrease
2010 to 2015
Percent
Increase/Decrease
2015 to 2018
White 81.3% 88.5% 86.7% 7.2% -1.8%
Black 6.8% 3.7% 4.0% -3.1% 0.3%
American Indian
and Alaska Native 0.8% 0.3% 0.7% -0.5% 0.4%
Asian 3.7% 3.0% 3.7% -0.7% 0.7%
Native Hawaiian or
Other Pacific
Islander

0.4% 0.2% 0.1% -0.2% -0.1%
Some Other Race 3.1% 1.1% 1.6% -2% 0.5%
Two or More
Races

3.9% 3.1% 3.1% -0.8% 0%
Hispanic or Latino 13.6% 14.5% 15.6% 0.9% 1.1%
Source: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.

B. Economic Characteristics
Reporting and analyzing the economic characteristics of a community is an important component of the Housing Element. Economic data provides valuable insight into the community’s ability to access the housing market; it also provides insight on the financial constraints the population may have when it comes to housing needs and accommodations. Incomes associated with different types of employment and the number of workers in a household affect housing affordability and choice. Therefore, to consider a healthy balance between jobs and housing, it is important to consider the employment characteristics of a community.

Employment and Wage Scale
The SANDAG Regional Growth Forecast estimates a slight increase in employment growth for the City of Coronado and a significant increase for adjacent cities. From 2016 to 2050, Coronado is expected to gain about 1,814 jobs, a seven percent increase. Coastal cities such as Solana Beach and Encinitas see similar projected growth (9 percent and 10 percent, respectively). San Diego County is expected to gain about 407,616 jobs, a 25 percent increase. Cities such as San Diego City and Imperial Beach are projected to see higher employment growth than Coronado (23 percent and 18 percent respectively).

The data in Table 2-1 projects a 402-person population growth from 2016 to 2050, which is nearly one-fifth of the projected 1,814 employment growth in the City. The availability of local jobs is important to study for residents who prefer to live and work in the same city as well as for understanding the availability of economic resources to support housing.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-9
Table 2-8: Employment Growth (2016-2050)
Jurisdiction 2016 2025 2035 2050 % Change
2016-2050
Numeric Change
2016-2050
Carlsbad 75,840 81,663 88,142 94,479 25% 18,639
Del Mar 4,473 4,751 5,051 5,284 18% 811
Encinitas 27,810 28,237 29,276 30,494 10% 2,684
Solana Beach 9,120 9,230 9,593 9,970 9% 850
San Diego City 915,295 957,496 1,036,088 1,125,661 23% 210,366 Imperial Beach 4,916 5,045 5,357 5,777 18% 861
Coronado 27,548 27,822 28,514 29,362 7% 1,814
San Diego County 1,643,741 1,723,744 1,870,403 2,051,357 25% 407,616 Source: SANDAG Series 14 Regional Growth Forecast Population by Jurisdiction (2019) Analyzing the employment in a city by sector is important in understanding the types of income and wages available in a city and the different types of housing, as well as what housing needs may be in the future. The City of Coronado is an above-moderate income community with a significantly higher median income than the County of San Diego (see Figure 2-4). The above-moderate median income level for Coronado could be due to the higher percentage of persons employed in the following industries: finance, insurance and real estate, professional services, education, health and social services, and public administration (Table 2-9).

Table 2-9 displays the ACS 2010 and 2018 data for employment by sector in the City of Coronado and the County of San Diego. In 2010, the majority of Coronado’s working population was employed in education services, health care, and social assistance industries (25.6%), which remained the largest employment sector in 2018 with 22.7 percent.

According to the ACS 2010 data, professional services and finance, insurance and real estate industries are the next largest employment sectors in Coronado. In 2018, education, health, and social services jobs remained the largest employers in the City, reaching 22.7 percent; however, this industry saw a 2.9 percent decrease from 2010, representing the industry that experienced the largest decrease. The City also saw a decrease of about 2.4 percent in the finance, insurance, and real estate industry. Professional services remained the second largest employment sector, however, this industry saw an increase of 2.5 percent, representing the industry that experienced the largest growth.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-10
Table 2-9: Employment Characteristics in Coronado (2010-2018) Industry
2010 2018
% of City
Employment
% of
Countywide
Employment
% of City
Employment
% of
Countywide
Employment
Agriculture, Mining 0.4% 0.7% 0.4% 0.9%
Construction 3.6% 7.2% 3.5% 5.9%
Manufacturing 3.6% 9.2% 4.8% 9.2%
Transportation, Communication,
Utilities 4.4% 3.8% 4.0% 4.1%
Wholesale Trade 1.3% 2.9% 1.4% 2.4%
Retail Trade 6.7% 10.8% 5.8% 10.5%
Finance, Insurance and Real Estate 13.0% 7.4% 10.7% 6.2% Professional Services 15.4% 14.2% 17.9% 15.1%
Education, Health, and Social Services 25.6% 19.9% 22.7% 21.3% Arts, Entertainment, and Recreation 10.7% 10.6% 11.9% 11.9% Other Services 5.6% 7.8% 6.3% 7.6%
Public Administration 9.7% 5.4% 10.6% 5.0%
Total 100.0% 100.0% 100.0% 100.0%
Sources: American Community Survey, 5-Year Estimates, 2010 and 2018.

In addition to reporting and analyzing employment sector trends, analyzing the unemployment rate is essential to understanding current and projected housing affordability and needs. According to the ACS 2018 survey data, (Table 2-10) Coronado experienced a five percent unemployment rate, which is slightly lower than the County’s by 1.4 percent. Coronado’s unemployment rate is also lower than the nearby communities of the City of San Diego and Imperial Beach who experienced an unemployment rate of 6.3 percent and 9.0 percent, respectively. However, other coastal cities in the County had a lower unemployment rate than Coronado. Carlsbad, Del Mar, Encinitas, and Solana Beach saw an unemployment rate between 3.5 percent and 4.7 percent.

Table 2-10: Unemployment Rate (2018)
Jurisdiction Unemployment rate*
Carlsbad 4.3%
Del Mar 4.7%
Encinitas 4.5%
Solana Beach 3.5%
San Diego City 6.3%
Imperial Beach 9.0%
Coronado 5.0%
San Diego County 6.4%
*Population 16 years and over
Source: American Community Survey, 5-Year Estimates, 2018.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-11
Table 2-11 displays the mean salary for occupations compiled by the California Employment Development Department (EDD) for San Diego County in 2020. Management, legal, data scientists and mathematical science, computer and mathematical, and healthcare practitioners and technical occupations were among the highest paying professions in the San Diego region. Additionally, occupations in architecture, engineering, computer, life, physical, and social science, and business and financial operations offer a salary that is above the County’s median income of $74,855 (2018 ACS). Educational occupations offer just below median income pay. Referring to Table 2-9 and Table 2-11, employment in education, health, social, and professional services are the most common occupations in the City of Coronado and have a higher salary than the County’s median income, with the exception of occupations in education, which are right below the County’s median income.

Table 2-11: Mean Salary by Occupation of San Diego County (2020) Occupation Type Salary
Management $136,531
Legal $120,265
Data Scientists and Mathematical Science, All Other $117,528 Computer and Mathematical $104,627
Healthcare Practitioners and Technical $102,053
Architecture and Engineering $99,949
Computer, All Other $95,924
Life, Physical, and Social Science $87,579
Business and Financial Operations $80,850
Education, Training, and Library $66,690
Arts, Design, Entertainment, Sports, and Media $61,614
Construction and Extraction $60,047
Protective Service $58,837
Community and Social Services $56,793
Installation, Maintenance, and Repair $54,945
Sales and Related $45,974
Office and Administrative Support $45,385
Production $43,823
Transportation and Material Moving $39,362
Building and Grounds Cleaning and Maintenance $36,248
Healthcare Support $35,609
Personal Care and Service $34,806
Farming, Fishing, and Forestry $33,243
Food Preparation and Serving-Related $31,942
San Diego County Median Income $74,855
Source: California Employment Development Division, Occupational Wage data, 2020.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-12
C. Household Characteristics
The Census defines a household as all persons who occupy a housing unit; this may include single persons living alone, families related through marriage, blood, or adoption, domestic partnerships, and unrelated individuals living together. Not all housing types are considered a housing unit such as nursing facilities, residential care facilities, dormitories, and other group living (i.e., military barracks), as well as the persons living with them are not considered a household.

Information on household characteristics such as household type and size, income levels, and the presence of special needs populations assist in determining the housing needs of a community. Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single-parent households, or low and extremely low-income households. For example, if a city has a prominent aging population, senior services and housing may be required to address the needs of the population. As community members move through different stages of life, their housing and personal needs change and develop.

Household Type and Size
Table 2-12 displays ACS 2018 data for household characteristics in Coronado, the County of San Diego, nearby cities, and other coastal cities in the County. These characteristics are studied as different household types may generally be associated with different housing needs and incomes. Married couple-family households may favor single-family housing types. Nonfamily households may include persons living with roommates, which may represent housing availability and cost.

The ACS reported 8,396 households in the City of Coronado in 2018. Of the 8,396 households, 57.1 percent were married-couple family households, a percentage that is about 6.9 percent higher than the County’s. The percentage of married-couple family households in Coronado is also higher than San Diego City and Imperial Beach with marriedcouple family households being 44.7 percent and 36.8 percent, respectively. Female-headed households with no spouse present are 6.8 percent of the households in Coronado. The City of San Diego and Imperial Beach both have higher percentages of female-headed households with no spouse present than Coronado (11.2 percent and 18.7 percent, respectively). The percentage of female-headed households in Coronado was also smaller than the County’s percentage by 5.2 percent. Non-family households made up 34.1 percent of all households in Coronado, which is about 1.5 percent higher than the County’s. In the City of San Diego, non-family households make up 39.5 percent of households, and in Imperial Beach, non-family households make up 34.6 percent of households, both of which are higher percentages than Coronado.

Table 2-12: Household Characteristics (2018)
Jurisdiction Married-Couple
Family HH*
% of
Total HH
Female HH, No
Spouse Present
% of
Total HH
Non-Family HH
% of
Total HH
Total HHs
Carlsbad 24,569 56.8% 4,646 10.7% 12,552 29.0% 43,293
Del Mar 985 46.0% 63 2.9% 967 45.2% 2,140
Encinitas 13,052 54.4% 1,619 6.7% 8,307 34.6% 23,996
Solana Beach 2,690 48.0% 405 7.2% 2,233 39.8% 5,604
San Diego City 224,861 44.7% 56,610 11.2% 198,654 39.5% 503,463 Imperial Beach 3,375 36.8% 1,718 18.7% 3,170 34.6% 9,175 Coronado 4,794 57.1% 568 6.8% 2,865 34.1% 8,396
San Diego County 561,609 50.2% 133,874 12.0% 365,219 32.6% 1,118,980 *HH = Households
Source: American Community Survey, 5-Year Estimates, 2018.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-13
Figure 2-3 displays the household composition of the City of Coronado and San Diego County, including data for households with the householder age 65 or above. Senior households (age 65 or above) may have differing housing needs than other housing characteristics due to physical ability and needs for services. Senior households may also be included in each of the household characteristics included in Figure 2-3. Coronado has a relatively low percentage of female householders with no spouse present (6.8 percent) and an even lower percentage of male householders with no spouse present (2.0 percent). The majority of the households are a married couple family (57.1 percent).

Households that have a householder of 65 years or above is 34.5 percent of all households, which is 12.2 percent higher than the County’s 22.3 percent.

Table 2-13 shows estimated ACS and Census data for household types from 2010 to 2018 for the City of Coronado, displaying estimated changes over time. Of the households in 2010, about 53 percent were married-couple family households, which increased to about 57 percent (4,794 Households) in 2018. The percentage of households with a householder 65 years or above increased by about 3.1 percent from 2,326 households in 2010 to 2,898 households in 2018. Additionally, the number of female-headed households with no spouse present decreased from 660 in 2010 to 568 in 2018).

Figure 2-3: Coronado and San Diego County Household Characteristics (2018) Note: Householders age 65 or above may be included in each of the above household characteristics.

Source: American Community Survey, 5-Year Estimates, 2018.

Married-couple
Family
Households
Male
Householder, No
Spouse Present
Female
Householder, No
Spouse Present
Non-Family
Household
Householder Age
65 or Above
Coronado 57.1% 2.0% 6.8% 34.1% 34.5%
San Diego County 50.2% 5.2% 12.0% 32.6% 22.3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-14
Table 2-13: Changes in Household Types in Coronado (2010-2018) Household Type 2010 Percent 2015 Percent 2018 Percent
Married-Couple
Family Households 3,900 52.6% 4,573 53.8% 4,794 57.1%
Female Household,
No Spouse Present
660 8.9% 672 7.9% 568 6.8%
Non-Family
Household 2,637 35.6% 2,967 34.9% 2,865 34.1%
Householder 65
Years or Above 2,326 31.4% 2,703 31.8% 2,898 34.5%
Total Households 7,409 100.0% 8,500 100.0% 8,396 100.0% Source: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.

Table 2-14 displays the estimated housing unit growth from the SANDAG Regional Growth Forecast for Coronado, San Diego County, adjacent cities, and coastal cities in the County between 2016 to 2050. From 2016 to 2050, Coronado is projected to experience steady growth, totaling four percent across the 34 years. Among surrounding cities, the City of San Diego and Imperial Beach can expect the largest percent of growth, 42 percent, and 38 percent, respectively. Carlsbad and Encinitas are expected to experience a 12 percent and 16 percent growth, respectively, while Del Mar and Solana Beach are expected to experience a five percent and nine percent growth. Overall, the County of San Diego can expect a 35 percent increase in total households, from 1,192,645 in 2016 to 1,611,971 in 2050. These figures are important to ensure an adequate number and variety of housing types.

Table 2-14: Housing Unit Growth Forecast (2016-2050)
Jurisdiction 2016 2025 2035 2050 % Change
2016-2050
Carlsbad 46,356 49,515 51,294 53,999 16%
Del Mar 2,611 2,619 2,651 2,739 5%
Encinitas 26,053 26,761 27,450 29,147 12%
Solana Beach 6,497 6,629 6,823 7,097 9%
San Diego City 532,195 594,110 698,741 755,616 42%
Imperial Beach 9,756 11,160 12,934 13,426 38%
Coronado 9,577 9,624 9,669 9,977 4%
San Diego County 1,192,645 1,304,202 1,475,912 1,611,971 35% Source: SANDAG Series 14 Regional Growth Forecast Population by Jurisdiction (2019) Table 2-15 below displays average household size data from the ACS 2018 for Coronado, San Diego County, adjacent cities, and coastal cities in the County. Household sizes may represent housing needs within a community and the resulting services and facilities that are required. Coronado has an average household size of 2.38, slightly smaller than the County’s average household size of 2.87. The City of San Diego and Imperial Beach have the largest average household sizes of 2.71 and 2.91, respectively. Coronado’s average household size is lower than the average household sizes of surrounding cities.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-15
Table 2-15: Average Persons per Household (2018)
Jurisdiction Household Size
Carlsbad 2.61
Del Mar 2.03
Encinitas 2.6
Solana Beach 2.39
San Diego City 2.71
Imperial Beach 2.91
Coronado 2.38
San Diego County 2.87
Source: American Community Survey, 5-Year Estimates, 2018.

Household Income
Assessing household income is a major component of evaluating housing affordability. As household income increases, it is more likely that the household can afford market rate housing units, larger units, and/or pursue ownership opportunities; however, as household income decreases, households tend to pay a disproportionate amount of their income for housing. This may influence increased incidences of overcrowding and substandard living conditions.

HCD has identified the following income categories based on the Area Median Income (AMI) of San Diego County; • Extremely Low-income: households earning up to 30 percent of the AMI • Very Low-income: households earning between 31 and 50 percent of the AMI • Low-income: households earning between 51 percent and 80 percent of the AMI • Moderate Income: households earning between 81 percent and 120 percent of the AMI • Above Moderate Income: households earning over 120 percent of the AMI • Combined, the extremely low, very low, and low-income groups are referred to as lower income.3

Table 2-16 shows Comprehensive Housing Affordability Strategy (CHAS) data for Coronado. The CHAS data helps demonstrate the extent of housing problems and housing needs, particularly for low-income households. The CHAS data is based on custom tabulations of 2013-2017 ACS survey data. Table 2-16 shows that there is a near even split between renters and owners in Coronado, with a slight increase in renters from 2013 to 2017. There are about 2.9 percent of owners and 5.4 percent of renters in the extremely low-income category. There are about 2.9 percent of owners and 5.9 percent of renters in the very low-income category. In addition, there is about 3.4 percent of owners and 8.0 percent of renters in the low-income category. Overall, about 28.5 percent of owners and renters in Coronado are considered to be lower income, while there is about 71.4 percent of owners and renters that are in the moderate or above moderate-income categories.
3 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent AMI as moderate income (compared to low-income based on State definition).

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-16
Table 2-16: Coronado Households by Income Category (2013-2017) Income Category (% of County
AMI) Owner
% of
Total Renter % of Total Total Percent
Extremely Low (30% AMI or less) 250 2.9% 455 5.4% 705 8.3% Very Low (31 to 50% AMI) 250 2.9% 500 5.9% 750 8.8%
Low (51 to 80% AMI) 290 3.4% 680 8.0% 970 11.4%
Moderate or Above Moderate
(over 80% AMI) 3,385 39.9% 2,670 31.5% 6,055 71.4%
Total 4,180 49.3% 4,305 50.7% 8,485 100.0%
Source: Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS), 2013-2017.

The ACS 2018 data shown in Figure 2-4 shows the median household income for select cities in San Diego County.

The median household income for the County was $74,855 in 2018, the City of Coronado had a higher median income of $101,520.

Figure 2-4: Median Household Income by City (2018)
Source: American Community Survey, 5-Year Estimates, 2018.

Figure 2-5 displays ACS 2018 data for income in Coronado broken into various income categories. Those who made over $200,000 composed the largest income category at 21 percent. Overall, the majority of employed households in Coronado, fall into the moderate to above moderate-income categories, specifically, with higher percentages making over $100,000 per year.
$107,172 $110,966 $113,175
$105,821
$75,456
$51,838
$101,520
$74,855
$74,855
$0
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
Carlsbad Del Mar Encinitas Solana
Beach
San Diego
City
Imperial
Beach
Coronado San Diego
County
Median Income San Diego County Median Income
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-17
Figure 2-5: Household Income in Coronado (2018)
Source: American Community Survey, 5-Year Estimates, 2018.

D. Housing Problems
The CHAS data developed by the Census Bureau for HUD provides detailed information on housing needs by income level for different types of households in Coronado. The most recent available CHAS data for Coronado was published in August 2020 and was based on 2013-2017 ACS data. Housing problems considered by CHAS included:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burdens, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burdens, including utilities, exceeding 50 percent of gross income.

Table 2-17 displays housing problems in Coronado for lower income households by owner and renter. In general, owner-households had a slightly lower level of at least one housing problem (18.6 percent) than renter-households (26.9 percent). About nine percent of owner households reported having at least one severe housing problem and about 14 percent of renter households reported having at least one severe housing problem.

Less than
$10,000
$10,000
to
$14,999
$15,000
to
$24,999
$25,000
to
$34,999
$35,000
to
$49,999
$50,000
to
$74,999
$75,000
to
$99,999
$100,000
to
$149,999
$150,000
to
$199,999
$200,000
or more
Coronado 4.4% 1.7% 4.1% 6.5% 5.8% 13.8% 12.1% 19.7% 10.7% 21.0% 0%
5%
10%
15%
20%
25%
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-18
Table 2-17: Housing Assistance Needs of Lower Income Households Housing Problem Overview*
Owner Renter Total
Count Percent Count Percent Count
Household has at least 1 of 4
Housing Problems 1,580 18.6% 2,280 26.9% 3,860
Household has none of 4
Housing Problems 2,565 30.2% 1,910 22.5% 4,475
Cost Burden not available, no
other problems*** 35 0.4% 120 1.4% 155
Total 4,180 49.3% 4,305 50.7% 8,485
Severe Housing Problem
Overview**
Owner Renter Total
Count Percent Count Percent Count
Household has at least 1 of 4
Severe Housing Problems 785 9.3% 1,195 14.1% 1,980
Household has none of the 4
Severe Housing Problems 3,360 39.6% 2,995 35.3% 6,355
Cost Burden not available, no
other problems 35 0.4% 120 1.4% 155
Total 4,180 49.3% 4,305 50.7% 8,485
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
***Cost Burden not available, no other problems is a category provided by CHAS data to accounted for estimated missing data.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-2017.

Overcrowding
“Overcrowding” is generally defined as a housing unit occupied by more than one person per room in the housing unit (including living room and dining rooms, but excluding hallways, kitchen, and bathrooms). Severely overcrowded households are households with greater than 1.5 persons per room. An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. Overcrowding can indicate that a community does not have an adequate supply of affordable housing, especially for large families.

Overcrowded and severely overcrowded households can lead to neighborhood deterioration due to the intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in a community can also lead to an overall decline in social cohesion and environmental quality. Such a decline can often spread geographically and impact the quality of life and the economic value of property as well as the vitality of commerce within a city. The combination of lower incomes and high housing costs can sometimes result in many households living in overcrowded housing conditions.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-19
Table 2-18 displays the overcrowding by tenure ACS 2018 data for Coronado. In general, there is a low percentage of overcrowded units and severely overcrowded units in Coronado (0.4 percent and 0.6 percent, respectively). The percent of overcrowded units is relatively the same between owner occupied- and renter-occupied units at 0.2 percent each while severely overcrowded units only affected renter-occupied units at 0.6 percent.

Table 2-18: Overcrowding Housing Units by Tenure
Tenure
Overcrowded Housing
Units
(1.0 to 1.50 persons/room)
Severely Overcrowded
Housing Units
(>1.51 persons/room)
Total Overcrowded
Occupied Housing Units
Count
% Overcrowded
Units Count
%
Overcrowded
Units
Count
%
Overcrowded
Units
Owner
Occupied 18 0.2% 0 0.0% 18 0.2%
Renter
Occupied 17 0.2% 53 0.6% 70 0.8%
Total 35 0.4% 53 0.6% 88 1.0%
Source: American Community Survey, 5-Year Estimates, 2018.

Table 2-19 displaysthe overcrowded housing units by tenure ACS 2018 data for Coronado, nearby cities, San Diego County, and other coastal cities in the County. The percentage of overcrowded units, for both owners and renters, is lower in Coronado than in San Diego County. In 2018, the County experienced 6.8 percent of overcrowded units with 1.6 percent being owners and 5.2 percent being renters; this is about a 1.4 percent difference in overcrowded owner-occupied units and a 4.4 percent difference in overcrowded renter occupied units between San Diego County and Coronado. Renters were also the primary group affected by overcrowding in the City of San Diego and Imperial Beach, where about 5.1 percent and 10.2 percent, respectively, had renter occupied units that were considered overcrowded. In the region, Coronado had one of the lowest percentages of overcrowded units for both renter and owner-occupied units, showing that overcrowded units do not seem to be a housing problem for Coronado.

Table 2-19: Overcrowded Housing Units by Tenure (2018)
Jurisdiction
Owner Occupied Overcrowded Units
(>1.0 persons/room)
Renter Occupied Overcrowded Units
(>1.0 persons/room)
Count % Total Occupied
Units Count % Total Occupied Units
Carlsbad 304 0.7% 661 1.5%
Del Mar 0 0.0% 22 1.0%
Encinitas 228 1.0% 610 2.5%
Solana Beach 22 0.4% 111 2.0%
San Diego City 6,709 1.3% 25,785 5.1%
Imperial Beach 58 0.6% 933 10.2%
Coronado 18 0.2% 70 0.8%
San Diego County 17,379 1.6% 57,636 5.2%
Source: American Community Survey, 5-Year Estimates, 2018.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-20
Overpayment (Cost Burden) In Relation to Income
Overpayment is an important factor in understanding housing needs and affordability. State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. Overpayment for housing can cause an imbalance in the remainder of a household’s budget. Understanding and measuring overpayment for housing in a community is also an indicator of the dynamics of supply and demand.

Per the Housing and Urban Development Comprehensive Housing Affordability Strategy report (2013-2017), shown below in Table 2-20, over half of households in Coronado experience some type of cost burden or housing overpayment. Approximately, 39 percent of lower-income households (extremely low, very low, and low income) in Coronado overpaid for housing while 26.9 percent of moderate- and above moderate-income overpaid for housing.

Overpayment was more severe on renters than owners in Coronado where about 26 percent of renters had a cost burden above 30% and about 12.8 percent of renters had a cost burden above 50%.

Table 2-20: Summary of Housing Overpayment
Income
Category
Household
Income*
Owner Renter
Cost Total
Burden
> 30%
% of
Tot.

HH**
Cost
Burden
> 50%
% of
Tot. HH
Cost
Burden
> 30%
% of
Tot. HH
Cost
Burden
> 50%
% of
Tot. HH
Extremely
Low
Income
Household
Income is lessthan or = 30%
AMII***
180 2.1% 155 1.8% 300 3.5% 285 3.4% 10.8%
Very Low
Income
Household
Income >30% to
less-than or =
50% AMI
200 2.4% 140 1.6% 490 5.8% 400 4.7% 14.5%
Low
Income
Household
Income >50% to
less-than or =
80% AMI
215 2.5% 175 2.1% 495 5.8% 260 3.1% 13.5%
Moderate
Income
Household
Income >80% to
less-than or =
100% AMI
130 1.5% 65 0.8% 275 3.2% 90 1.1% 6.6%
Above
Moderate
Income
Household
Income >100%
AMI
825 9.7% 220 2.6% 630 7.4% 55 0.6% 20.3%
Total 1,550 18.3% 755 8.9% 2,190 25.8% 1,090 12.8% 65.8% * Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
**% of tot. HH = Percent of Total Households in Coronado *** AMI = Area Median Income, this is the median income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. AMI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-2017.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-21
E. Special Needs Groups
State law recognizes that certain households may have more difficulty in finding adequate and affordable housing due to special circumstances. Special needs populations include seniors, persons with disabilities, female-headed households, large households, and farm workers. In addition, many often have lower incomes because of their conditions.

As stated on Page 5-1 of the Housing Element, no special needs housing units were produced in the City during the 5th Cycle planning period (2013-2021). The primary reason for this is a lack of public funding at the local, State and federal level. As detailed in Appendix B, Affordable housing in any community in the State is challenging to build due to the fact that it requires significant public subsidy and the amount of State and federal funds is extremely limited as compared to the demand. As a result, funding sources such as grant and low income housing tax credits which are required to make affordable housing financially feasible, are extremely competitive. The majority of the southern California share of low-income housing tax credits are allocated to larger jurisdictions such as Los Angeles County. Additionally, the City doesn't qualify for CDBG or HOME funds due to the affluent demographics of the community.

In the 1980s and 1990s, the City established redevelopment project (as allowed by State law at the time) which generated significant revenue for affordable housing and multiple affordable housing projects were developed prior to 2000. Redevelopment tax increment allowed the City, and all jurisdictions in the State, to redirect increases in local property taxes toward infrastructure and affordable housing. However, redevelopment as a public financing tool was eliminated in 2011 which left jurisdiction with extremely limited options for local revenue generation. The City established an inclusionary housing requirement to require housing developers to produce affordable units as part of housing development or pay an in lieu fee. To date, the City has collected over $1 million in this fund.

However, the cost of affordable housing in coastal communities, particularly due to high land costs, has exceeded $1 million per unit in cities such as Solana Beach (the project came to a halt in 2020 as high costs rendered the Pearl project financially infeasible).

Land costs in particular are very high in the City. As the data in this section indicates, Coronado is an affluent community which is also reflected in land costs. Recent property sales (Costar) in 2021 indicate that land values range from $22 to $43 million per acre and there is no vacant land. Costar data indicates that both buyers intended to redevelop the property with housing.

In order to build housing, including affordable housing, a property or properties would need to be acquired at the market price (unless land is donated by public or other entity) that includes the current value of improvements, even if the improvements would be demolished to build housing. Land costs severely affect the financial feasibility of housing development. Both market rate and affordable developers (for profit and non-profit developers) require that potential housing projects be financially feasible, or that costs do not exceed revenues. As in the case of the Solana Beach Pearl project, the developer abandoned the project because costs exceeded available revenues and the project was no longer financially feasible.

Special circumstances may be related to one’s employment and income, family characteristics, disability, and household characteristics, or other factors. Consequently, certain residents in Coronado may experience higher incidences of housing overpayment (cost burden), or other housing problems. The special needs groups analyzed in the Housing Element include the elderly, persons with disabilities (including persons with developmental disabilities), homeless people, single parents, large households, and farmworkers (Table 2-21). Many of these groups overlap, for example, many farmworkers are homeless migrant workers, and many elderly people have a disability of some type. The majority of these special needs groups could be assisted by an increase in affordable housing. The following sections provide a detailed discussion of the housing needs facing each group in Coronado, as well as programs and services available to address their housing needs.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-22
Table 2-21: Special Needs Groups in Coronado
Special Needs Groups # of People or
Households
Percent of Total
Population/
Households
Senior Headed Households 2,898 34.5%
Households with Seniors
(65 years and over) 3,102 36.9%
Seniors Living Alone 1,123 13.4%
Persons with Disabilities 1,642 8.7%
Persons with Developmental
Disabilities
Large Households
(5 or more persons per household) 460 5.5%
Single-Parent Households 737 13.3%
Single-parent, Female-Headed Households
with Children (under 18 years) 330 6.0%
People Living in Poverty 1,143 5.7%
Farmworkers* 3 0.0%
Homeless** 16 0.2%
*Farmworker data is taken of the population 16 years and over, not the total population. **Homeless data is taken off the WeAllCount totals for sheltered and unsheltered homeless.

Source: American Community Survey, 5-Year Estimates, 2018 and Regional Task Force on the Homeless, WeAllCount 2020.

Seniors
The senior population, generally defined as those 65 years of age or above, can experience several concerns such as limited and fixed incomes, high healthcare costs, higher incidence of mobility and self-care limitations, transit dependency, and living alone. Specific housing needs for the senior population include affordable housing, supportive housing (such as intermediate care facilities), group homes, and other housing that include a planned service component.

The limited income of many senior persons may make it difficult for them to find affordable housing. In addition, senior persons may also require medical facilities and support. Table 2-22 shows that 4,656 persons were aged 65 and above in Coronado in 2018, which is 19.7 percent of the total population in the City. This is a higher percentage than the percentage found in most neighboring cities (City of San Diego and Imperial Beach) and the County.

Table 2-22: Persons Age 65 and Over by City (2018)
Jurisdiction Age 65+ Percent Age 65+
Carlsbad 19,151 16.8%
Del Mar 1,157 26.7%
Encinitas 11,124 17.7%
Solana Beach 3,115 23.3%
San Diego City 171,804 12.3%
Imperial Beach 2,902 10.6%
Coronado 4,656 19.7%
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-23
Table 2-22: Persons Age 65 and Over by City (2018)
Jurisdiction Age 65+ Percent Age 65+
San Diego County 439,595 13.3%
Source: American Community Survey, 5-Year Estimates, 2018 Seniors may also be faced with various disabilities. In 2018, ACS reported 2,328 seniors with disabilities in Coronado.

Among these disabilities, the most common were ambulatory disabilities, independent living disabilities, and hearing disabilities.

Senior Aged Households by Tenure (2018)
Household Type Age 65+
Percent of Total
Household Population
Owner Occupied 2,552 54.5% of owners
Renter Occupied 510 13.8% of renters
Total 3,062 100% of Households
Source: American Community Survey, 5-Year Estimates, 2018 Persons with Physical and Developmental Disabilities
Physical and developmental disabilities can hinder access to traditionally designed housing units as well as potentially limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person of earning income, restrict one’s mobility, or make self-care difficult. Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents suffer from disabilities that require living in a supportive or institutional setting.

Although no current comparisons of disability with income, household size, or race/ethnicity are available, it is reasonable to assume that a substantial portion of persons with disabilities would have annual incomes within Federal and State income limits, especially those households not in the labor force. Furthermore, many lower income persons with disabilities are likely to require housing assistance and services. Housing needs for disabled persons are further compounded by design issues and location factors, which can often be costly. For example, special needs of households with wheelchair-bound or semi-ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, elevators, and other interior and exterior design features.

Housing opportunities for persons with disabilities can be addressed through the provision of affordable, barrierfree housing. Rehabilitation assistance can be targeted toward renters and homeowners with disabilities for unit modification to improve accessibility. The City also offers reasonable accommodation applications, which are addressed in the Housing Element’s Section 3: Housing Constraints, Resources, and AFFH.

The 2018 ACS identified six disability types: hearing disability, vision disability, cognitive disability, ambulatory disability, self-care disability, and independent living disability. The Census and the ACS provide clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing? • Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses? • Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-24
• Ambulatory Difficulty4: Does this person have serious difficulty walking or climbing stairs? • Self-care Difficulty4
: Does this person have difficulty dressing or bathing? • Independent Living Difficulty5
: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? Table 2-23 shows the population under 18, 18 to 64, and 65 years and above for the six disability types in Coronado.

About nine percent of the Coronado population reported a disability. Of that nine percent, ambulatory difficulty tallied the highest at 24.6 percent of persons with a disability. Independent living difficulty had the second highest percent with 21.5 percent of persons with a disability. Hearing difficulty and cognitive difficulty made up about 16.2 percent and 16.6 percent, respectively, of persons with a disability. Table 2-23 also shows that persons age 65 or over had the highest percentage of disabilities.

Table 2-23: Disability Status (2018)
Disability Type Under 18 18 to 64 65 years
and Over Total
% of the
Population
with a
Disability
% of Total
Population**
Population with a
Hearing Difficulty 10 63 484 557 16.2% 3.0%
Population with a
Vision Difficulty 12 156 163 331 9.6% 1.8%
Population with a
Cognitive Difficulty 57 219 296 572 16.6% 3.0%
Population with an
Ambulatory Difficulty 0 245 603 848 24.6% 4.5%
Population with a Selfcare Difficulty 6 103 286 395 11.5% 2.1% Population with an
Independent Living
Difficulty
-- 246 496 742 21.5% 3.9%
Total* 85 1,032 2,328 3,445 100.0% --
*This number may double count as some persons report having one or more disabilities, therefore this total number differs from the total number of persons with a disability in Table 2-18. **Total population is the total civilian noninstitutionalized population for the city.

Source: American Community Survey, 5-Year Estimates, 2018.

State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities.

As defined by federal law, “developmental disability” means a severe, chronic disability of an individual that:
 Is attributable to a mental or physical impairment or combination of mental and physical impairments;  Is manifested before the individual attains age 22;
 Is likely to continue indefinitely;
4 Asked of person 5 years of age and over.
5 Asked of persons 15 years of age and over.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-25
 Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-sufficiency; and  Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The Census and ACS do not collect or report statistics for developmental disabilities and no other source is known to have this data for Coronado. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to about 354 persons in Coronado with developmental disabilities, based on the total population of Coronado from the 2018 ACS.

Per Section 4512 of the Welfare and Institutions Code a "developmental disability" constitutes a substantial disability for that individual which includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes disabling conditions found to be closely related to intellectual disability or to require treatment like that required for individuals with intellectual disability but shall not include other handicapping conditions that are solely physical in nature. Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

As of June 2020, the State DDS provides community-based services to approximately 304,044 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. According to DDS, as of June 2020, the San Diego Regional Center (SDRC) served 26,471 persons with developmental disabilities. Thirty-three percent of the persons served by SDRC were female while sixty-seven percent of the persons served by SDRC were male. Persons from 0-2 years of age compromised 21 percent of SDRC’s clients, 45 percent of persons served were 3-21 years (the largest age group served), and 34 percent of persons served were 22-99 years. Of those served, 31 percent reported White, about 39 percent reported Hispanic, 17 percent reported Other, six percent reported Black or African American, and persons who reported Asian, Filipino, Native American, or Polynesian each totaled under five percent.

For Coronado, March 2021 data from the DDS indicates there are 79 clients or residents utilizing DDS services with 41 clients or residents utilizing DDS services aged 17 and under and 38 clients or residents utilizing DDS services aged 18 and older. Approximately 74 of these consumers live in the home of a parent, family, or guardian. No consumers are known to reside in supportive housing or community care facilities.

There are several housing types appropriate for people living with a development disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating ‘barrier-free’ design in all, new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.

The City will implement the following programs to support housing opportunities for seniors and persons with physical and developmental disabilities:

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-26
• Program H-1.B: Technical Assistance to Developers
• Program H-3.B: Housing Opportunities for Persons with Special Needs • Program H-3.C: Senior Housing and Assisted Living Units • Program H-3.D: Accessible Housing Design
• Program H-3.E: Affirmatively Further Fair Housing
Large Households
Large households are defined as those consisting of five or more members. These households comprise a special need group because many communities have a limited supply of adequately sized and affordable housing units for large households. To save for other basic necessities such as food, clothing, and medical care, it is common for lower income large households to reside in smaller units with an inadequate number of bedrooms, which frequently results in overcrowding and can contribute to faster rates of deterioration.

Securing housing large enough to accommodate all members of a household is more challenging for renters because multi-family rental units are typically physically smaller than single-family ownership units. While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to smaller households. Additionally, throughout the region, single-family homes with higher bedroom counts, whether rental or ownership units are rarely affordable to lower income households.

Table 2-24 displays the ACS 2018 data for large households broken down by tenure in the City of Coronado. Large households made up 5.5 percent of all households in the City. Among the large households, five-person households were most common (5 percent), and six-person households was 0.5 percent. There were no seven-or-more-person households in Coronado reported in ACS 2018 data. When divided up by tenure, the data shows that renter-occupied large households are 3.3 percent of households in Coronado while owner-occupied large households are 2.1 percent of households.

Table 2-24: Large Households in Coronado by Tenure (2018) Household Size
Owner Renter Total
Count
% Total
Households Count
% Total
Household
s
Cou
nt
% Total
Households
5-Person Household 150 1.8% 272 3.2% 422 5.0%
6-person Household 29 0.3% 9 0.1% 38 0.5%
7-or-more person
Households 0 0.0% 0 0.0% 0 0.0%
Total 179 2.1% 281 3.3% 460 5.5%
Source: American Community Survey, 5-Year Estimates, 2018.

Single-Parent Households
Single-parent households often require special consideration and assistance due to their greater need for affordable and accessible daycare, health care, and other supportive services. Single-parent-headed households with children are susceptible to having lower incomes than similar two-parent households. Single, female mothers may face social marginalization pressures that can limit their occupational choices and income-earning potential, housing options, and access to supportive services.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-27
Table 2-25 displays the data breakdown of single-parent households in Coronado. In total, single-parent households make up 4.9 percent of total households, which is 3.4 percent lower than the County’s percentage of total households. Of the single-parent households in Coronado, 85 were male-headed with no female present (1.0 percent), and the remaining 3.9 percent were female-headed with no male present. Overall, 1.3 percent of singleparent households (106 single-parent households) in Coronado live in poverty.

Table 2-25: Single Parent Households
Jurisdiction Single Parent-Male,
No Spouse Present
Single ParentFemale, No Spouse
Present
Single-Parent
Households
Living in
Poverty
Single Parent
Households
% Total
Households
Coronado 85 330 106 415 4.9%
San Diego
County 25,988 66,423 29,058 92,411 8.3%
Source: American Community Survey, 5-Year Estimates, 2018.

Farmworkers
Farm workers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural work. Permanent farm laborers work in the fields, process plants, or support agriculturalrelated activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal labor. Farm workers have special housing needs because they earn lower incomes than many other workers and/or move throughout the year from one harvest location to the next.

According to ACS 2018 data for Coronado, there were 251 persons employed in natural resources, construction, and maintenance occupations; of those, 3 persons were employed in the farming, fishing, and forestry industries. Given that the City does not have any agricultural land and is relatively isolated from land in agricultural production, residents employed in these occupations are likely owners or managers and not laborers. The City also does not experience any seasonal fluctuation of farm work jobs, as there are no year-round or seasonal farm-related industries in the City. Because of the extremely low percentage of persons employed in the agriculture and farming industries and no potential for expansion within this occupation category during the planning period, the City of Coronado does not provide specific housing programs or policies for this population and believes the needs of this segment of the population are met through currently available resources.

Military Households
The military population influences housing demand and needs due to existing military households trying to find housing, former military households trying to remain in the community, and a potentially increasing amount of military personnel being assigned to the military installation within and adjacent to Coronado. Often, the housing needs of military personnel are affected by lower incomes and an uncertain length of residency.

The military provides housing options for military personnel with a mixture of on-base and privatized off-base housing. Some of the military-sponsored off-base housing is within the limits of Coronado. On-base housing is available aboard ships, and in military barracks for lower-ranking personnel, and housing allowances are permitted for higher-ranking personnel and their families to live in local communities. The SANDAG MMAS Project reports that higher-ranking personnel often look for housing in communities located further from the base due to higher housing costs in nearby communities. The Navy also provides off-base housing in 20 affiliated housing areas, such as Lincoln Military Housing on Silver Strand, Naval Amphibious Base (NAB), and Naval Air Station North Island (NASNI).

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-28
For military personnel who are not accommodated in base housing, the federal Servicemembers Civil Relief Act (SCRA), signed into law in 2003, offers protections and benefits for military personnel. This act provides military personnel and their families an early lease termination option, eviction protection, mortgage relief, interest rate caps, and the ability to reopen default judgments under certain circumstances. In addition, military personnel who are not accommodated in base housing also receive a monthly tax-free housing allowance from the military in addition to their regular pay.

As detailed further in Section 7: Sites Inventory, the Navy has obtained funding and has confirmed plans to build 374 units that will be credited to the City’s RHNA under the 6th Cycle Planning Period. With no known or anticipated barriers, construction is anticipated to be commenced by April 15, 2029.

Extremely Low-income Households and Poverty Status
2016-2020 CHAS data for Coronado indicatesthat there were approximately 1,165 low-income households, 585 very low-income households, and 900 extremely low-income households; totaling about 2,650 households (renters and owners) earning an income equal to or less than 80% of the Area Median Income (AMI). Table 2-26 below, includes data characterizing affordability and cost burden for various income groups.

Table 2-26: Housing Problems for All Households by Tenure (2016 - 2020) Income
Category Income by Housing Problem*
Owner
Household has at
least 1 of 4
Housing Problems
Household has
none of 4 Housing
Problems
Cost Burden not
available, no
other Housing
Problem
Extremely
LowIncome
Household Income is less than
or = 30%
285 90 0
Very LowIncomeHousehold Income >30% to lessthan or = 50% AMI 205 45 0
LowIncomeHousehold Income >50% to lessthan or = 80% AMI 355 140 0
ModerateIncomeHousehold Income >80% to lessthan or = 100% AMI 130 180 0
Above
ModerateIncomeHousehold Income >100% AMI 650 2,560 0
Total 1,630 3,010 0
Income
Category Income by Housing Problem
Renter
Household has at
least 1 of 4
Housing Problems
Household has
none of 4 Housing
Problems
Cost Burden not
available, no
other Housing
Problem
Extremely
LowIncome
Household Income is less than
or = 30% 355 170 0
Very LowIncomeHousehold Income >30% to lessthan or = 50% AMI 315 15 0
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-29
Table 2-26: Housing Problems for All Households by Tenure (2016 - 2020) LowIncomeHousehold Income >50% to lessthan or = 80% AMI 620 50 0
ModerateIncomeHousehold Income >80% to lessthan or = 100% AMI 340 165 0
Above
ModerateIncomeHousehold Income >100% AMI 540 1,460 0
Total 2,170 1,860 0
Total Households (Owner and Renter) 3,800 4,870 8,670
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2016-2020.

Figure 2-6 displays the percent of the population below the poverty level by race and Hispanic or Latino origin in 2018 for Coronado. According to ACS, 1,143 persons were reported to be living in poverty, about 5.7 percent of the population for whom poverty status is determined. An estimated 39 percent of American Indian and Alaska Natives live in poverty in the City; this represents the highest percent below the poverty line, however, this group makes up less than 1.0% of the total population. About 9.6 percent of those identifying as some other race live below the poverty line. Of those identifying as Hispanic or Latino, 14.3 percent live below the poverty line. About five percent of people who reported White also reported living in poverty, and both the Asian and Black population reported under six percent of persons living in poverty.

Figure 2-6: Percent Coronado Population Below Poverty Level, by Race and Ethnicity (2018) Note: The chart reports the percentage of own population who are reported to have incomes below the poverty level.

Source: American Community Survey, 5-Year Estimates, 2018.

5.5%

4.0%

39.0%

5.4%

0.0%

8.2%

9.6%

14.3%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%
White Black American
Indian and
Alaska Native
alone
Asian Native
Hawaiian and
Other Pacific
Islander
Some Other
Race
Two or More
Races
Hispanic or
Latino
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-30
The City calculated the projected housing needs for extremely low-income households by assuming 50% of its very low-income RHNA (312) are extremely low-income households, or 156 units. Many extremely low-income households will be seeking rental housing, and most will likely face an overpayment. Furthermore, seniors will occupy many extremely low-income households, and many will have special needs. To address the housing needs of extremely low-income households, the City has identified several initiatives to help expand affordable housing opportunities for extremely low-income households. These include the following objectives, existing and proposed policies, and programs from the Housing Plan (Section 8 - Housing Plan, of this Housing Element Update):
• H-1.A. Accessory Dwelling Units (ADUs)
• H-2.A. Pursue State and Federal Funding for Affordable Housing • H-2.B. Local Funding for Affordable Housing
• H-2.E. Housing Choice Voucher Program
• H-2.H. Assist with the Development of Affordable Housing • H.3-A. Assistance to Extremely Low-Income Households
• H-3.B. Housing Opportunities for Persons with Special Needs Persons Experiencing Homelessness
Throughout the country and the San Diego region, homelessness has become an increasingly important issue.

Factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower and moderate-income persons (especially extremely low-income households), reductions in public subsidies to the poor, and the de-institutionalization of the mentally ill.

State law mandates that cities address the special needs of homeless persons within their jurisdictional boundaries. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD) has recently been updated in 2019, the following lists the updated descriptions for homeless and the changes in the definition from HUD:
 People who are living in a place not meant for human habitation, in an emergency shelter, in transitional housing, or are exiting an institution where they temporarily resided. The only significant change from existing practice is that people will be considered homeless if they are exiting an institution where they resided for up to 90 days (it was previously 30 days) and were in a shelter or a place not meant for human habitation immediately before entering that institution.  People who are losing their primary nighttime residence, which may include a motel or hotel or a doubledup situation, within 14 days and lack resources or support networks to remain in housing. HUD had previously allowed people who were being displaced within 7 days to be considered homeless.  Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This is a new category of homelessness, and it applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 or more days, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment.
 People who are fleeing or attempting to flee domestic violence, have no other residence and lack the resources or support networks to obtain other permanent housing. This category is similar to the current practice regarding people who are fleeing domestic violence.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-31
This definition does not include persons living in substandard housing (unless it has been officially condemned); persons living in overcrowded housing (for example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends).

The Regional Task Force on the Homeless (RTFH) is San Diego County’s leading resource for information on issues of homelessness. The RTFH promotes a regional approach as the best solution to ending homelessness in San Diego County. RTFH compiles data from a physical Point-In-Time (PIT) count of sheltered (emergency and transitional) and street homeless persons. The 2023 PIT count was released in June 2023 and the results are shown in Table 2-27.

Coronado had a relatively low percentage of counted homelessness for the County in comparison to the City of San Diego and other coastal cities such as Carlsbad and Encinitas.

Table 2-27: Homelessness in Coronado and Surrounding Cities (2023) Jurisdiction Unsheltered Sheltered Total % of County
Carlsbad 60 43 103 1%
Encinitas* 73 19 92 1%
San Diego City 3,285 3,215 6,500 63%
Imperial Beach 19 0 19 0.2%
Coronado 1 0 1 <0.1%
San Diego County 5,171 5,093 10,264 --
*Counts for unsheltered and sheltered include Del Mar, Encinitas, San Dieguito, and Solana Beach area.

Source: Regional Task Force on the Homeless, WeAllCount 2023.

According to RTFH, the San Diego region’s homeless population can be divided into two general groups: (1) urban homeless, and (2) rural homeless, including farm workers and day laborers who primarily occupy the hillsides, canyons, and fields of the northern regions of the County. It is important to recognize that homeless individuals may fall into more than one category, making it difficult to accurately quantify and categorize the homeless. RTFH reports the San Diego Region has seen an increase in the average length of time people reside in emergency shelters.

Compared to neighboring cities within the San Diego metropolitan area, Coronado has experienced relatively low levels of homelessness in recent years. According to the Regional Task Force on Homelessness’ 2023 Point-in-Time Count for the San Diego region, the City’s homeless population consisted of just one unsheltered homeless individual at the time of the report, and zero sheltered individuals. These statistics represent a significant improvement compared to 2020, when the Regional Task Force on Homelessness, or RTFH, reported 16 unsheltered individuals within the City.

Students
The college student population in the area is another factor affecting housing demand. There are several colleges and universities located near Coronado and in the San Diego region, including San Diego Community College, Point Loma Nazarene University, University of San Diego, San Diego State University, and the University of California, San Diego. According to ACS 2018 5-year estimates, 1,521 persons, about 28.8 percent of the population enrolled in school, were enrolled in college or graduate school. Of the total persons enrolled in college or graduate school, 674 were females (44.3 percent) and 847 were males (55.7 percent). While college and university students often reside with their parents, some students may reside in Coronado in their own independent housing. Students living independently have varied needs and may live on fluctuating incomes. A report by the California Community College Chancellor’s Office identified a recent study of 70 community colleges found that 56 percent of students were food Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-32
insecure, and nearly half were either experiencing housing insecurity (35 percent) or homelessness (14 percent).6 Students often require affordable rental housing, and although no policies and programs are needed to address the limited housing needs of students living in Coronado, the City recognizes that affordability and availability of housing may provide a burden on students. Coronado also recognizes that a lack of affordable housing may be a factor in a student’s decision to move elsewhere after graduation.

Resources
Existing resources and proposed programs for Special Needs Groups include:
• As identified in Table 4-2: Summary of Sites to Accommodate Low and Very Low-Income Units found in Section 4 – Housing Resources and Opportunities, net available capacity for 678 units to be developed for low and very low-income households.
• Reasonable accommodations providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities.
• Affordable housing fund which is used to provide funding assistance for the provision of new affordable housing units within the City.
• Section 8 Housing Choice Vouchers
• Affordable Housing Properties for low and very-low-income households:
o 225 Orange Avenue: 6 units consisting of two-bedroom townhouse units available to very-low and low-income tenants.
o 406-430 Orange Avenue: 17 units consisting of 2 one-bedroom apartments and 15 two-bedroom apartments available to very-low and low-income tenants. o 445-451 Orange Avenue: 3 units consisting of 1 one-bedroom house and 2 two-bedroom houses available to very-low and low-income tenants.
o 560-566 G Avenue: 4 units consisting of two-bedroom apartments available to very-low and lowincome tenants. o 840 G Avenue: 11 units consisting of two-bedroom apartments available to very-low and lowincome tenants. o 308-330 Orange Avenue (Del Island): 29 units consisting of studios, one-bedroom, and twobedroom apartments available to very-low and low-income tenants. o 450 Orange Avenue: 12 units consisting of one studio, 5 one-bedroom townhouse units, and six 2- bedroom townhouse units available to very-low and low-income tenants. o 525 Orange Avenue: 16 units consisting of 12 one-bedroom apartments and 4 studios available to very-low-income tenants.
o 550 Orange Avenue: 30 units consisting of one-bedroom apartments available to very-low and low-income senior tenants, aged 55 and over.
o 924 Orange Avenue: 11 units consisting of a single room with a shared bath at the end of the hall available to very-low, low, and moderate-income tenants. o 1212 and 1226 9th Street: 9 units consisting of studios, one-bedroom apartments, and onebedroom houses available to very-low and low-income tenants. 6 California Community Colleges, Chancellor’s Office, Basic Needs Survey report, 2018.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-33
o 415 F Avenue (Patio Laguna): 23 units consisting of studios, one-bedrooms, two bedrooms, and 1 three-bedroom unit available to very-low, low, and moderate-income tenants • The City will implement the following programs to support housing opportunities for special needs groups:
o Program H-1.A: Accessory Dwelling Units (ADUs)
o Program H-1.B: Technical Assistance to Developers
o Program H-1.F: General Plan Update Program
o Program H-2.A: Pursue State and Federal Funding for Affordable Housing o Program H-2.B: Local Funding for Affordable Housing
o Program H-2.C: Facilitate Equitable Access to Affordable Housing for Underrepresented Residents o Program H-2.E: Housing Choice Voucher Program
o Program H-2.G: Regional Collaboration on Affordable Housing o Program H-2.H: Assist with the Development of Affordable Housing o Program H-2.I: Advertise Available Resources
o Program H-2.J: Faith Based Properties
o Program H-2.K: Amend Density Bonus Ordinance
o Program H-2.L: Housing Choices
o Program H.3-A: Assistance to Extremely Low-Income Households o Program H-3.B: Housing Opportunities for Persons with Special Needs o Program H-3.C: Senior Housing and Assisted Living Units o Program H-3.D: Accessible Housing Design
o Program H-3.E: Affirmatively Further Fair Housing
o Program H-3.F: Funding to Support Fair Housing
o Program H-3.G: Analysis of Impediments to Fair Housing o Program H-3.H: Collaboration with Community-Based Organizations o Program H-3.I: Housing Mobility
o Program H-4.A: Carriage House Program
o Program H-4.B: Maintain Funding Mechanisms to Administer the City’s Affordable Housing Resources
o Program H-4.D: AB 1486 City-Owned Land
o Program H-5.A: Streamline Processes
o Program H-5.B: Supportive Housing and Low Barrier Navigation Centers o Program H-5.C: Availability of Housing-Related Policies and Regulations o Program H-5.D: Compliance with AB 139 Requirements – Emergency Shelters o Program H-5.E: Update Farmworker and Employee Housing Zoning o Program H-5.F: Update the Accessory Dwelling Unit Ordinance o Program H-5.H: Nongovernmental Constraints
F. Housing Stock Characteristics
The characteristics of the housing stock, including growth, type, availability and tenure, age and condition, housing costs, and affordability are important in determining the housing needs of the community. This section details the housing stock characteristics of Coronado to identify how well the current housing stock meets the needs of its current and future residents.

Housing Growth
Table 2-28 shows the number of housing units between 2010 and 2018 for Coronado, San Diego County, nearby cities, and other coastal cities in the County. In 2018 the ACS estimated a total of 10,883 housing units. Between 2015 and 2018, Coronado’s housing stock remained stagnant. In comparison to Coronado, the County of San Diego, Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-34
grew by 1.4 percent from 2010 and 2015 and another 2.0 percent from 2015 to 2018. The housing stock growth from 2010 to 2015 in Coronado is higher than in surrounding cities. The City of San Diego saw a 1.2 percent increase in housing units, and Imperial Beach saw a decrease of 0.6 percent in housing units. However, there was no housing stock growth from 2015 to 2018 in Coronado and thus, is lower than that of the City of San Diego and Imperial Beach, which saw an increase of 3.1 percent and 6.8 percent, respectively, in housing units.

Table 2-28: Housing Unit Growth (2010 – 2018)
Jurisdiction 2010 2015 2018
Percent Change
2010-2015 2015-2018
Carlsbad 44,673 46,296 47,117 3.6% 1.8%
Del Mar 2,596 2,814 2,695 8.4% -4.2%
Encinitas 25,740 25,429 26,142 -1.2% 2.8%
Solana Beach 6,540 6,433 6,631 -1.6% 3.1%
San Diego City 516,033 522,410 540,644 1.2% 3.5%
Imperial Beach 9,882 9,823 10,488 -0.6% 6.8%
Coronado 9,634 10,883 10,884 13.0% 0.0%
San Diego County 1,164,786 1,180,806 1,204,884 1.4% 2.0% Source: United States Census Bureau, 2010 and American Community Survey, 5-Year Estimates, 2015 and 2018.

Housing Type
Table 2-29 provides the number of housing units by type for Coronado and San Diego County. Per the 2018 ACS, single-family detached housing units are the most common type of housing in both Coronado and the County (46.9 percent and 51.2 percent, respectively). Multi-family housing units made up 40.4 percent of units in the City and just over 35 percent in the County. Additionally, no mobile homes were reported for the City while this housing type made up about four percent of housing units in the County. A wide array of housing types, as offered by Coronado, is crucial in providing for the diverse needs of the City’s population. Table 2-30 displays the number of housing units through military housing. The military provides about 710 housing units for military personnel.

Table 2-29: Total Housing Units by Type
Jurisdiction Single- Family
Detached
Single-Family
Attached Multi-Family Mobile Homes
Total Units*
Coronado 46.9% 12.7% 40.4% 0.0% 100%
San Diego
County

51.2% 9.6% 35.6% 3.6% 100%
* The data shows the percent of total units in the structure.

Source: American Community Survey, 5-Year Estimates, 2018.

Table 2-30: Military Housing
Military Housing Location Units Year Built
Naval Air Station North Island 64 1918
Naval Amphibious Base Coronado 43 2007
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-35
Holly Square* 13 1993
Lofgreen Terrace* 200 1988
Silver Stand (I & II) * 390 1969/1990
*Naval Base Coronado Off-Station
Source: Navy Region Southwest (NRSW) Inventory (August 2015) Housing Availability and Tenure
Housing tenure and vacancy rates generally influence the supply and cost of housing. Housing tenure defines if a unit is owner-occupied or renter occupied. Tenure is an important market characteristic as it relates to the availability of housing product types and length of tenure. The tenure characteristics in a community can indicate several aspects of the housing market, such as affordability, household stability, and availability of unit types, among others. In many communities, tenure distribution generally correlates with household income, composition, and age of the householder.

Table 2-31 shows the owner- and renter-occupied housing units in 2018 for Coronado. Of the occupied housing units, there was a near even split between renters and owners, with a slightly higher percentage of owner-occupied housing units (51 percent). A majority of owners resided in a single-family detached housing unit (33.9 percent) while a majority of renters resided in a multi-family housing unit (24.7 percent). Eighteen percent of renters resided in a single-family detached housing unit, while 11.5 percent of owners resided in a multi-family housing unit.

Table 2-31: Occupied Housing Units by Type and Tenure in Coronado (2018) Tenure
SingleFamily
Detached
SingleFamily
Attached
MultiFamilyMobile
Homes
Total
Occupied
Units*
Owner
Occupied 33.9% 5.6% 11.5% 0.0% 51.0%
Renter
Occupied 18.0% 6.3% 24.7% 0.0% 49.0%
Total 51.9% 11.9% 36.2% 0.0% 100.0%
*The data shows the percent of total occupied units.

Source: American Community Survey, 5-Year Estimates, 2018.

As shown in Table 2-32, owner-occupied households had an average household size of 2.24 while renter-occupied households had an average household size of 2.52. The owner-occupied and renter-occupied household size is lower in Coronado in comparison to the County, San Diego City, and Imperial Beach.

Table 2-32: Average Household Size by Tenure
Jurisdiction Owner-Occupied
Household Size
Renter Occupied
Household Size
Average
Household Size
Carlsbad 2.67 2.52 2.61
Del Mar 2.32 1.72 2.03
Encinitas 2.74 2.36 2.6
Solana Beach 2.46 2.28 2.39
San Diego City 2.79 2.64 2.71
Imperial Beach 2.79 2.96 2.91
Coronado 2.24 2.52 2.38
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-36
San Diego County 2.9 2.83 2.87
Source: American Community Survey, 5-Year Estimates, 2018.

Vacancy rates require analysis because they indicate the degree of housing choice available to a community. High vacancy rates usually indicate low demand and/or high supply conditions in the housing market. Too high of a vacancy rate can be difficult for owners trying to sell or rent. Low vacancy rates usually indicate high demand and/or low supply conditions in the housing market. Too low of a vacancy rate can force prices up making it more difficult for lower and moderate-income households to find housing. Vacancy rates of between two to three percent are usually considered healthy for single-family or ownership housing, and rates of five to six percent are usually considered healthy for multi-family or rental housing. However, vacancy rates are not the sole indicator of market conditions. They must be viewed in the context of all the characteristics of the local and regional market.

The data displayed in Figure 2-7 shows that Coronado has a vacancy rate of 22.9 percent, a higher rate than many jurisdictions in the region and significantly higher than the County’s rate of 7.1 percent. Table 2-33 displays the breakdown of the type of vacant units in Coronado in 2018. Seasonal, recreational, or occasional use housing types have the highest number of vacant units at 1,857 units. About eight percent of vacant units are for rent while about four percent are rented but not occupied. There were 104 rented but unoccupied units in 2017 and 90 sold but unoccupied units. In addition, there were zero units vacant for migrant workers and only 46 units available for sale in 2018. About 10 percent of housing units were categorized as other vacant housing units.

Figure 2-7: Vacant Rate by Jurisdiction
Source: American Community Survey, 5-Year Estimates, 2018.

7.1%

8.1%

20.6%

8.2%

15.5%

6.9%

12.5%

22.9%
0%
5%
10%
15%
20%
25%
San Diego
County
Carlsbad Del Mar Encinitas Solana Beach San Diego
City
Imperial
Beach
Coronado
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-37
Table 2-33: Vacant Housing Units by Type in Coronado (2018) Type of Housing Estimate Percent
For rent 199 8.0%
Rented, not occupied 93 3.7%
For sale only 46 1.8%
Sold, not occupied 41 1.6%
For seasonal, recreational, or occasional use 1,857 74.6% For migrant workers 0 0.0%
Other vacant 252 10.1%
Total 2,488 100%
Source: American Community Survey, 5-Year Estimates, 2018.

Housing Age and Conditions
Housing age can be an important indicator of housing conditions within a community. For example, housing that is over 30 years old is typically in need of some major rehabilitation, such as a new roof, foundation, plumbing, etc.

Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs.

According to the data displayed in Figure 2-8, there was a housing stock boom from 1970 to 1979, with 29.5 percent of all housing built during this time. About 42 percent of the housing stock in Coronado was built in 1969 or earlier, with 14.7 percent being built in 1939 or earlier and 11.1 percent being built between 1950 and 1959. About nine percent of housing units in Coronado were built after 2000, and a little over one percent in 2014 or later. Typically, a large proportion of older housing may indicate that the City’s housing stock could require rehabilitation. When paired with an aging population and high vacancy percentage, the homeowner’s ability to address potential issues may become limited. Due to the City’s larger percentage of high-income earning households, the ability and affordability of maintaining a house may not be a financial burden.

Figure 2-8: Housing Stock Age
Source: American Community Survey, 5-Year Estimates, 2018.

Built
1939 or
earlier
Built
1940 to
1949
Built
1950 to
1959
Built
1960 to
1969
Built
1970 to
1979
Built
1980 to
1989
Built
1990 to
1999
Built
2000 to
2009
Built
2010 to
2013
Built
2014 or
later
Coronado 14.7% 7.7% 11.1% 8.6% 29.5% 12.3% 6.9% 6.1% 2.0% 1.2% 0%
5%
10%
15%
20%
25%
30%
35%
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-38
Housing Stock in Need of Rehabilitation or Replacement
The City of Coronado has historically been well-maintained and not subject to a proliferation of deferred maintenance issues. Because of the high quality of neighborhoods and the higher-than-average property values, housing units are almost universally well-maintained and exhibit no significant rehabilitation or replacement need with the exception of a handful of properties throughout the City.

The City of Coronado and its residents have historically placed a high value on design and aesthetics and there is limited deferred maintenance or structures in a state of disrepair. The City has a complaint-based code enforcement program where the City has responded to a handful of properties each year for site conditions/weed abatement complaints. Historically these properties have been cleaned up and found to be in compliance once the property owners have been contacted.

G. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. This section summarizes the cost and affordability of the housing stock to Coronado’s residents.

Home Ownership Market
According to Zillow, the average single family home value in Coronado, California has increased each year since October 2019, rising from $1,734,177 in October 2019 to $2,793,162 in October 2023. Zillow’s estimated home values, or “Zestimates,” for all single-family homes in Coronado are illustrated in Figure 2-9, Coronado, CA – Average Single Family Home Values, 2018-2023. Since October 2018, the most substantial year-over-year increase occurred in 2021, when inflation and economic conditions significantly affected home prices across the country. By October 2021, Zillow’s estimated average home value in Coronado had risen to $2,281,527, representing a 22.3% increase over the previous year.

Source: Zillow - https://www.zillow.com/home-values/17587/coronado-ca/ -5.00%

0.00%

5.00%

10.00%

15.00%

20.00%

25.00%
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
Oct-18 Oct-19 Oct-20 Oct-21 Oct-22 Oct-23 Average
Figure 2-9. Coronado, CA - Average Single Family Home Values, 2018- 2023
Average Home Value YOY Growth
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-39
Between 2023 and 2028, Coronado homes are expected to increase steadily in value, according to a Wallet Investor market forecast. This forecast, illustrated in Figure 2-10, Coronado, CA – Estimated Average Home Prices, 2024- 2028, projects that home values will increase at approximately 5.5% annually for the next five years, rising to $2,998,667, on average, by October 2028. While macroeconomic factors may continue to affect the growth rate of its home values, Coronado is expected to retain its status as an extremely high-cost community.

Source: Wallet Investor - https://walletinvestor.com/real-estate-forecast/ca/san-diego/coronado-housing-market Table 2-34 shows the median home value in Coronado was $1,537,000 in 2018. Homes in Coronado are significantly more expensive than other homes in the County ($526,300), San Diego City ($569,100), and Imperial Beach ($488,800). However, compared to other coastal cities, such as Carlsbad, Encinitas, and Solana Beach, homes in Coronado were valued slightly higher; this could be due in part to the cost of land, geographic location, or other housing cost factors.

Table 2-34: Median Home Value by City
Jurisdiction Median Home Value
Carlsbad $926,100.00
Del Mar $2,000,000.00
Encinitas $1,114,600.00
Solana Beach $1,386,700.00
San Diego City $666,100.00
Imperial Beach $649,900.00
Coronado $1,698,300.00
San Diego County $638,600.00
Source: American Community Survey, 5-Year Estimates, 2021.

Rental Market
Table 2-35 shows the average cost of rental housing units in Coronado based on a December 21, 2020, Zillow search for units available for rent. A total of 20 units ranging from 1-bedroom to 3-bedrooms returned the following rental cost and price per square foot.

0.00%

1.00%

2.00%

3.00%

4.00%

5.00%

6.00%

7.00%
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
Oct-24 Oct-25 Oct-26 Oct-27 Oct-28 Average
Figure 2-10. CA - Estimated Average Home Prices,
2024-2028
Average Home Price YOY Growth
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-40
Table 2-35: Average Cost of Rental Units (2020)
Unit Type Rental Cost Price per Square Foot
1-Bedroom $2,658 $4.22
2-Bedroom $3,857 $5.21
3-Bedroom $6,335 $3.31
Source: Zillow Rental Listings (December 2020 and March 2021) Housing affordability can be inferred by comparing the cost of renting or owning a home in the City with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment.

HUD conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, HCD developed income limits, based on the Area Median Income (AMI), which can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category. Households at the lower end of each category can afford less by comparison than those at the upper end. The maximum affordable home and rental prices for residents in San Diego County are shown in Table 2-36 and Table 2-37.

The data shows the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This amount can be compared to current housing asking prices (Table 2-34) and market rental rates (Table 2-35) to determine what types of housing opportunities a household can afford.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-41
Extremely Low-Income Households
Extremely low-income households earn less than 30 percent of the County AMI – up to $24,300 for a one-person household and up to $37,450 for a five-person household in 2020. Extremely low-income households may not be able to afford market-rate rental or ownership housing in Coronado without assuming a substantial cost burden.

Very Low-Income Households
Very low-income households earn between 31 percent and 50 percent of the County AMI – up to $40,450 for a oneperson household and up to $62,400 for a five-person household in 2020. A very low-income household can generally afford homes priced between $141,500 and $198,000, adjusting for household size. A very low-income household at the maximum income limit can afford to pay approximately $1,011 to $1,560 in monthly rent, depending on household size. Given the high cost of housing in Coronado, persons or households of very low-income may not be able to afford to rent or purchase a home in the City.

Low-Income Households
Low-income households earn between 51 percent and 80 percent of the County’s AMI - up to $64,700 for a oneperson household and up to $99,800 for a five-person household in 2020. The affordable home price for a lowincome household at the maximum income limit ranges from $254,500 to $372,000. Based on the median home value in 2018 (Table 2-34), ownership housing in Coronado would not be affordable to low-income households. A one-person low-income household could afford to pay up to $1,618 in rent per month and a five-person low-income household could afford to pay as much as $2,495. Low-income households in Coronado may not be able to find adequately sized affordable apartment units (Table 2-35).

Moderate Income Households
Persons and households of moderate income earn between 81 percent and 120 percent of the County’s AMI – up to $120,150, depending on household size in 2020. The maximum affordable home price for a moderate-income household is $315,700 for a one-person household and $467,000 for a five-person family. Moderate income households in Coronado would not be able to purchase a home in the City. The maximum affordable rent payment for moderate income households is between $1,948 and $3,004 per month. Moderate income households may be able to afford 1-bedroom units but not larger rental units.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-42
Table 2-36: Affordable Monthly Housing Cost for Renters in San Diego County (2020) Annual Income Rent Utilities Total Affordable
Monthly Housing Cost
Extremely Low-income (30% of AMI)
1-Person $24,300 $393 $215 $608
2-Person $27,750 $433 $261 $694
3-Person $31,200 $473 $307 $780
4-Person $34,650 $488 $378 $866
5-Person $37,450 $512 $424 $936
Very Low-income (50% of AMI)
1-Person $40,450 $796 $215 $1,011
2-Person $46,200 $894 $261 $1,155
3-Person $52,000 $993 $307 $1,300
4-Person $57,750 $1,066 $378 $1,444
5-Person $62,400 $1,136 $424 $1,560
Low-income (80% AMI)
1-Person $64,700 $1,403 $215 $1,618
2-Person $73,950 $1,588 $261 $1,849
3-Person $83,200 $1,773 $307 $2,080
4-Person $92,400 $1,932 $378 $2,310
5-Person $99,800 $2,071 $424 $2,495
Moderate Income (120% AMI)
1-Person $77,900 $1,733 $215 $1,948
2-Person $89,000 $1,964 $261 $2,225
3-Person $100,150 $2,197 $307 $2,504
4-Person $111,250 $2,403 $378 $2,781
5-Person $120,150 $2,580 $424 $3,004
Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of the monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on San Diego County Utility Allowance.

Source: San Diego County Utility Allowance, April 2020; California Department of Housing and Community Development, 2020 Income limits; and Kimley Horn and Associates.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 2: Community Profile Page 2-43
Table 2-37: Affordable Monthly Housing Cost for Homeowners in San Diego County (2020) Annual Income Mortgage Utilities Tax and
Insurance
Total
Affordable
Monthly
Housing Cost
Affordable
Purchase
Price
Extremely Low-income (30% of AMI)
1-Person $24,300 $315 $215 $94 $624 $69,000
2-Person $27,750 $329 $261 $104 $694 $72,000
3-Person $31,200 $356 $307 $117 $780 $78,000
4-Person $34,650 $358 $378 $130 $866 $78,500
5-Person $37,450 $372 $424 $140 $936 $81,500
Very Low-income (50% of AMI)
1-Person $40,450 $645 $215 $152 $1,011 $141,500
2-Person $46,200 $721 $261 $173 $1,155 $158,000
3-Person $52,000 $798 $307 $195 $1,300 $175,000
4-Person $57,750 $849 $378 $217 $1,444 $186,000
5-Person $62,400 $902 $424 $234 $1,560 $198,000
Low-income (80% AMI)
1-Person $64,700 $1,160 $215 $243 $1,618 $254,500
2-Person $73,950 $1,310 $261 $277 $1,849 $287,000
3-Person $83,200 $1,461 $307 $312 $2,080 $320,500
4-Person $92,400 $1,586 $378 $347 $2,310 $348,000
5-Person $99,800 $1,697 $424 $374 $2,495 $372,000
Moderate Income (120% AMI)
1-Person $77,900 $1,440 $215 $292 $1,948 $315,700
2-Person $89,000 $1,630 $261 $334 $2,225 $357,500
3-Person $100,150 $1,821 $307 $376 $2,504 $399,500
4-Person $111,250 $1,986 $378 $417 $2,781 $435,500
5-Person $120,150 $2,129 $424 $451 $3,004 $467,000
Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 15% of the monthly affordable cost for taxes and insurance; 10% down payment; and 4.5% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on San Diego County Utility Allowance.

Source: San Diego County Utility Allowance, April 2020; California Department of Housing and Community Development, 2020 Income limits; and Kimley Horn and Associates.

The Community Profile section of the Housing Element provides an overview of the community and housing to set a baseline for the analysis and identified housing needs throughout the following sections. The following section, Housing Constraints, and Resources, provides further details and data on what may hinder or assist in the development of housing throughout the City.

Attachment 3
Section 3: Housing Constraints, Resources, and
Affirmatively Furthering Fair Housing (AFFH)
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-1
Section 3. Housing Constraints
The City of Coronado (referred to as "City" or "Coronado"), located in the State of California (referred to as "State" or "California"), and the federal government have the authority to establish regulatory requirements that can limit or influence development. These requirements are found in documents like the California Building Code and the California Environmental Quality Act (CEQA), in addition to being shaped by local zoning ordinances, land use plans, and internal processes that impact the complexity, timelines, and costs associated with project permitting.

Moreover, development can encounter additional non-governmental restrictions stemming from market dynamics (e.g., land and construction costs, financing availability, and the feasibility of housing projects) and environmental considerations.

Combined, these factors can create barriers to the availability and affordability of new housing, especially for lower and moderate-income households. A variety of constraints affect the provisions and opportunities for adequate housing in Coronado. This section provides an overview of these constraints and delves into past and future initiatives aimed at mitigating these constraints whenever feasible.

A. Nongovernmental Constraints
Nongovernmental constraints largely affect the cost of housing in Coronado and can produce barriers to housing production and affordability. These constraints include the availability and cost of land for residential development, the demand for housing, financing, and lending, construction costs, and the availability of labor, which can make it expensive for developers to build any housing, especially affordable housing. The City will implement Program H-5.H Nongovernmental Constraints found in Section 8: Housing Plan, to help address the primary market factors that affect the production of housing in Coronado as discussed below.

1. Land Costs and Construction Costs
Construction costs may vary widely according to the type of development, with multi-family housing generally less expensive to construct than single-unit homes. However, there is variation within each construction type, depending on the size of the unit and the number and quality of amenities provided. An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The International Code Council was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes, or I-Codes. The ICC updates the estimated cost of construction at six-month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood-frame housing. Estimates are based on “good quality” construction, providing materials and fixtures well above the minimum required by state and local building codes. In August 2020, the ICC estimated that the average per-square-foot cost for goodquality housing was approximately $118.57 for multi-unit housing, $131.24 for single-unit homes, and $148.44 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities run even higher. Construction costs are also dependent upon materials used and building height, as well as regulations set by the City’s adopted Building Code. For example, according to the ICC, an accessory dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would cost about $123.68 per square foot. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Coronado.

Land costs can also pose a significant constraint to the development of affordable and middle-income housing and represent a significant cost component in residential development. The cost of land was cited as a constraint by developers who took part in the City’s stakeholder outreach process on September 28, 2023. Land costs may vary depending on whether the site is vacant or has an existing use that must be removed. A September 2020 Redfin and Zillow search of lots for sale in the City returned five vacant lots sold over the last four years; there are no vacant Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-2
lots currently on the market. Of the lots listed, the costs ranged from $1,595,000 for 0.13 acres (about $285 per square foot) to $6,150,000 for 0.25 acres (about $603 per square foot). In addition, a local construction company assumes about a $900,000 valuation for a 3,500-square-foot property in the Village, which generally sells for about $1,000,000. For a 7,000-square-foot lot with no ocean or bay view, a value of $1,500,000 to about $2,400,000 is assumed, with a general sales price of about $1,800,000. Additionally, the estimated sale price for an oceanfront lot is about $5,000,000. The limited supply and high cost of vacant land pose the largest constraint to the construction of affordable housing, especially affordable housing in Coronado.

2. Availability of Financing
The availability of financing in a community depends on several factors, including the type of lending institutions active in a community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to such loans. Additionally, the availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants.

The primary concern in a review of lending activity is to determine whether home financing is available to residents of a community. The data presented in this section includes the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in Coronado.

Table 3-1 below displays the disposition of loan applications for the San Diego-Chula Vista- Carlsbad area, per the 2016 HMDA report. Within the San Diego region, the lowest levels of loan approval were among households within the low and very low-income groups, particularly among applicants who identified as Native Hawaiian, Pacific Islander, American Indian, and Alaska Native. Applicants who identified as Asian or White were among those with a higher percentage of approval in the low and very-low-income categories. Applicants in the moderate and above moderate-income categories had higher rates of loan approval, over 50% for persons of all races and ethnicities.

Overall, a higher number of people who identified as White applied for home loans and had some of the highest rates of approval in all income categories which can be expected given the City’s demographics. Given the relatively high rates of approval for home purchase, improvement, and refinance loans, home financing is generally available and not considered to be a significant constraint to the provision and maintenance of housing in Coronado.

Table 3-1. Disposition of Loan Applications by Race/Ethnicity– San Diego-Chula Vista-Carlsbad MSA/MD, 2019 Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
LESS THAN 50% OF MSA/MD MEDIAN
American Indian and Alaska Native 37.5% 43.8% 21.3% 80
Asian 41.6% 33.2% 26.2% 975
Black or African American 49.5% 23.6% 28.5% 529
Native Hawaiian or other Pacific Islander 32.5% 42.3% 26.0% 123 White 47.3% 28.2% 26.4% 7669
Hispanic or Latino 40.8% 33.9% 27.1% 2221
50-79% OF MSA/MD MEDIAN
American Indian and Alaska Native 43.3% 34.0% 24.8% 141 Asian 45.4% 29.5% 27.6% 1549
Black or African American 46.4% 29.4% 27.9% 595
Native Hawaiian or other Pacific Islander 40.0% 36.7% 25.3% 150 White 53.8% 22.8% 28.3% 10650
Hispanic or Latino 48.8% 26.2% 29.4% 3986
80-99% OF MSA/MD MEDIAN
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-3
Table 3-1. Disposition of Loan Applications by Race/Ethnicity– San Diego-Chula Vista-Carlsbad MSA/MD, 2019 Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other
Total
(Count)
American Indian and Alaska Native 62.5% 20.8% 20.8% 48
Asian 54.7% 19.1% 29.9% 695
Black or African American 51.8% 23.9% 26.5% 272
Native Hawaiian or other Pacific Islander 50.0% 22.7% 33.3% 66 White 58.4% 18.6% 27.2% 4735
Hispanic or Latino 54.4% 20.9% 29.2% 1676
100-119% OF MSA/MD MEDIAN
American Indian and Alaska Native 53.8% 20.5% 27.7% 195 Asian 58.2% 18.0% 27.4% 2684
Black or African American 55.3% 19.3% 28.5% 888
Native Hawaiian or other Pacific Islander 57.7% 20.2% 25.8% 213 White 64.5% 14.1% 26.2% 17111
Hispanic or Latino 59.2% 16.8% 28.4% 5307
120% OR MORE OF MSA/MD MEDIAN
American Indian and Alaska Native 55.0% 20.8% 27.5% 360 Asian 63.0% 12.3% 28.0% 10863
Black or African American 57.1% 16.1% 30.4% 1744
Native Hawaiian or other Pacific Islander 57.3% 16.9% 29.4% 415 White 67.7% 11.0% 25.7% 60252
Hispanic or Latino 61.4% 14.5% 27.6% 9176
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2019.

3. Economic Constraints
Market forces on the economy and the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the city and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all-time lows for unemployment rates. However, with the unexpected and rapid spread of the COVID-19 virus, the California economy and prior growth came to a pause. The lasting effects of the COVID-19 pandemic on housing will remain unknown for some time, however, it created an additional economic burden for many people who became unemployed in 2020.

A 2020 California Association of Realtors (CAR) report found that homes on the market in San Diego County cost an average of $670,000 in February 2020, a seven percent increase year-to-year change. According to the CAR First Time Buyer Housing Affordability Index, from 2018 to 2019 the median value of a home in San Diego County was $556,750 with monthly payments (including taxes and insurance) of $2,880, requiring an average qualifying income of $86,400. In the City of Coronado, homes and the cost of living were significantly higher. According to the November 2019 CoreLogic California Home Sale Activity, the median cost of a home in Coronado was $1,095,000.

Coronado’s median home price outpaced nearby coastal cities such as Solana Beach ($1,020,000), Encinitas ($992,000), and Carlsbad ($859,000). The high cost of land and increasing home prices in Coronado present a constraint to the development of and access to housing, particularly at the rental and for-sale prices available to lower-income renters and buyers.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-4

4. Timing and Density
Market conditions can also influence the timeframe between project approval and the submission of building permit requests. Occasionally, this delay arises from developers facing challenges in securing construction financing. In Coronado, the customary interval between project approval and the submission of building permit requests generally spans two to four months.

During the stakeholder outreach process, it was communicated by participating developers that density limits can also pose a constraint in the development of affordable housing due to the overall cost of acquiring and developing residential properties in Coronado. The majority of housing applications received thus far propose densities surpassing the estimates outlined in the site inventory and are as close to maximum allowed density as possible.

While it is possible for development to be proposed at lower densities than the maximum allowed on a parcel, such instances are uncommon due to the expense of land and overall construction costs in the community. Nevertheless, it is anticipated that as residential development advances in mixed-use areas, the average development density will rise in the 6th cycle Housing Element. The average length of time between receiving approval for a housing development and submittal of an application for building permits is two to four months during the last five years.

During developer stakeholder meetings in September 2023, there were no concerns about the duration of the time this process takes or expediting this process.

5. Local Efforts to Address Non-Governmental Constraints While the City has limited control of non-governmental constraints, the City has participated and will continue to participate in local and regional efforts toward fair housing, which includes accessibility to funding and financing for Coronado residents. Through participation in the regional Analysis of Impediments to Fair Housing and the regular updates to the County’s Consolidated Plan, the City will continue to make efforts to identify non-governmental constraints and methods and strategies to address them.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-5
B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations, which the City has no control over, also affect the availability of land for housing and the cost of housing production. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing costs and availability.

While the City of Coronado has no control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees, and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing.

1. Land Use Controls
In the State of California, cities are required to prepare a comprehensive, long-term General Plan to guide future development. The Land Use Element of the General Plan establishes land uses for developments within the City of Coronado. The Land Use Element sets policies and regulations for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for different uses within the City. The Land Use Element of the General Plan identifies the following residential categories:
• Very Low Density Residential: Up to 8 dwelling units per acre • Low Density Residential: Up to 12 dwelling units per acre • Medium Density Residential: Up to 28 dwelling units per acre • High Density Residential: Up to 40 dwelling units per acre • Very High Density Residential: Up to 47 dwelling units per acre • Residential-Planned Community Development
• Residential-Special Care Development
• Planned Community Development
These categories accommodate the development of a wide range of housing types in Coronado. Furthermore, maintaining the existing residential categories is important for ensuring compatibility between the new and existing housing.

2. Overlay Zones
Overlay Zones are regulatory tools that create a special zoning district, placed over an existing base zone(s), which identifies special provisions in addition to those in the underlying base zone. The overlay district can share common boundaries with the base zone or cut across base zone boundaries. Regulations or incentives are attached to the overlay district to protect a specific resource or guide development within a special area.1

3. Local Coastal Program
The Local Coastal Program (LCP) is a coastal management plan that contains land use, development, public access, and resource protection policies and regulations to implement the California Coastal Act (Coastal Act). As the whole City is within the Coastal zone, as defined by the Coastal Act, all projects must meet the LCP requirements and may be appealed to the Coastal Commission if located within their appeal jurisdiction. This additional level of review and approval process may extend the review period of development projects and increase the application and discretionary review costs.
1 Center for Land Use Education, Planning Implementation Tools Overlay Zoning, University of Wisconsin, 2005.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-6

4. Development in the Coastal Zone
Coronado is required to review coastal-zone affordable housing obligations as part of the Housing Element update, including the preservation of existing occupied units affordable to low- or moderate-income households. The City is entirely within the Coastal Zone and therefore all construction activity in the City is applicable. According to the City’s recent APR data provided to the State for the last cycle, the following data is summarized:
• New units approved in Coastal Zone: 295 units (2013-2020) • Low- and Mod-Income Units Provided: 12 units (2013-2020) • Demolition and Converted Units: 0 units
• Low Mod Income Units Required to be Replaced: 0 units The City of Coronado does not have any known low and moderate-income units that were replaced, demolished, or converted in the coastal zone since January 1, 1982. The City has supplemented the policy program to focus on opportunities for low- and moderate-income developments through a variety of methods, including ADUs and Carriage House conversions.

5. Residential Development Standards
The City of Coronado established eight residentialzoning districts in its Municipal Code to provide a range of housing types and provisions to establish use regulations and development standards. These standards and regulations are intended to create the highest quality residential development, minimize land use conflicts, encourage the maintenance of residential neighborhoods, and implement the goals of the City’s General Plan. The City will implement Program H-5.C. Availability of Housing Related Policies and Regulations found in Section 8: Housing Plan to address this constraint. The established residential zones are described below:
• Single Family Residential (R1-A): The R-1A Zone is intended to provide for communities consisting of singlefamily dwelling buildings with a minimum gross lot size of 7,500, 6,600, 6,000, or 5,500 square feet of lot area per dwelling unit (six to eight dwelling units per acre), except that single-family dwelling buildings or duplexes may be placed on a minimum lot size of 5,250 square feet of lot area per dwelling unit. • Single Family Residential Bay Front SubZone (R-1A(BF)): The R-1A(BF) Subzone is a subzone of the R-1A Zone with unique development standards due to the subzone’s unusual location relative to the San Diego Bay and public rights-of-way; topography; lot configurations; and unbuildable portions of the lots. The R1A(BF) Subzone is intended to provide for neighborhoods consisting of single-family dwelling buildings with a minimum gross lot size of 7,500 square feet of lot area per dwelling unit. • Single Family Residential (R-1B): The R-1B Zone is intended to provide for communities consisting of singlefamily dwelling buildings and duplexes with a minimum gross lot size of 3,500 square feet per dwelling such as townhouses, patio houses, and cluster houses.
• Multiple Family Residential (R-3): The R-3 Zone provides an area for the development of multiple-family dwellings with a minimum gross lot size of 1,556 square feet per dwelling unit and a minimum 3,500 square foot lot or building site.
• Multiple Family Residential (R-4): The R-4 Zone applies to the Orange Avenue Corridor Specific Plan to provide for high-quality, multiple-family dwelling unit structures in an intensely developed residential environment with a minimum gross lot size of 1,090 square feet per dwelling unit or a minimum 3,500 square foot lot or building site.
• Multiple Family Residential (R-5): The purpose of the R-5 Multiple Family Residential Zone is to provide regulations for residential land development at an overall maximum density of 47 dwelling units per acre consisting of high-quality multiple-family dwelling structures and supporting facilities consisting of noncommercial recreation facilities and maintenance and operational facilities essential to the development.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-7
• Residential Special Care Development (R-SCD): The Special Care Development zone is intended to provide the ambulatory elderly a care and housing opportunity within the community that addresses their unique needs and facilitates their continued participation in community activities. • Residential Planned Community Development (R-PCD): The purpose and intent of the R-PCD Zone is to provide for orderly, comprehensively planned residential development, including related open space and accessory community services consisting of desirable recreational and commercial facilities, as well as maintenance and operational facilities essential to the development. Such residential land development normally requires deviation from the normal zoning regulations and standards regarding lot size, yard requirements, bulk, and structural coverage to maximize the benefits accruing to the citizens of the City, especially for the preservation of site, view, and physical access.

As mentioned above, Coronado establishes development standards to regulate development throughout the City through its Zoning Code. The development standards include minimum requirements for lot size, width, building setbacks, and open space. Table 3-2 provides the development standards applicable to each zoning district in Coronado that allows for residential development. The table below is meant as a reference, the City’s complete development standards can be found in the Coronado Municipal Code Title 86 Zoning. Additional narrative and project examples are outlined below.

The R-3 zoning district allows 28 dwelling units per acre with structures limited to two stories (30 feet) with a FAR of 90% and a site coverage limitation of 60%. The typical 3,500 square foot lot in Coronado can accommodate the maximum allowed two dwelling units and most new construction on 3,500 square foot R-3 zoned lots include two dwelling units.

The R-4 zoning district allows 40 dwelling units per acre with structures limited to three stories (35 feet), with a FAR of 160% and a site coverage limitation of 60%. With ceiling heights of nine feet and approximately 1”- 4” of space between each floor, a three-story structure is achievable within the 35-foot height limit. Additionally, CMC

86.56.048.B. affords height exceptions for multi-family development R-4 zoned parcels to ensure they can achieve the maximum three stories. New parcels identified as being rezoned to R-4 in this Housing Element Update will have new development standards crafted when those properties go before the City Council for rezoning. R-4 was referenced more in terms of the allowable density of 40 dwelling units per acre.

The existing R-5 zoning district language was drafted to match the then-existing Coronado Shores development, which is why you see language such as a height limit “shall be no more and no less than 150 feet in height.” As referenced in Section 7 – Sites Inventory, the City is planning to rezone Opportunity Site 6 (149 A Ave.) and Opportunity Site 7 (1515 2nd St) to allow for 60 du/ac. At the time of drafting this housing element update, the City does not have a zoning district established to allow up to 60 du/ac. The City plans to address this through Program H-1.G. Establishment of Development Standards for a Zoning District Up to 60 du/ac, which will see the City establish development standards to establish and implement the new zoning district overlay.

Table 3-2. Development Standards
Zone
Min. Lot Area
Per DU (Sq.

Ft.)
Minimum Setbacks
Front Side Rear Height Structural
Coverage Density
R-1
A/B
R-1A: 5,500
R-1A(E): 5,250
R-1A(CC-1):
7,500
R-1A(CC-2):
6,600
25 feet (1)
10% of lot
width /
3 feet /
Cannot
exceed 5
feet (2)
20% of lot
depth /
Cannot
exceed 15
feet (3)
23 feet (4) /
27 feet 6
inches (5) /
15 feet 7
inches (6)
50% 6-12
DU/Acre
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-8
Table 3-2. Development Standards
Zone
Min. Lot Area
Per DU (Sq.

Ft.)
Minimum Setbacks
Front Side Rear Height Structural
Coverage Density
R-1A(CC-3):
6,000
R-1A(BF):
7,500
R-1B: 3,500
R-3 3,500
25 feet /
25% of lot
depth
10% of lot
width /
3 feet /
Cannot
exceed 5
feet (7)
10% of lot
depth /
Cannot
exceed 10
feet
2-Story/
Multifamily:
30 feet with
15% of Roof
area
allowed up
to 33 feet
Singlefamily/
duplex: 23
feet(4) / 27
feet 6
inches(5)/ 30
feet(6)
Multifamily: 60%
Singlefamily: 50%
28 DU/Acre
or 1
DU/1,556
sq. ft.

R-4
1,090 on a
min. 3,500 sq.
ft. lot
25 feet
10% of lot
width /
3 feet /
Cannot
exceed 5
feet (7)
Multifamily: 5,
10, and 15
feet for 1st,
2nd, and 3rd
stories
Singlefamily/Dupl
ex: 10% of
lot dept /
cannot
exceed 10
feet
3-
Stories/Mult
i-family:
33 feet (9) /
35 feet (10)
2-
Stories/Singl
e-family:
22 feet (4)/
27 feet 6
inches /
30 feet (6)
Multifamily: 60%
Singlefamily/
duplex: 50%
40 DU/Acre
or 1
DU/1,090
sq. ft.

R-5 N/A
25 feet/
25% of lot
depth
10% of
lot/building
width /
5 feet (8)
25% of lot
depth /
Max. 25 feet
No more
and no less
than 150
feet(11)
33% 47 DU/Acre
Notes:

DU – Dwelling Unit
(1) For lots with a depth of 60 feet or less - 15% of the depth. (2) For adjacent single units or duplex development one side yard can be reduced to zero. The remaining side yard – minimum 20% of lot width or 6 feet. R-1B and R-1A(BF) Zones have unique standards. (3) 10 feet in the R-1B Zone.
(4) For a building with a flat, mansard, or sloped roof with a pitch of less than 3:12. (5) For a building with a sloped roof of 4:12 and greater, but less than 6:12. (6) For a building with a sloped roof of 6:12 and greater, 15% of the roof area is allowed up to 33 feet.” (7) For adjacent single units or duplex development one side yard can be reduced to zero. The remaining side yard – minimum 20% of lot width or 6 feet and need not exceed 10 feet. (8) For buildings more than two stories, an additional one foot for each story above the second.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-9
Table 3-2. Development Standards
Zone
Min. Lot Area
Per DU (Sq.

Ft.)
Minimum Setbacks
Front Side Rear Height Structural
Coverage Density
(9) For a building with a flat, mansard, or sloped roof with a pitch of less than 2:12. (10) For a building with a flat, mansard, or sloped roof with a pitch greater than 2:12. (11) The existing R-5 zoning district language was drafted to accommodate the Coronado Shores development, which is the reason that the height limit “shall be no more and no less than 150 feet in height.” *The development standards provided in this table are used as a tool to analyze potential constraints to the development of housing in Coronado. Housing developers should refer to the City’s Zoning Code for project-specific development standards.

Source: City of Coronado Municipal Code

6. Setbacks
Setbacks are defined by the Zoning Code as that area back from and parallel to the property line on which no building, structure, or portion thereof is permitted, erected, constructed, or placed unless specifically permitted. Setbacks to the front, sides, and rear of a property allow for light and air, pedestrian and vehicular circulation, emergency access, and aesthetic improvements.

7. Structural Coverage
Structural coverage refers to the ratio of the grade level coverage of a lot by “structures” including architectural features projecting outward from the building facade whether they extend to grade level or not to the gross lot area.

Lot coverage requirements are established by the City to regulate bulk, mass, and intensity of use.

8. Maximum Building Height
The maximum building height is the vertical distance above “grade” to different points on a building depending on the zoning district.
• For all buildings in the R-1A, R-1A(BF), R-1B, R-3 and R-4 Zones: the highest point of the roof, top of parapet wall, guardrail, mechanical equipment, or similar feature of a building with a flat, false mansard or sloped roof with a pitch of less than 3:12 and the highest point of a roof’s ridge for roofs with a pitch equal to or greater than 3:12.
• For all buildings located in zones other than R 1A, R-1A(BF), R-1B, R-3 and R-4 Zones: the average midpoint between the ridge and eave of a sloped roof with a pitch equal to or greater than 3:12 and to the highest point of the roof, top of parapet wall, guardrail, mechanical equipment or similar feature of a building with a flat, false mansard or sloped roof with a pitch less than 3:12.

In the R-3 zoning district, a density of 28 dwelling units per acre is permitted, with structures restricted to a maximum of two stories (30 feet). The Floor Area Ratio (FAR) is set at 90%, and there is a site coverage limitation of 60%. On an average 3,500 square foot lot in Coronado, it is possible to accommodate the maximum allowed two dwelling units. Most new constructions on 3,500 square-foot R-3 zoned lots typically include two dwelling units.

In the R-4 zoning district, up to 40 dwelling units per acre are permitted, and structures are allowed up to three stories (35 feet) with a Floor Area Ratio (FAR) of 160% and a site coverage limitation of 60%. While it is understood that the typical requirement is one story for every 10 du/ac, the City has not experienced the current height requirements posing a constraint on development. Achieving a three-story building within the 35-foot height limit is feasible due to nine-foot ceiling heights and approximately 1" - 4" of space between each floor. Furthermore, CMC

86.56.048.B. provides exceptions for height in multi-family development on R-4 zoned parcels, ensuring they can attain the maximum three stories. Three stories have been achieved in new residential construction projects during the last planning period. Specific projects include:

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-10
Address Zone / Density Max
stories Parcel size Max allowable units
Proposed
units
737-753 Orange Ave R-4 (40 du/ac) 3 13,987 SF 12 (12.8) 12 543-555 Orange Ave R-4 (40 du/ac) 3 14,000 12 (12.8) 10 478 Orange Ave R-4 (40 du/ac) 3 5,194 4 (4.76) 3
1014 Fi�h St R-4 (40 du/ac) 3 7,000 6 (6.4) 5
434 Orange Ave R-4 (40 du/ac) 3 7,002 6 (6.4) 5
Considering the maximum building height and the successful implementation of projects under the existing regulations, it seems that there is no discernible impact from existing height regulations on costs, supply, affordability, or the ability of projects to reach maximum densities. If there are impediments to reaching the maximum density allowed by the existing height requirements, it might be possible to request modifications to these standards through the density bonus provisions mandated by state law when appropriate. Moreover, the City's upzoning and rezoning of designated opportunity sites illustrate the municipal commitment to enhancing opportunities for heightened density where suitable and practical. This initiative aims to foster the continued development of housing within the jurisdiction. Additionally, the City has included H-1.F. General Plan Update Program, found in Section 8 - Housing Plan, to amend height limitations in the City’s current zoning code for applicable residential zones.

9. Parking Standards
Parking standards are established by the Municipal Code to ensure adequate parking is provided for the property and visitors. Parking requirements also keep from overcrowding public parking or creating on-/off-site traffic hazards. Coronado parking requirements for residential developments are provided in Table 3-3. The table identifies a total of (2 ) two parking spaces per unit for multi-family development.

The City’s parking requirements fluctuate depending on land use and intensity. The minimum parking requirement for a 40-unit project on one acre, in the R-4 zoning district, is a total of 80 parking spaces. Assuming a standard 9- foot by 18-foot parking space, parking requirements total about 12,960 square feet. Based on the market analysis done above, uncovered lot parking for a 1-acre development, at maximum density in the R4 zone can cost about $3.6 million for the land. Construction costs for covered parking, parking structures, and/or below-ground parking can run even higher. The cost of parking based on the City’s requirements for multifamily housing can be considered a constraint to the development of housing, as was confirmed by developers during the City’s stakeholder outreach process while noting that parking availability for each unit was still desirable for prospective tenants. However, the developers may request concessions or incentives in the form of parking reductions for the development of housing affordable to low and very low-income households. Under Program H-2.H Assist with the Development of Affordable Housing, as detailed in Section 8: Housing Plan, the City will adopt and implement reduced parking requirements for all affordable units and all studio and one-bedroom units in multi-family projects. These reduced parking requirements will ensure that the projects can achieve maximum allowable densities while promoting affordability..

Table 3-3. Residential Parking Requirements
Dwelling Type and Lot Size Required Parking per DU
New
Single-Family
or Duplexes
4,000 sq. ft. or less 2 - one covered and enclosed space + one unenclosed space
4,001 – 5,599 sq. ft. 2 - one covered and enclosed space + one open or enclosed space
5,600 sq. ft. and greater 3 - two covered and enclosed spaces + one open or enclosed
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-11
Table 3-3. Residential Parking Requirements
Dwelling Type and Lot Size Required Parking per DU
Less than 50 feet in width and either
has no secondary street or alley
access or fronts solely on an alley
2 - one covered and enclosed space + one open and
unenclosed space
Existing Single-Family or Duplexes (1) 2 – one must be covered and enclosed Multiple-Family No less than 2 parking spaces per dwelling unit (2) Multiple-Family in the R-5 Zone 1.5 spaces
Senior Housing Projects 1 space per senior dwelling unit Affordable Housing Projects 1.5 spaces
Limited Residential Special Care Facilities in the
Residential-Special Care Development Zone
1 space per 2 habitable units
Nursing and Convalescent Homes 1 space per 3 patient beds Mixed Use Developments 2 spaces
Notes:
(1) Existing construction built before 1973.
(2) A minimum of 50 percent of the required parking spaces are required to be open and unenclosed. Additional requirements are outlined in the City of Coronado Municipal Code, Title 86 Chapter 86.58.

Source: Coronado Municipal Code
Parking is an amenity that occupants desire, as evidenced by a recently opened project in the City of San Diego’s North Park area. As reported by the San Diego Union Tribune, the Casa Verde project which is located near frequent and high transit opportunities was unable to attract renters and rented parking spaces from a nearby garage. Parking concessions can be helpful to control development costs but may be undesirable for tenants.

In most cases, each new residential unit necessitates (2) two parking spaces. However, there are exceptions in the R-5 Zone, where 1.5 spaces per unit suffice, as well as for affordable housing and senior housing, where only 1.5 and one space per unit are required, respectively. Overall, the City’s parking standards for larger units, irrespective of affordability, are either in line with or lower than those mandated by the State Density Bonus law. Furthermore, the City’s Density Bonus Ordinance permits a reduction in parking standards for multi-family developments upon the developer’s request, allowing just one space per studio or one-bedroom unit, in compliance with State Density Bonus law requirements, to facilitate the creation of smaller affordable units. Obtaining a parking concession in the City of Coronado under a density bonus application typically involves navigating the city’s planning and permitting processes. While the exact steps and requirements may vary depending on the specific project as each development application is assessed on a case-by-case basis, a general outline of the process is as follows:
• Pre-Application Consultation – Before beginning the formal application process. Developers can schedule a pre-application consultation with the City’s planning department. During this meeting, developers can discuss their project and intentions, including the request for density bonus and a parking concession. City staff can provide guidance on the process and requirements. • Application Submittal – The developer will be required to submit an application, which can be obtained from the City’s website or via the City’s Planning Department Counter, along with any required fees to the City’s Planning Department.
• Application Review – The City’s Planning Department will review the application, including the parking concession request, to determine if it complies with local regulations and policies. The review process may involve coordination with other City departments and agencies as needed. • Public Hearing – Depending on the project’s scale and impact, the request may be subject to Planning Commission and/or City Council hearings. These hearings provide an opportunity for public input and review by City officials.
• Decision and Permit Issuance – After the review, and public hearings if deemed appropriate, the City will decide on the parking concession request. The decision may include conditions of approval that the Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-12
developer must meet. If the project and parking concession request are approved, the City will issue the necessary permits for the development to proceed.

Developers are encouraged to work closely with the City’s planning department throughout the application process and adhere to all relevant regulations and procedures throughout the process. Additionally, public outreach and engagement may be essential, especially if the parking concession request involves a significant departure from standard parking requirements or if it is likely to affect neighboring properties or residents.

When utilized for multifamily development, parking concessions can address various constraints, including:
• Cost Constraints: Parking structures or extensive parking lots can be expensive to construct and maintain.

Parking concessions reduce the cost of development by allowing developers to build fewer parking spaces or opt for less expensive parking solutions, such as surface parking. • Land Use Constraints: In the City of Coronado, land is at a premium. Parking requirements can limit the number of housing units that can be built on a given parcel of land. Parking concessions enable developers to use land more efficiently for housing.
• Density Constraints: Zoning regulations have the potential to limit the density of multifamily housing based on parking requirements. Parking concessions permit higher-density developments by reducing the number of required parking spaces, allowing for more housing units on the same piece of land. • Affordability Constraints: Building and maintaining parking facilities can increase the overall cost of a development project. By reducing parking requirements, concessions can lower construction costs, potentially making the housing more affordable for residents. • Transit-Oriented Development (TOD) Constraints: In areas well-served by public transportation, concessions support TOD by allowing developers to provide fewer parking spaces, which can encourage residents to use public transit.
• Encouraging Smaller Units: Parking concessions can make it more economically feasible for developers to build smaller housing units, such as studios or one-bedroom apartments. These units are often more affordable and can appeal to a broader range of residents. • Adaptive Reuse Constraints: When repurposing existing buildings for multifamily use, parking requirements can present a challenge. Parking concessions allow for the adaptive reuse of structures without the need for extensive parking additions or modifications.

Under Program H-2.H. Assist with the Development of Affordable Housing, the City will reduce parking requirements from (2) two spaces per unit to (1) one space per affordable unit for developments with an affordable component.

Additionally, under Program H-5.M Parking Standards Evaluation and Amendment the City will evaluate existing parking standards for the existence of constraints they may pose to housing across all affordability levels, identifying ways to reduce these constrains while maintaining reduced parking standards as an incentive to promote affordability.

10. On and Off-Site Improvements
The City is a built-out community, so off-site improvements are only required for damaged sidewalks, alleyways, and other related facilities. Because the City is built-out, subdivisions and other large-scale developments are almost non-existent in the City and, therefore, required improvements are only related to the site or immediate areas around the site in which the development occurs. On and off-site improvements are generally limited to frontage (sidewalk, curb and gutter) and alleys and this is typically completed at the end of construction if something has been damaged in the process.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-13

11. Provisions for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels. Table 3-4 below summarizes the City’s zoning provisions for various types of housing.

Table 3-4. Housing Types Permitted in Coronado
Housing Type
Zoning Districts
R-1A R-1A
(BF) R-1B R-3 R-4 R-5 R-SCD H-M C
Single-Family
Dwelling

X X X X X - - - --
Manufactured
Housing

X X X X - - - - --
Duplex X - X X X - - - --
Multiple-Family
Dwelling
- - - X X X - - --
Residential Care
Facility (6 or fewer)

X X X X M X X - --
Residential Care
Facility ( 7 or more)
- - - - M - X - --
Special Care Housing - - - - - - X - --
Skilled Nursing
Facility
- - - - - - X M --
Supportive Housing X X X X X X - - --
Transitional Housing X X X X X X - - --
Emergency Shelters1 -- -- -- -- -- -- -- -- X
Low Barrier
Navigation Centers NL NL NL NL NL NL NL NL NL
Condominium - - - X X X - - --
Stock Cooperative - - - - - - - - --
Common Interest
Subdivision
- - - - - - - - --
Boarding House - - - M M - - M --
Single-Room
Occupancy
- - - - M - - - --
Lodging House - - - M - - - - --
Convalescent Home - - - - - - - M --
Farmworker Housing NL NL NL NL NL NL NL NL NL
Accessory Dwelling
Units

X X X X X X X X --
Notes:
(X): Permitted
(M): Major Special Use Permit
(-): Prohibited
(NL): Not Listed
(1) Location restricted from Orange Avenue in the Commercial Zone Source: Coronado Municipal Code
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-14

12. Single-Family Dwelling
The Zoning Code defines a single-family dwelling as any building designed for use exclusively as a dwelling unit for one family, except for accessory dwelling units.

13. Accessory Dwelling Units (ADUs) and Carriage Houses An ADU is an attached or detached dwelling unit that provides complete, independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. An ADU must include a living and sleeping space, kitchen space, full bathroom, and utilities. An ADU is considered a second unit and may be located detached or attached to a single-family residence. ADUs are permitted by right with a building permit application only and no other approvals are necessary. Carriage Houses are structures in the City of Coronado that only differ functionally from ADUs because they lack a formal kitchen, which is required to qualify under the census definition of a unit. The City proposes the following programs, as described in detail in Section 8: Housing Plan, to ensure compliance with State laws and encourage the development of ADUs and Carriage Houses:
• Program H-5.F. Update the Accessory Dwelling Unit Ordinance- Ensure ADUs conform to state requirements.
o Program H-1.A. Accessory Dwelling Units (ADUs)
o Adding a dedicated webpage to the City’s housing website that identifies the incentives for ADUs, including affordable ADUs;
o Making print materials available at the Community Development Department Counter; o Waiving parking requirements for ADUs with an extremely low or very low affordability covenant;
o Expanding/extending fee waivers for ADUs beyond State law; and o Annually monitoring ADU permit approvals and adjusting policies to bolster efforts as needed. o Program H-4.A. Carriage House Program
o Waiving fees to help incentivize the addition of a kitchen to the existing dwellings; o Eliminating parking requirement with a low-income affordability covenant; o Encouraging the use of public transportation; and
o Annually monitoring conversions against group goals and adjusting policies to bolster efforts as needed.

14. Single Room Occupancy (SRO)
SRO units as defined by California Health and Safety Code Section 17958.1, are living or efficiency quarters intended or designed to be used as a residence by not more than two persons and having either individual or shared bathroom and kitchen facilities. SROs are permitted use in the R-4 zone with a Major Special Use Permit.

15. Duplexes
The Zoning Code defined a duplex as any development with two dwelling units on one lot.

16. Multi-Family Dwelling
A multi-family dwelling refers to an “apartment complex” or a “residential condominium complex” containing three or more dwelling units, a dwelling unit in one of these types of housing complexes, or a development of three or more dwelling units on one lot.

17. Manufactured Housing
Manufactured housing refers to a type of housing unit that is largely assembled in factories and then transported to sites of use and installed on a foundation system, under Section 18551 of the Health and Safety Code, and certified under the National Manufactured Housing Construction and Safety Standards Act of 1974. Government Code Section Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-15
65852.3 mandates that the City's zoning code allows manufactured housing in a manner consistent with conventional single-family and multifamily residential structures, within the same zones. To adhere to state law, manufactured homes should only be subject to the identical development standards applied to conventionally constructed residential dwellings. The City will modify, as necessary, the City’s Zoning Code and specific plans to accommodate manufactured housing in accordance with State law, demonstrated in Program H-5.I. Manufactured Homes, described in Section 8: Housing Plan.

18. Residential Care Facilities
A residential care facility refers to a State-authorized, certified, or licensed family care home, foster home, or group home serving six or fewer mentally disordered or otherwise disabled persons or dependent and neglected children where care is provided on a 24-hour-a-day basis. Residential care facilities to accommodate seven persons or more are permitted with a Major Special Use Permit in the R-4 zone and are permitted by right in the R-SCD zone.

19. Emergency Shelters
The City of Coronado’s Municipal Code defines emergency shelters as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. The City Permits Emergency Shelters in the Commercial (C) zone and has since February 2014 but no development has occurred over the past 7 plus years. In adherence with AB 2339 and under Program H-5.D Emergency Shelters, the City will amend the permitted use of Emergency Shelters to be allowed by right in the R-4 zoning code, complying with the requirement for allowance of residential use. The R-4 zone provides adequate land to accommodate emergency shelters. In compliance with state law, the City’s Municipal Code also provides the following standards for Emergency Shelters:
• Development standards applicable to the Commercial Zone in which the emergency shelter is located. • Parking requirements based upon Chapter 86.58 of the Coronado Municipal Code. • All waiting and intake areas shall be located completely within the building. • The emergency shelter shall provide on-site management during all hours of operation. • Exterior lighting and security shall be provided during hours that the emergency shelter is in operation to ensure that the use will not be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity.

The City provides all requested development standards pursuant to state law, ensuring that emergency shelters can develop facilities consistent with city-adopted development standards. Additionally, the City has contracted with St.

Vincent de Paul Village Shelter to provide two shelter beds in two rooms each day should they be needed. The 2023 WeAllCount survey found that the City had a census of one person identified as sheltered or unsheltered homeless. When evaluating the capacity in the R-4 zone for the development of facilities to support the needs of this one person, the City can demonstrate the capacity to meet this current need based on zoning capacity, development standards, and a cursory visual survey of appropriate sites to accommodate this need. There are multiple properties in the R-4 zone that could accommodate an emergency shelter, DO demonstrate this, the City has identified a potential site suitable for use as an emergency shelter. The site is located at 763 Orange Ave. (APN 537-091-10), with a bus stop directly in front of the property and located across from a police station. The site is

0.13 acres and is currently vacant.

The City will implement Program H-5.D. Emergency Shelters found in Section 8: Housing Plan to help streamline processing for the development of Emergency Shelters, amend the City’s definition of Emergency Shelters to comply with Government Code section 65583, subdivision (a)(4), and amend the zoning designation for permitted use to comply with AB 2339 and to allow transitional and supportive housing as a residential use in all zones and only subject to those restrictions that apply to other residential dwellings of the same type in the same zone consistent with permitting them as comparable uses in the same zone pursuant to (Government Code Section 65583(a)(5)) Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-16
and requiring supportive housing to be a use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to ensuring alignment with AB 2162 (Statutes of 2018). Additionally, Program H-3.B. Housing Opportunities for Persons with Special Needs and Program H-5.D.

Emergency Shelters include changes to the zoning code to remove constraints for emergency shelters and special needs housing.

20. Low Barrier Navigation Centers
AB 101 states that “The Legislature finds and declares that Low Barrier Navigation Center developments are essential tools for alleviating the homelessness crisis -.” Low Barrier Navigation Centers are defined as a Housing First, lowbarrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low Barrier Navigation Centers are required as a use by-right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. The City of Coronado’s Municipal Code does not address Low Barrier Navigations Centers by definition; however, H-5.B. Supportive Housing and Low Barrier Navigation Centers will be adopted to ensure the City’s development standards allow Low Barrier Navigation Centers By Right in all zones that permit mixed-uses and non-residential uses.

21. Transitional Housing
Transitional housing refers to temporary housing, generally provided for a few months to two years, with supportive services that prepare individuals or families to transition from emergency or homeless shelters to permanent housing. Such housing may be configured for specialized needs groups such as people with substance abuse problems, mental illness, domestic violence victims, veterans, or people with illnesses such as AIDS/HIV. Such housing could be provided in apartment complexes, boarding house complexes, or in single-family homes.

22. Supportive Housing
Supportive housing is defined as housing with no limit on the length of stay, that is occupied by low-income adults with disabilities, and that is linked to on-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.

The federal Fair Housing Act and the California Fair Employment and Housing Act both place an obligation on local governments to provide reasonable accommodations, which may involve modifications or exceptions, within their zoning laws and other land use regulations. The requested reasonable accommodation will not require a fundamental alteration in the nature of a city program or law, including but not limited to the general plan, zoning ordinance, and building laws. This accommodation should be made when necessary to ensure that individuals with disabilities have an equal chance to utilize and relish residential spaces. Furthermore, in compliance with Government Code §65008, localities are mandated to assess potential and real limitations and integrate initiatives aimed at accommodating housing for individuals with disabilities.

The City Council implemented a Reasonable Accommodation Ordinance in 2016, encompassing administrative procedures for the assessment and approval of modifications to building or zoning requirements. While this framework aims to ensure reasonable accommodations for individuals with disabilities, the City has identified existing language that could still pose a constraint. To remedy the issue, the City will be amending the reasonable accommodation ordinance under Program H-5.K. Reasonable Accommodation Ordinance Amendment found in Section 8 – Housing Plan.

The City guarantees that new housing developments adhere to Title 24 of the California Code of Regulations. It enforces the California Building Standards Code, which contains provisions similar to those outlined in the American Disabilities Act (ADA). Nonetheless, for residential developments, these guidelines apply solely to multi-family Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-17
projects consisting of three units or more. The City also offers information to applicants or individuals seeking information about City regulations about zoning, permit procedures, and the application of building codes for individuals with disabilities. Below are key planning requirements concerning housing for individuals with disabilities in which the City has identified restraints and plans to mitigate their impact.

Definition of Family – The Coronado Zoning Ordinance requires an amendment to revise the definition of “Family.” Currently, the definition of “Family” stipulates that a family shall be characterized by shared household expenses and shared responsibility for household work, among other things. Both of these requirements can pose a constraint for persons with disabilities who are unable to contribute to household work and expenses. Under Program H-5.G. Definition of Family, the City will amend the Zoning Ordinance to revise the definition of “Family.”
o Site Planning for Group Homes of Seven or More – Group homes for more than six individuals are currently only allowed in one residential zone (R-4) and are subject to a major use permit. A use permit and exclusion of group homes from almost all residential zones are barriers to housing for persons with disabilities. Under Program H-5.B. Supportive Housing and Low Barrier Navigation Centers, the City will explicitly authorize transitional and supportive housing as a residential use, permitting them as comparable uses in the same zone and ensuring alignment with AB 2162, and examine and modify the regulations for permitting large group homes to be consistent with the permitting process for small group homes or formulate alternative strategies to alleviate constraints on the development of group homes accommodating seven or more persons.

23. Farmworker and Employee Housing
Farm laborers are conventionally described as individuals whose primary source of income stems from seasonal agricultural labor. In the past, San Diego County boasted a substantial agricultural sector in its economy. Although there are still operational farming regions, changes in the local economy towards production and service-oriented industries have led to a decline in agricultural output within the county.

The 2021 ACS 5-year estimates of agricultural employment for San Diego County show that nearly 10,700 persons were employed in agricultural occupations in San Diego County, with less than 1% of those residing in Coronado.2 The 2021 ACS 5-year estimate also identified 23 persons were full-time farm laborers while 10 were hired as seasonal. In comparison, San Deigo County reported 4,162 full-time farm laborers and 4,026 were hired as seasonal.3

Coronado does not possess any land dedicated to agricultural production, and there is limited agricultural land near the city. Considering the elevated housing expenses in Coronado and the considerable distance from the community to farmlands, it is possible that the individuals identified by the Census as city residents employed in the agricultural sector are likely farm owners situated in the county’s interior.

The state Employee Housing Act ( California Health and Safety Code Sec. 17021.5 and 17021.6) limits the extent to which local governments can regulate housing for farmworkers, requiring agricultural employee housing to be permitted by right, without a conditional use permit (CUP), in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. The City of Coronado’s Municipal Code does not define Farmworker Housing, but they would be treated the same as any other residential unit in the City. Under Program H-5.E. Update Farmworker and Employee Housing Zoning, the City will update the Zoning Ordinance and related policies about farmworker and employee housing to conform to state requirements, as established by the California Employee Housing Act (HSC Section 1700).
2 Source: 2021 ACS 5-year estimates, Table S2405 3 Source: 2021 ACS 5-year estimates, Tables S2401 and S2402 Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-18

24. State Density Bonus Law
Density bonuses are another way to increase the number of dwelling units otherwise allowed in a residentially zoned area. The City’s Zoning Ordinance identifies the purpose of the Density Bonus Ordinance to increase the production of housing for a wide range of residential needs in the community, including housing for very-low, low- and moderate-income households and seniors; as well as accommodate a wide range of housing consistent with the goals, objectives, and policies expressed by the City in the Coronado General Plan.

The Planning Commission may grant a density bonus of up to 50 percent. Incentives or concessions may apply when the applicant for the housing development agrees or proposes to construct at least any one of the following:
• Ten percent of the total units of a housing development for lower income households; • Five percent of the total units of a housing development for very low-income households; • A senior citizen housing development; or
• Ten percent of the total dwelling units in a condominium project or planned development for persons and families of moderate income.

The following tables provide the density bonuses to be calculated for very low-income, low-income, and moderateincome households:

Table 3-5. Density Bonus for Very Low-Income Households Percent Very Low-Income Units Percent Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 37.5
13 40
14 42.5
15 45
16 47.5
17 50
Table 3-6. Density Bonus for Low-Income Households
Percent Low-Income Units Percent Density Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
21 36.5
22 38
23 39.5
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-19
Table 3-6. Density Bonus for Low-Income Households
Percent Low-Income Units Percent Density Bonus
24 41
25 42.5
26 44
27 45.5
28 47
29 48.5
30 50
Table 3-7. Density Bonus for Moderate-Income Households Percent Moderate-Income Units Percent Density Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
41 36
42 37
43 38
44 39
45 40
46 41
47 42
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-20
Table 3-7. Density Bonus for Moderate-Income Households Percent Moderate-Income Units Percent Density Bonus
48 43
49 44
50 45
51 46
52 47
53 48
54 49
55 50
In addition, the Government Code states that when an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to a city, county, or city and county in accordance with this subdivision, the applicant shall be entitled to a 15 percent increase above the otherwise maximum allowable residential density for the entire development, as shown in Table 3-8. This increase may be added to the density bonuses listed above but may not exceed 35 percent.

Table 3-8. Density Bonus for Land Donation
Percent Very Low-Income Percent Density Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
31 36
32 37
33 38
34 39
35 40
36 41
37 42
38 43
39 44
40 45
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-21
Table 3-8. Density Bonus for Land Donation
Percent Very Low-Income Percent Density Bonus
41 46
42 47
43 48
44 49
45 50
Until 2021, under Government Code Section 65915, known as the Density Bonus Law, the maximum bonus was 35%.

California state law AB 2345 states that all jurisdictions in California are required to process projects proposing up to 50% additional density as long as those projects provide the additional Below Market Rate units (BMR) in the “base” portion of the project unless the locality already allows a bonus above 35 percent. The bill also lowered the BMR thresholds for concessions and incentives for projects with low-income BMRs. As of 2021, Government Code Section 65915, authorizes an applicant to receive two incentives or concessions for projects that include at least 17% of the total units for lower-income households, at least 10 percent of the total units for very low-income households, or at least 20 percent for persons or families of moderate income in a common interest development. It also allows an applicant to receive three incentives or concessions for projects that include at least 24 percent of the total units for lower-income households, at least 15 percent of the total units for very low-income households, or at least 30% for persons or families of moderate income in a common interest development.

The City has updated the Density Bonus Ordinance to allow for a maximum of 50 percent density increase to align with current state law per Coronado Municipal Code Chapter 86.53. The City of Coronado has included Program H2.K: Amend Density Bonus Ordinance to begin an annual review of the ordinance beginning in 2025 to determine if the Density Bonus Ordinance needs to be updated to reflect changes in State law.

25. Concessions and Incentives
According to the State Government Code section 65915, an applicant for a density bonus may submit a proposal for a specific concession or incentive; a waiver or reduction of development standards may not affect the number of incentives or concessions to which the applicant is entitled. The following concessions and incentives must be provided to eligible applicants:
• One incentive or concession for projects that include 10 percent of the total units for lower-income households, at least 5 percent for very low-income households, or at least 10 percent for persons and families of moderate income in a common interest development. • Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low-income households, or at least 20 percent for persons and families of moderate income in a common interest development. • Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low-income households, or at least 30 percent for persons and families with moderate income in a common interest development.

The City has included the following programs in Section 8: Housing Plan to address the provision of concessions and incentives:
• Program H-1.B. Technical Assistance to Developers
o Developing and posting an overview of the available incentives/concessions for developers on the City’s website with updates performed on an annual basis. o Advising developers on how to maximize density bonus and/or seek waivers and concessions under State density bonus regulations.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-22
o Conducting an annual outreach meeting with housing developers each year to discuss sites identified in the Housing Element sites inventory that are available, density bonuses, and other incentives.
• Program H-2.I. Advertise Available Resources
o Address funding, state laws, and City incentives to encourage housing production as a part of the annual outreach meeting described in Program H-1.B.
• Program H-2.K. Amend Density Bonus Ordinance
o Review legislative changes by March 1 of each year, starting in 2025, to determine if the Density Bonus Ordinance needs to be updated to reflect changes in State law. • Program H-2.L. Housing Choices
o ADUs – Under Program H-1.A. Accessory Dwelling Units (ADUs), the City will encourage the creation of approximately 195 ADUs through a variety of incentives including waiving fees and eliminating parking requirements.
o Carriage Houses – Under Program H-4.A. Carriage House Program, the City will encourage the conversion of 103 Carriage Houses across varying income levels through a variety of incentives waiving fees and eliminating parking requirements.
• Program H-3-A. Assistance to Extremely Low-Income Households o Assistance to Developers: Emphasize funding for housing developments affordable to extremely low-income households and feasible incentives and regulatory concessions to encourage the development of different housing types (including multifamily and single-room occupancy projects).
o Technical Assistance: Provide technical assistance to developers regarding the City’s lower-income sites, funding opportunities, as well as housing overlays on commercial properties that allow for mixed-use development on some sites and density bonus incentives (make the availability for technical assistance known to developers at the outreach meeting referenced above). • Program H-3.B: Housing Opportunities for Persons with Special Needs o Reduced parking for studio and one-bedroom units with affordable multifamily projects (considered on a case-by-case basis);
o Waive covered parking requirements for affordable developments; o Opportunity for deferred or reduced fees for affordable units (beyond inclusionary housing requirements), and
o Development impact fee waivers for 100% affordable housing projects.

26. Growth Management Measures
Growth management measures are techniques used by a government to regulate the rate, amount, and type of development. The City does not have any growth management measures in place that would impede the development of housing.

27. Inclusionary Housing Policy
The City of Coronado has an Inclusionary Housing Program. Residential developers of projects with two or more units must incorporate affordable housing into their projects or pay an in-lieu fee. The development must set aside 20 percent of the units in each project as affordable or pay an in-lieu fee of $7,000 per market-rate dwelling unit.

Revenues from this in-lieu fee, plus interest earned on these funds, are placed into an Affordable Housing Special Revenue Fund. The Affordable Housing Fund could be leveraged with other funding sources.

With limited development capacity and the focus of any new construction activity on redevelopment and improvement of existing properties, the City has found limited capacity to generate significant units due to the relatively limited growth opportunities in the City. Given the longstanding history of the City's inclusionary housing policy, developers are well-acquainted with the program and incorporate any related costs into their feasibility Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-23
analyses. Developers may simultaneously seek a density bonus and associated incentives, a practice permitted by the City for inclusionary units that align with State density bonus law. The ordinance offers flexibility by allowing alternatives to on-site construction.

The City does not believe the inclusionary policy is a hindrance to new development activity. The City will be seeking to increase the in-lieu fee under Program H-2.B. Local Funding for Affordable Housing found in Section 8: Housing Plan. The City will continue to monitor this policy, among other housing-related policies, under Program H-5.C.

Availability of Housing Related Policies and Regulations found in Section 8: Housing Plan.

28. Specific Plans
Orange Avenue Corridor Specific Plan
The Orange Avenue Corridor Specific Plan was adopted on November 4, 2003, and amended four times with the most recent amendment in April 2014. The Specific Plan does not have an expiration date. The Orange Avenue Corridor Specific Plan is primarily comprised of the Orange Avenue corridor between First Street and Adella Avenue.

This area includes the Downtown and Uptown commercial areas, as well as multi-family residential, civic center, and open space. The specific plan intends to guide and regulate development in to maintain Coronado’s “village” character.

Residential development is regulated by the specific plan to provide for high-quality, multiple-family dwelling unit structures in an intensely developed residential environment with a minimum of 1,090 square feet of land area per dwelling unit and a 3,500 square foot lot or building site. Development is restricted to 40 dwelling units per acre.

Housing within the specific plan area primarily includes for-sale condominiums and rental properties in multi-family configurations; existing single-family detached units also exist. The following residential uses are permitted:
o Multiple dwelling structures on a minimum of 3,500 sq. ft. lot or building site. o Single-family dwelling buildings or duplexes of a permanent character, permanently located on a minimum 3,500 sq. ft. lot or building site.
o Residential care facility, supportive housing, and transitional housing. o Mixed-use developments with residential above commercial uses are prohibited.

Coronado Cays Specific Plan
The Coronado Cays is a planned residential community on the Silver Strand in the Southerly portion of Coronado and is surrounded by a bay and State beach. The Specific Plan was adopted in 2001 and details land use and development regulations. The Specific Plan permits multiple-family, townhouse, and detached single-family residential construction. Residential development is restricted to an average density for the total project of 10.89 dwelling units per acre. Municipal Code Title 90 provides the provisions, zoning districts, and standards for the Specific Plan area. It is important to note that no Opportunity or Pipeline Sites are within this specific plan area.

29. Housing for Persons with Disabilities and other Special Needs Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act require governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.

The Housing Element Update must also include programs that remove constraints or provide reasonable accommodations for housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location, and discrimination, which could limit the availability of housing for disabled Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-24
persons. The City has included Program H-3.B. Housing Opportunities for Persons with Special Needs to address constraints in the development, maintenance, and improvement of housing for persons with disabilities.

30. Reasonable Accommodation
Reasonable accommodation in the land use and zoning context means providing individuals with disabilities or developers of housing for people with disabilities, flexibility in the application of land use, zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances. The Building Official or decision-making body may grant the requested accommodation or grant it with modifications if all of the following findings can be made:
• The housing which is the subject of the request will be used by an individual or a group of individuals considered disabled under the Acts;
• The accommodation requested is reasonable and necessary to make specific housing available to the individual or group of individuals with disability or disabilities under the Acts; • The requested reasonable accommodation would not impose an undue financial or administrative burden on the City; and
• The requested reasonable accommodation would not require a fundamental alteration like a City program or law including, but not limited to, land use and zoning.

The following criteria, among other factors, may be considered by the decision-making body or Building Official regarding the reasonableness of the requested accommodation:
• Whether there are alternative reasonable accommodations available that would provide an equivalent level of benefit; and
• Whether the requested reasonable accommodation substantially affects the physical attributes of the property.

Based on these policies, the City has not denied any reasonable accommodation requests made by the public. The City has evaluated various special needs programs for effectiveness and the cumulative impact of these programs and policies. Because much of the City’s involvement and support of these programs is mainly through local regulatory support and referral to a variety of County programs, the City generally feels the cumulative impact of the implementation of various programs and policies to meet the needs of its current population. The City has also augmented the policy program to provide various programs that support and further address the needs of a variety of special needs populations.

Under Program H-5. K. Reasonable Accommodation Ordinance Amendment, the City will modify the existing ordinance to ensure objectivity in the decision-making criteria, and when assessing the reasonableness of a requested accommodation that poses a detriment to surrounding uses, the review authority will explore whether reasonable alternatives exist, providing an equivalent level of benefit to the disabled individual or group.

31. Development Application Fees
Residential developers are subject to a variety of fees and exactions to process permits and provide necessary services and facilities as allowed by State law. In general, these development fees can be a constraint to the maintenance, improvement, and development of housing because the additional cost borne by developers contributes to overall increased housing unit costs. However, the fees (as provided in Table 3-9) are necessary to Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-25
maintain adequate planning services and other public services and facilities in the City. These fees have not been found to function as a constraint to the development of housing in Coronado.

Table 3-9. Planning Applications and Fees
Permits Fee
CEQA
Categorical Exemption $179
Initial Study $3,225
Negative Declaration $1,744
Mitigated Negative Declaration $3,000
Environmental Impact Report (EIR) $10,000
EIR Addendum/Supplements/Recertification $10,000
Environmental Mitigation Monitoring $3,000
Technical Review of Consultant Reports $5,000
California Coastal Act Related
Local Coastal Program Amendment $14,657
Coastal Permit $3,617
Coastal Permit w/other Permit $1,245
Coastal Permit Amendment $3,012
Emergency Coastal Permit Waiver $878
Coastal Permit Exemption $737
Coastal Permit Appeal $594
Low-Cost Visitor Accommodation In-Lieu Fee (per
room) $30,000
General Plan/Zoning
Determination of Use $1,424
Determination of Development $1,305
Planning Commission Interpretation $1,424
Development Agreement $5,000
Zoning Map Amendment (1) $5,000
Zoning Ordinance Amendment (1) $5,000
General Plan Amendment (1) $5,000
Planning Commission Variance $3,569
Zoning Administrative Variance $2,656
Major Special Use Permit $5,526
Major Special Use Permit Amendment $4,517
Minor Special Use Permit $3,439
Minor Special Use Permit Amendment $3,439
Parking Plan $4,718
Parking Plan with Other Permit $2,360
Tentative parcel map planning fees $5,099
Tentative Parel Map Engineering Fees $3,000
Final Parcel Map $1,744
Parcel Map Amendments $4,411
Parcel Map Extension $689
Major Subdivision Tentative Map Planning Fee $5,204
Major Subdivision Tentative Map Engineering Fees $3,000 Major Subdivision Final Map $2,040
Subdivision Map Amendment $4,718
Subdivision Map Extension $689
Lot Line/Boundary Line Adjustment $760
Lot Consolidation $760
Administrative Permits Application for Business Occupancy $239 Home Occupation Permit $37
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-26
Table 3-9. Planning Applications and Fees
Permits Fee
Large Family Daycare $559
Noise Permit $85
Temporary/Movable Sign Permit $85
Wireless Admin. Special Use Permit $2,475
Design Review
Minor Design Review Application/Amdt $239
Major Design Review Application/Amdt $713
New Commercial and Multi-Family $949
Historic Preservation
Historic Designation $921
Historic Resource Alteration (HAP) Permit $120
HAP with Demolition $3,390
HAP with Code Exceptions $120
Mills Act Preservation Agreement $102
Notice of Intent to Demolish $921
Miscellaneous Planning Items
Applicant Appeal of Decision $594
Appeal by Other than Applicant $594
Business Proposal Review $344
Discretionary Compliance Review $700
Large Public Notice Distribution >50 $357
Major Zoning Plan Check $500
Minor Zoning Plan Check $85
Newspaper Public Notice/Re-notice $85
Preliminary Proposal Review $630
Reasonable Accommodation Request $393
Service Request/Research Project $393
Sidewalk Vending Application Permit Fee $209
Sidewalk Vending Application – Renewal $104
Zoning Letter $228
Notes:
(1) The listed fee total is a deposit and will require additional funds.

Source: City of Coronado, Department of Community Development Planning Fee Schedule (3/19/2019).

Table 3-10. Engineering Fees
Type Fee
Plan Check
(based on estimated
construction cost)
Up to $2,000 $167
$2,001 to $10,000 $203
$10,001 to $50,000 $239
$50,001 to $100,000 $262
$100,001 to $250,000 $262
Over $250,000 – each addition $100,000 $144
Recheck (each) $73
Inspection
(based on estimated
construction cost)
Up to $2,000 $86
$2,001 to $10,000 $120
$10,001 to $50,000 $156
$50,001 to $100,000 $203
$100,001 to $250,000 $274
Over $250,000 – each addition $100,000 $179
Recheck (each) $60
Encroachment Permits Residential Hardscape $400
Attachment 3
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2021-2029 Housing Element
Section 3. Housing Constraints Page 3-27
Table 3-10. Engineering Fees
Type Fee
Residential Water Conservation Projects $0
Residential Structure $400
Review of Required Studies
Traffic Study – Review of Private Property Project Study $1,000 deposit Seismic Review – Review of Geologist Study or Peer
Review Analysis $5,000 deposit
Other Permits Abandonments $690
Grading Plan Check $382
Parcel/Tract Maps Contract Processing and Administration $215 Re-Check $1220
Dwelling Units and
Habitable/Living Units
Each single-family dwelling unit $6,790
Each dwelling unit of a multi-family dwelling, apartment, condominium, or townhouse regardless of the number of
bedrooms
$5,431
Each living/habitable unit (motel, motor hotel, hotel,
apartment hotel, lodging house, carriage house, or
boarding house without cooking facilities)
$2,360
Each hotel space with a kitchenette; Accessory Dwelling Unit
$4,075
Each space within a facility that is available for inhabited mobile homes, trailers, campers, or camp cars
$4,414
Storm Water Plan Check: New Construction $512
Storm Water Inspection: New Construction $512
SUSMP (10 units or more) $5,000 deposit
Source: Coronado Public Services Division Use Fee Schedule (Fiscal Year 2020-2021) The City of Coronado assesses impact fees on a project-by-project basis, taking into account the number of units proposed in the development and the impact these units may have on the local school district, parkland, circulation in the area, and sewage and water infrastructure. Table 3-11 provides the development impact fees as they relate to the development of housing in Coronado.

Table 3-11. Development Impact Fees
Type Fee
Regional Transportation Congestion Improvement
Program (RTCIP) Impact Fee
(SANDAG fee collected by the City)
$2,404.14 per net increase in residential dwelling units Affordable Housing
(Where a parcel of subdivision map is required for two
or more units or lots, 20% of the units shall be
affordable or the owner shall pay this in-lieu fee)
$7,000 per unit
School Impact Fee - Residential >= 500 sq. ft.
(school district fee collected by the City) $2.48 per sq. ft. of net increase of floor area Source: City of Coronado Development Permit Information (7/18/2018) Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-28
The development fees associated with each project are dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting the necessary documents and plans promptly.

The estimated total development and impact fees for a typical single-family residential project, assuming it is not part of a subdivision and is consistent with existing city policies and regulations, can range from $9,800 to $12,900.

Estimated total development and impact fees for a typical multi-family residential project with ten units, assuming it is consistent with existing city policies and regulations range from $12,200 to $17,250.

The estimated fees for single-family residential projects were calculated based on the following approved projects in Coronado:
• 667 Ocean NC2006-001 -2,118 sf : $12,879.20
• 633 Adella ln NC2003-001 – 2,668 sf: $,9816.64
• 161 Alder St NC2002-001 – 3,430 sf: $11,592.20
The estimated fees for multi-family residential projects were calculated based on the following approved projects in Coronado:
• 434 Orange Avenue NC1907-004 – 8,522 sf: $12,229.79
• 1014 5th St NC1609-004 – 8,650 sf: $17,231.9
• 1115 9th St NC1706-002 – 11,977 sf: $14,753.61
These estimates are illustrative and actual costs are contingent upon unique circumstances inherent in individual development project applications. Considering the cost of land in Coronado, and the International Code Council (ICC) estimates for the cost of labor and materials, the combined costs of permits and fees are approximately less than one percent of the direct cost of development for single-family residential projects and for a multi-family residential project. Direct costs do not include landscaping, connection fees, on/off-site improvements, shell construction, or amenities. Therefore, the percentage of development and impact fees charged by the City may be an even smaller percentage of all direct and indirect costs included.

While fees have not been found to ultimately function as a constraint to the development of housing in Coronado, the City will implement the following programs to utilize the waiver of fees as an incentive to further the development of affordable housing.
o Program H-1.A. Accessory Dwelling Units (ADUs) - Expanding/extending fee waivers for ADUs beyond State law.
o Program H-1.B. Technical Assistance to Developers
o Program H-3.B. Housing Opportunities for Persons with Special Needs - including Development impact fee waivers for 100% affordable housing projects. o Program H-5.C. Availability of Housing-Related Policies and Regulations

32. Affordable Housing Assistance/In-Lieu Fees
The City of Coronado Subdivision Code Chapter 82.21 establishes affordable housing requirements and in-lieu fees.

The Code states that as a condition of approval of any tentative parcel map or tentative subdivision map for residential dwellings, condominiums, community apartments, stock cooperatives, or conversions comprising two or more lots or two or more dwelling units, the subdivider shall reserve 20 percent of the units for rent to low-income and very low-income households or sale to moderate-income households. The subdivider may instead choose to pay in lieu fees for every unit within the project to provide affordable housing.

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In Lieu fees are added to the affordable housing fund which is used to provide funding assistance for the provision of new affordable housing units within the City. As of October 2023, in lieu fees are established at $7,000 per unit.

The City will be seeking to increase the in-lieu fee under H-2.B. Local Funding for Affordable Housing found in Section 8: Housing Plan.

33. On-/Off-Site Improvements
On and off site improvements are generally limited to frontage (sidewalk, curb and gutter) and alleys and this is typically done after construction if something has been damaged in the process. Site improvements in the City consist of those typically associated with development for on-site improvements (street frontage improvements, curbs, gutters, sewer/water, and sidewalks), and off-site improvements caused by project impacts (drainage, parks, traffic, schools, and sewer/water). Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of the development of housing within the City and may also influence the sale or rental price of housing. The majority of costs associated with on and off-site improvements are undertaken by the City and recovered in the City’s development and impact fees. As analyzed above, the fees do not create a substantial burden on the overall cost of development or an impediment to the development of housing.

34. Building Codes and Enforcement
The City of Coronado’s construction codes are based upon the California Code of Regulations, Title 24 which includes the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, Plumbing Code, Energy Code, Historical Building Code, Fire Code, Existing Building Code, Green Building Standards Code, and California Referenced Standards Code. These are considered to be the minimum necessary to protect the public health, safety, and welfare of the City’s residents. With respect to local amendments to building codes and enforcement, the City requires permits for fences over two feet tall, revising this from the previous requirement of five feet tall.

In compliance with State law, the California Building Standards Code is revised and updated every three (3) years.

The newest edition of the California Building Standards Code is the 2022 edition with an effective date of January 1, 2023.

The Coronado Code Enforcement program helps maintain the quality of life for residents by assisting property owners with code violations and educating the public on the requirements of the Municipal Code. The Code Enforcement Division responds to written complaints and relies on voluntary non-judicial compliance. The City has not made any building code or code enforcement amendments in the past 8 years that directly affect or potentially hinder the development of housing in Coronado. No substandard structures have been observed and/or reported to the City Code Enforcement staff.

35. Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing.

Depending on the magnitude and complexity of the development proposal, the time that elapses from application submittal to project approval may vary considerably. Factors that can affect the length of development review on a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information. Approval times are substantially lengthened for projects that are not exempt from the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or request variances. Applicants for all permits or reviews are recommended to request a pre-application meeting with the respective department to:
• Confirm City requirements as they apply to the proposed project; • Review the City’s review process, possible project alternatives or revisions; and Attachment 3
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• Identify information and materials the City will require with the application, and any necessary technical studies and information relating to the environmental review of the project.

All permit applications are first reviewed by City Staff for completeness, and discretionary applications must then receive a recommendation through a staff report before a review by the appropriate authority. Various applications may also require public noticing and a public hearing. Table 3-12 below identifies the appropriate review process for each planning permit application.

Table 3-12. Planning Application Review Process
Planning Application Public
Notice Hearing Planning Commission City Council
Zone Boundary Amendment X X X X
Variances X X X
Variance – Appeal X X X X
Temporary Structures
Fences, Hedges, and Walls R
Additionally, the following programs found in Section 8: Housing Plan are targeted at providing technical assistance for developers and streamlining the housing process.
o Program H-1.B. Technical Assistance to Developers
o Developing and posting an overview of the available incentives/concessions for developers on the City’s website with updates performed on an annual basis. o Prioritizing developer projects that include affordable units over other development applications. o Advising developers on how to maximize density bonus and/or seek waivers and concessions under State density bonus regulations.
o Dedicating staff to assist with affordable housing entitlement, permit, and fee processes and offering pre-application meetings upon request.
o Conducting an annual outreach meeting with housing developers each year to discuss sites identified in the Housing Element sites inventory that are available, density bonuses, and other incentives.
• Program H-2.H. Assist with the Development of Affordable Housing - Provide technical assistance to affordable housing developers in their applications for State and Federal funding. • Program H-3.A. Assistance to Extremely Low-Income Households - Technical Assistance: Provide technical assistance to developers regarding the City’s lower-income sites. • Program H-2.J. Faith Based Properties - Streamline affordable housing development on properties owned by religious organizations.
• Program H-5.A. Streamline Processes
o Provide priority streamlining for all projects that include affordable units. o Educate the public and developers on how to complete the development approval process and otherwise facilitate building permit and development plan processing for residential construction.
o Continue to provide development process handouts at the City Hall Community Development Department counter.

36. Single Family Dwellings Permitted by right and only needs a building permit. Applicants submit plans to the building department where Planning will review submitted materials, including review of site plans, and provide comments. Building permit applications are typically responded to within two weeks, both for initial submittals as well as resubmittals.

Applicants can voluntarily choose to go before the City’s Design Review Commission for an increase in FAR but are Attachment 3
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not required to. Once a permit has been issued it can typically take 8-15 months to complete construction and obtain a Certificate of Occupancy for a new construction dwelling.

37. Multi-Family Dwellings
Permitted by right but are required to obtain Design Review Commission approval before a building permit can be issued. Through that process, which includes review of site plans, the City confirms the project complies with the municipal code. Once the applicant receives Design Review approval, they then submit construction plans to the building department for a permit. That involves a planner reviewing the plans to confirm compliance with the municipal code. Once all comments are addressed and plans found in compliance with the municipal code, the City will provide approval and issue a permit. Typical Design Review applications are heard within 3 weeks of submitting a complete application with a 10-day appeal period before a building permit can be issued. Once a permit has been issued it can typically take 12-30 months to complete construction and obtain a Certificate of Occupancy.

38. Design Review Process
The design review procedure effectively upholds the City’s distinctive character and atmosphere without mandating a specific architectural style or demanding exceptional materials. The submission of materials boards and colored elevations is obligatory, but these conditions are standard in the project approval process. Colored elevations aid in comprehending how the project integrates into the nearby surroundings. Comparable to site plan review, design review streamlines the issuance of building permits, assures harmonious development that enhances the attractiveness of the urban environment, and incorporates an additional layer of community endorsement for discretionary projects.

The process for Design Review is outlined in Section 80.00.040 of the Coronado Municipal Code and as follows. The following items must be submitted to the Community Development Department:
• An application for design review on forms prescribed by the Community Development Department and accompanied by the required fees established by City Council resolution. • Nine copies of each of the following:
o Plot plan drawn to a scale of not less than one-eighth inch equals one-foot showing dimensions and size of each lot to be built upon or otherwise used; the size, shape, and location of existing and proposed buildings; and the location and layout of parking areas, parking spaces, and driveways. o A landscaping plan including the location of proposed plantings and screenings and the proposed location of fences, signs, and advertising structures. The Director of the Community Development Department may, at his discretion, waive this requirement when such applications as required in subsection (A)(1) of this section apply to other such minor changes where the submission of landscape plans would not, in his opinion, assist in describing the proposed change. o Exterior elevations of all sides of proposed new buildings and additions to existing buildings; exterior elevations of proposed remodeling or face lifting. In the case of additions to existing buildings, exterior elevations of both the addition and the existing building are required. o Exterior color samples.
o Such other information, drawings, plans, material samples, models, or renderings that may be required by the Community Development Department to assist the Commission in arriving at a decision. The use of color renderings and photographs is encouraged.
• The Community Development Department then determines whether the application is complete, and refers complete submittals, with its comments, to the Commission at its next available regular meeting. The Commission must act on the application within 30 days after such referral unless the applicant requests and the Commission grants an extension of time.
• The Department notifies the applicant in writing within 30 days of the application submittal if (and why) the application is incomplete. The applicant may appeal to the Planning Commission the Department’s Attachment 3
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determination that the application is incomplete up to 10 days after receiving notice of the Department’s decision. The Community Development Department refers the appeal, with its comments, to the Planning Commission at its next available regular meeting. The Planning Commission then acts on the appeal within 60 days after the appeal is received by the City unless the appellant and the City agree to a time extension of no more than 60 days.
• The Community Development Department advises the applicant in writing of the time, date, and place of the Commission’s consideration of the application, or appeal to the Planning Commission, and the final disposition thereof.
• The decision of the Design Review Commission is final unless appealed, and the decision of the Planning Commission on whether an application is complete is final.

The required processes for design review for all multifamily developments are in place to ensure the quality, conformity, and adequacy of multifamily development in Coronado. The City promotes development certainty and mitigates cost impact by providing clear and concise design review requirements for multifamily projects (as outlined in Section 80.00.090 of the Coronado Municipal Code). The requirements are as follows:
• Evaluation of the appearance of a project is based on the quality of its design and its relationship to its surroundings. Inappropriate, incompatible, bizarre, and exotic designs shall be avoided. • Buildings must have good scale and be in harmonious conformance with permanent neighboring development.
• Materials must have good architectural character, be of durable quality, and be selected for the harmony of the building with surrounding buildings. In any design in which the structural frame is exposed to view, the structural materials must meet the other criteria for materials. • New building components, such as windows, doors, eaves, and parapets, are required to have good proportions and relationship to one another.
• Colors must be harmonious.
• Mechanical equipment or other utility hardware on the roof, ground, or buildings will be screened from public view with materials harmonious with the building, or they cannot be visible from any public ways. • Exterior lighting will be part of the architectural concept. Fixtures, standards, and all exposed accessories shall be harmonious with the building design.
• Refuse and waste removal areas, service yards, storage yards, and exterior work areas must be screened from view from public ways, using materials as stated in the criteria for equipment screening. • Monotony of design in single- or multiple-building projects should be avoided. Variations of detail, form, and siting must be used to provide visual interest. In multiple-building projects, variable siting or individual buildings may be used to prevent a monotonous appearance.

Design review is not required for the following:

The City provides clarity to applicants in meeting the design review requirements through the:
• Design Review Commission – a five-member volunteer board appointed by the City Council whose appointed task is to “...achieve a beautiful, pleasant, principally residential community by fostering and encouraging good design, harmonious colors and materials, good proportional relationships and generous landscaping, and to protect the health, safety, comfort, and general welfare of the citizens of Coronado by providing for a design review process ... “ (CMC 80.00.010). The Commission reviews all matters referred to the Design Review Commission by the Planning Commission or City Council as well as projects requiring approval by the Commission. For projects found to be out of compliance with design review requirements, the Commission provides guidance and direction to help these projects meet compliance. • Design Review webpage on the City’s website – The webpage provides information on general procedures related to the design review process as well as links to application forms, informational documents, the Attachment 3
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General Plan’s “Community Design Element,” Municipal Code, Specific Plans, appeals process, and fee schedule.
• General Plan “Community Design Element” – Design guidelines and regulations are provided in this City document, accessible via the City’s Planning and Zoning webpage.

The City understands that the subjective nature of the design review standards can have the potential to create additional constraints to the development of multifamily housing through impacts on cost, supply, feasibility, and the approval certainty of housing, however, the current design review process has not presented a constraint to development within the jurisdiction. To help mitigate constraints related to the subjective nature of the design review standards, under Program H-5.L Design Review Ordinance Amendment, the City will revise the current ordinance to remove language requiring designs refrain from being “Inappropriate, incompatible, bizarre, and exotic” as findings of this nature are not a typical experience in the design review process.

Despite current verbiage of “inappropriate, incompatible, bizarre, and exotic designs shall be avoided” the Design Review Commission does not typically cite this when reviewing projects and have not denied a housing development design within the last 10 years. Additionally, staff will work with applicants on their design prior to application submittal, discussing what has raised an issue for the Commission in the past and what solutions there were. Most importantly, Pre-Design meetings are offered, free of charge to applicants in accordance with Coronado Municipal Code Section 80.00.037. This involves a meeting between City staff, the applicant, and two voting Commissioners from the Design Review Commission to discuss potential designs, issues, concerns, solutions, etc. In instances where further research or revisions are necessary to align with design review standards, the City collaboratively engages with applicants to facilitate the necessary adjustments and ensure the successful approval of projects. From 2015- 2023, only one project was denied due to design review processes, in which the applicant appealed and coordinated with the City, and the project was approved by the City Council. This approach underscores the City's commitment to working proactively with stakeholders to balance the imperatives of design excellence and housing development.

Therefore, the City’s design review process is not considered an impediment to the development of housing.

39. Senate Bills 35 and 423
California Senate Bill 35 (SB 35), codified in Government Code Section 65913.41 became effective January 1, 2018, and will sunset on January 1, 2026 (Section 65913.4(m)). However, SB 423, passed by the California Legislature in September 2023 and awaiting the Governor’s signature, would extend the expiration to 2036, apply to property within the California Coastal Zone (beginning January 1, 2025), and apply to jurisdiction without a certified housing element among other requirements. The intent of both SB 35 and 423 is to expedite and facilitate the construction of affordable housing. SB 35 and 423 apply to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above moderate- and lower-income levels as mandated by the State. To meet the affordable housing goals, SB 35 and 423 require cities and counties to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process. The City of Coronado is one of 238 cities that has insufficient progress towards their Lower Income RHNA and is therefore currently subject to the streamlined ministerial approval process for proposed developments with at least 50% affordability. However, the City is committed to continuing to process applications and permits promptly, creating Program H-5.J Adopt SB 35 Streamlining Written Procedures.

40. Military Land
Located within the City of Coronado are the Naval Base Coronado’s (NBC) Naval Amphibious Base, Naval Air Station North Island Base, and the Silver Strand Training Complex. The facilities make up approximately 67% of Coronado land area and include the main base, training beaches, California’s least tern preserve, recreational marina, enlisted family housing, and a state park. The NBC’s land is owned by the Federal Government. The City has included Program H-1.E. Track Navy Housing Development in Section 8: Housing Plan to address the use of military-owned lands to accommodate the City’s RHNA allocation.

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41. State and Federal Constraints
Lack of Federal and State Funding and Subsidies for Affordable Housing Market dynamics and governmental regulations contribute to escalated expenses in affordable housing development, surpassing the costs associated with market-rate housing projects. These contributing factors encompass the necessity to secure multiple funding streams, resulting in project delays, prevailing wage premiums, and adherence to sustainable development standards, which, while promoting sustainability, simultaneously elevate costs. As delineated in Section 6 - At-Risk Affordable Housing in this Housing Element, data from the California Tax Credit Allocation Committee reveals that the average development cost per unit for newly constructed affordable multifamily projects in the region, benefiting from Low-Income Housing Tax Credits, stands at $577,548. The exorbitant development costs stem from elevated land and labor expenses, density limitations, development fees, and the intricacies of financing.

Despite the significant need for affordable housing statewide, both State and federal governments allocate inadequate funding subsidies to meet the RHNA-mandated number of affordable units. Public subsidies often fall short of fully financing individual affordable housing projects, necessitating developers to navigate a protracted and intricate process of leveraging multiple State and federal funding sources, along with private lending. Federal funding, a substantial resource for California's affordable housing development, has faced cutbacks in recent years, exacerbating the challenges posed by a growing population of severely cost-burdened low-income renter households. Specifically, between 2003 and 2015, Community Development Block Grants and HOME funds allocated to California for affordable housing development witnessed declines of 51% and 66%, respectively. These reductions, coupled with heightened demand for affordable housing, intensify the competitiveness of funding sources in this crucial sector.

The City of Coronado lacks the internal financial capacity to subsidize affordable housing adequately, necessitating external support from State and Federal entities. This financial reality underscores the city's need for collaborative efforts with higher-level governments to address the imperative for sustainable and effective solutions in response to the community's economic dynamics.

Redevelopment Dissolution
In 2012, State legislation led to the dissolution of all redevelopment agencies in California, profoundly impacting the landscape of affordable housing development. Redevelopment, a tax increment financing mechanism, empowered cities, and counties to reinvest a greater share of property tax growth from designated "blighted" areas into those areas to address blight. Previously termed "urban renewal" before 1979, this tool was employed by over 400 cities and counties statewide, allocating 20% of tax increment funds to affordable housing projects. The dissolution of redevelopment, a significant and permanent source of affordable housing funding, resulted in the loss of over $2 billion annually for affordable housing at the state level. Although attempts were made to replace redevelopment with Enhanced Infrastructure Financing Districts and Community Revitalization Investment Areas, these alternatives generate only a fraction of the local funding previously available. Over the past decade, only a few Enhanced Infrastructure Financing Districts have been adopted statewide, with no Community Revitalization Investment Areas.

Consequently, the absence of adequate replacement tools, coupled with soaring land prices, has impeded affordable housing creation in Coronado.

Notably, the city has initiated inclusionary housing requirements, and there are considerations to increase in-lieu fees, as outlined in Program H-2.B. Local Funding for Affordable Housing in Section 8 – Housing Plan. This strategic approach aims to bolster funds for affordable housing, potentially incentivizing developers to contribute more substantially to affordable housing development rather than predominantly opting for the in-lieu fee, a trend that has resulted in limited construction of affordable housing under the current ordinance.

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C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost to provide adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” as part of home rental or sales rates. However, such infrastructure costs do not represent a barrier in Coronado because as a built-out community, Coronado’s infrastructure is built out and in place. Therefore, the high development costs often associated with installing infrastructure systems in other communities are not found in Coronado.

1. Electricity and Natural Gas
The City of Coronado receives gas and electricity services from the San Diego Gas and Electric Company (SDG&E).

The service provider committed to increased sustainability methods in 2020 to ensure reliable service is available to all communities. Approximately 40% of the electricity SDG&E provides comes from renewable sources, such as solar and wind – exceeding California’s mandate to have 33% renewable energy by 2020.

In the last quarter of 2020, SDG&E served an average of 8,285 residential customers for electricity services with an average total of 5,688,560 Watthour (Wh) and 685 Wh per customer. Similarly, in the same quarter, SDG&E provided gas services to an average of 6,270 residential customers, providing an average total of 252,589 Therms and 40.3 Therms per customer. SDG&E has adequate capacity to provide utility service to increased residential customers, specifically, 912 additional households over the 2021-2029 planning period.

2. Water Supply and Wastewater Capacity
Among the municipal services that the City of Coronado provides are the functions of water, wastewater, and clean water (stormwater pollution prevention).

Water Supply
The Coronado Water system is served by treated surface water purchased from the City of San Diego. The City of San Diego receives around 90 percent of its raw surface water from the San Diego County Water Authority (SDCWA), the remaining water is supplied by local reserves. The SDCWA receives the majority of its water supply from the Metropolitan Water District of Southern California (MWDSC), which has two main water sources: the Colorado River and the Sacramento River Delta.

The City of San Diego has three water treatment plants that treat its available raw water supplies. The Coronado System receives its drinking water from only two of the City’s three water treatment plants (WTPs): Alvarado and Otay.4 California American Water (CAW) is the service provider for the City of Coronado; CAW provides water services to more than 690,000 people nationwide. The CAW serves an average of 80 million gallons per day (MGD) to the San Diego Region. CAW’s services can accommodate an increased growth of 912 housing units over the 2021 to 2029 planning period.

Sewer Area and Sewer System
The City of Coronado is located on a peninsula on the western side of San Diego Bay. The City serves a population of approximately 26,500 customers within a 13.5 square mile area. The City’s wastewater collection system consists of approximately 45 miles of gravity and pressurized pipelines, approximately 750 manholes, and sixteen (16) pump stations. On average, the City, which is considered built-out, transfers approximately 3.2 million gallons per day (MGD) of sewage, including sewage flows from the Naval Amphibious Base (NAB) and the Naval Air Station North Island (NASNI). Although NAB and NASNI own and operate independent sewage facilities, they contract with the City 4 2019 Annual Water Quality Report, Coronado, California American Water.

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to convey the flows through the City’s system to the Transbay Pump Station from where it is pumped to the City of San Diego’s Metropolitan wastewater collection system and conveyed to the Point Loma Wastewater Treatment Plant.5
The goal of the City is to provide safe, effective, and efficient operation of the City’s wastewater collection and conveyance system through:
• Proper management, operation, and maintenance of all parts of the system; • Reduced occurrences of, and potential for, SSOs;
• An effective Fats, Oils, and Grease Control Program;
• Assurance of adequate capacity to convey peak wastewater flows; • A current long-range planning and improvement plan;
• Compliance with all regulatory requirements;
• Protection of the public’s health and safety;
• Effective public information and education efforts; and • Protection of the environment.

3. Operations and Maintenance
The City is committed to a regular sanitary sewer system maintenance program. To minimize and prevent system blockages and preserve and extend the useful life of the sanitary sewer system, the City’s Preventive Maintenance Program primarily includes scheduled maintenance of wastewater facilities including sewer pump stations and wet wells, and the routine cleaning of the wastewater collection system pipelines.

4. Stormwater Management
The Storm Water Division is responsible for implementing and enforcing the National Pollution Distribution Elimination System (NPDES) and monitoring the City’s stormwater. The division operates and maintains specific policies and procedures designed to improve water quality within the City. Several key components of Coronado’s program include:
• Development Construction Project Review/Approval - Storm Water related; • Structural maintenance (storm drain line cleaning, storm pump stations, nuisance, and first rain flush diverter cleaning and inspection, and video inspection); • Water quality monitoring;
• Street Sweeping;
• Commercial business inspections (gas stations and restaurants, etc.); • Construction site inspections (perimeter control, material storage, discharges, general housekeeping); • Municipal site inspections;
• Special investigations (illicit connections, illegal discharges, irrigation runoff); • Education (municipal staff, residents, contractors, and businesses); • Public Participation (beach and bay clean-ups); and
• Monitoring of residential areas (irrigation runoff, prohibited discharges). 5 City of Coronado, Sewer System Management Plan, 2009.

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5. Fire and Emergency Services
The City of Coronado’s Fire Department’s mission is to maintain a highly trained, professional organization providing excellent service to our community, region, state, and each other through duty, honor, respect, and family. The purpose of the department is to accomplish the following goals:
• To ensure fiscal responsibility while delivering the highest level of customer service possible. • To foster and maintain an atmosphere of mutual cooperation throughout the community. • To eliminate future fire hazards and ensure access and firefighting capabilities through planning, code enforcement, and plan checks.
• To respond quickly to and extinguish fires to minimize the loss of life, damage to property, and economic impact upon the community.
• To provide the best available emergency medical support and transport system to the residents and visitors of Coronado.
• To ensure that the City and its residents are prepared to effectively respond to major disasters by providing information and education in the areas of fire safety and emergency preparedness. • To provide prompt and courteous responses to public calls for service and fire hazard complaints. • To provide assistance and rescue operations to swimmers and boaters in the ocean and bay. Provide beach visitors with safety information related to beach and surf conditions.

The department achieves these goals through fire administration, operations and training, Emergency Medical Services, fire prevention and public education, and emergency preparedness.

6. Fire Division
The Fire Prevention and Education program is responsible for enforcing rules and regulations for the prevention/control of fires and fire hazards and for enforcing laws and codes governing the use, handling, transportation, and disposal of hazardous materials. The program oversees the investigation of incidents to determine the cause, origin, and circumstances involving fires and unauthorized releases of hazardous materials.

This program is also responsible for educating the public in Fire Prevention awareness, and Life and Fire Safety.

The Operations program is responsible for the application and oversight of all hazardous service delivery to the community for both emergency and non-emergency activities. The Department maintains two fire stations, located at 1001 6th Street (Fire Station 36) and 101 Grand Caribe Causeway (Fire Station 37). Each station is staffed with a Chief, one engineer, and at least two firefighters/paramedics. The stationsrespond and provide life-safety protection throughout the City. The City maintains one truck company, one engine company, and a paramedic emergency transport unit led by a Battalion Chief, completing the 24-hour emergency response capabilities. Additionally, the department participates in a robust mutual aid system in the region to ensure the response of additional resources as needed.

In 2019 the Department conducted 357 inspections, responded to 1,646 rescue and/or emergency medical incidents, and a total of 2,255 incidents. The Department is strategically employed and serves the entirety of the community, and additional housing within the City would not pose a constraint on the existing fire services.

7. Emergency Medical Services
The Coronado Fire Department employs trained paramedics and firefighters who are cross trained to ensure they can handle a variety of emergencies. There are currently 19 paramedics in the Fire Department. They operate out of the main fire station on Sixth Street and the fire station in the Cays. Paramedic training includes Advanced Life Support (ALS) training, which enables them to provide lifesaving care on-site, including initial treatment for heart attacks and medication administration. Each paramedic in the department is also a trained firefighter, which enables them to assist in any emergency situation.

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As each paramedic is also trained to fight fires, each firefighter is an emergency medical technician (EMT). EMTs are trained in basic life support. The goal of EMTs is to quickly evaluate a patient’s condition and to maintain a patient’s breathing and circulation, control external bleeding, prevent shock, and prevent further injury by immobilizing potential spinal or bone fractures.

8. Beach Lifeguards
The Coronado Lifeguard Services operates under the City’s Fire Department. Coronado Lifeguard staff are certified by the United States Lifesaving Association (USLA) as an “Advanced Lifeguard Agency” in national training and equipment standards. The Lifeguard Services faction handles several community organizations, such as the City’s Jr.

Lifeguard Program, and routinely monitors water quality in Coronado. The Lifeguard Department employs one Lifeguard Captain, two Lifeguard Sergeants, and four Beach lifeguards who monitor beach safety and emergencies.

9. Disaster Preparedness
The Disaster Preparedness Division educates and prepares City staff and the community for major emergencies and disasters. The Division maintains the City’s Emergency Operations Plan and hazard-specific annexes, as well as ensures City employees receive basic training as emergency response workers.

The City of Coronado’s Fire and Emergency Services are provided strategically within the built-out coastal community. The creation of additional housing during the 6th Planning Cycle would affect density, population, and traffic; however, there is adequate time for emergency services to respond to changing service demands. The future development of additional housing or increased densities in the City would not cause an increased burden on the City’s Fire Department that could not be addressed during the planning cycle.

10. Police Services
The City of Coronado’s Police Department’s mission is to provide superior public safety services to enhance the quality of life for the community. Members of the Coronado Police Department are dedicated to accomplishing this mission by maintaining public peace and order through fair and impartial enforcement of law and superior police service, fostering an environment of cooperation and trust within our organization and the community, conducting public business efficiently and effectively, challenging the future with a spirit of optimism and innovation, and valuing their employees as their most important resource. The department employs 67 paid staff and uses 40 civilian volunteers for the Senior Volunteer Patrol agency.

The Chief of Police is responsible for administering and managing the Coronado Police Department. There are two divisions in the Police Department as follows:
• Support Services - The Support Services Division consists of the Investigations Unit, Community Relations & Training, Finance, Dispatch, Records, Professional Standards, Facility Management, School Resource Officers, and the Senior Volunteer Program.
• Field Services - The Field Services Division consists of Uniformed Patrol and Traffic, Parking, Animal Services, and Special Events.

The City of Coronado’s Police Services are provided strategically within the built-out coastal community. It is not anticipated that any new police facilities would be required as a result of development on housing sites facilitated by the Housing Element. Therefore, this does not place a constraint on development. In fact, the current Police station in the City is one of the identified Opportunity Sites that would involve redeveloping the property to include housing units.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-40
D. Environmental Constraints
A community’s environmental setting affects the feasibility and cost of developing housing. Environmental issues range from the conservation of biological resources to the suitability of land for development due to potential exposure to seismic, flooding, wildfire, and other hazards. This section summarizes these potential constraints in the City of Coronado.

1. General Environmental Setting
The City of Coronado lies on a peninsula, about 9.5 miles long, that partially encloses San Diego Bay. Regional access to the site is via State Route 75 (SR-75 or Silver Strand Boulevard), which crosses San Diego Bay at the San DiegoCoronado Bridge and intersects Interstate 5 (I-5) in the City of San Diego 2.6 miles northeast. The City of Coronado is a substantially developed city with little, if any, vacant land available for development.

Due to its geographic location, the City of Coronado is susceptible to a variety of both man-made and natural disasters and emergencies. Emergencies may occur individually or in combination with others. They may vary in degree of predictability, suddenness, and severity. Like most Southern California coastal cities, Coronado is at high risk of drought, earthquakes, seiches, tsunamis, flooding, and severe storm conditions.6 Both the City’s geology and its topology affect Coronado’s development potential. The City of Coronado is a peninsula bounded by the Pacific Ocean and San Diego Bay, with extensive portions either beach or sensitive habitat on Federal or State lands. The City is predominantly flat, with its highest points at about 40 feet above sea level.

Three Naval bases occupy the Federal lands, and the State lands host various public or private recreational uses controlled by the San Diego Unified Port District, the State Lands Commission, or the California Parks Service. Naval Air Station North Island contains an airfield whose runway ends near the City’s western residential neighborhoods, thereby restricting how they can be re-developed. Active earthquake faults cross the City, and soils that are susceptible to liquefaction and a high water table further constrain development in areas of the community.

Moreover, only one road up the peninsula and one bridge across the bay (both SR-75) provide traffic links to the rest of the region. Portions of SR-75 are occasionally highly congested and can be disrupted by disasters or emergencies.

These environmental constraints limit the possible expansion and densification of the City.

The City lists the following goals for disaster preparedness:
• Maintenance of a timely, well-prepared, and well-coordinated response plan that will minimize potential damage to life, property, and the environment, resulting from natural and man-made disasters. • Centralized emergency and disaster preparedness management that provides for clear authority, direction, and communication during emergencies and disasters. • An informed community that knows how it could be affected by a disaster and is motivated to learn how to prepare for one.
• A prepared community and trained emergency management team that can work together during disaster operations for safe and effective response and recovery.

Below are the types of natural disasters that may affect the community of Coronado as well as may create a constraint to the development of housing within the City.

2. Geologic and Seismic Hazards
Faults, Landslides, earthquakes, and land subsidence are examples of geologic hazards that could endanger a community, all of which can pose threats to life and property. Geologic faults determine and impact many other geologic hazards that may affect Coronado. Ground failures such as liquefaction, lateral spreading, differential settlement, and subsidence are additional possible hazards for Coronado. In particular, earthquake-triggered 1 City of Coronado, Disaster Preparedness Element.

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City of Coronado
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Section 3. Housing Constraints Page 3-41
differential settlement or lateral spreading due to liquefaction can be expected in areas of hydraulic fill along the margins of San Diego Bay.

Earthquakes have long been viewed as a significant hazard in California, though San Diego has historically been considered a lower-risk area.
7 The design and construction of any future proposed projects are required to be in compliance with the seismic safety standards set forth in the most current California Building Code (CBC) in effect at the time grading and building permits are obtained. In general, compliance with the CBC would include the incorporation of: (1) seismic safety features to minimize the potential for significant effects as a result of earthquakes; (2) proper building footings and foundations; and (3) construction of the building structure so that it would withstand the effects of strong ground shaking. Proper engineering and design, along with mandatory compliance with the Uniform Building Code and CBC guidelines would minimize the risk of structural collapse and the risk to life and property from potential ground motion within the project area.

The project area is in the Silver Strand section of the Rose Canyon Fault Zone (RCFZ). The RCFZ is a right-lateral, strike-slip fault running in a north-south direction through San Diego County resting beneath the heart of San Diego.

According to the San Diego Earthquake Planning Scenario Report, produced in 2020, excavations along Morena Boulevard (Rockwell et al. 1991) uncovered evidence of a series of major historic ruptures along the RCFZ in the Holocene Period. These findings, historic seismicity, and geomorphic features led the California Geologic Survey (CGS) to declare the fault zone active and to establish Alquist-Priolo Earthquake Fault Zones from La Jolla south and in downtown San Diego. The same report noted that the RCFZ consists of a system of crustal, right-lateral, strike-slip faults and diverging strands that pass under the airport, Seaport Village, Convention Center, and Tenth Avenue Marine Terminal areas of downtown San Diego and cross the San Diego Bay through Coronado and under the Coronado Bridge. Specific risks associated with the RCFZ according to the report’s scenario and methodology can be found on pages 13 to 25. Additional geologic and seismic hazards are detailed in Section K of the City’s General Plan.

The City’s Community Development Department (Building Division) enforces earthquake building code standards.

Additionally, all City projects are subjected to an environmental assessment initial report which provides site-specific information on existing natural hazards and other environmental concerns. The City’s zoning ordinances and the CBC support mitigation efforts through the enforcement of earthquake standards.

Coronado recently adopted the 2022 CBC to ensure compliance with state requirements and the City’s Community Development Department, in its review of applications for building permits, follows the “Recommended Lateral Force Requirements and Commentary’’ prepared by the Structural Engineers Association of California to assure the structural integrity of buildings. Additionally, Caltrans retrofitted approximately 270 of the highest-risk stateoperated structures in San Diego as a part of a statewide retrofit program, including the Coronado Bridge. The City’s Emergency Management report also identifies the following actions and objectives for mitigating the risks associated with geologic and seismic hazards:
o Develop a comprehensive approach to reducing the possibility of damage and losses due to geological hazards.
o Maintain the quality of infrastructure and construction that exists in fault zones. o Ensure all development in fault zones avoids or withstands geological hazards. o Protect existing assets with the highest relative vulnerability from the effects of geological hazards.
o Confirm building standards for new and existing buildings for geological hazards. o Address identified data limitations regarding the lack of information about the relative vulnerability of assets from earthquakes (e.g., data on structure/building types, reinforcements, etc.).
2 San Diego County, Earthquake Planning Scenario, 2020.

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City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-42
While geologic and seismic hazards are present in the City, proper mitigation and action are taken by the City to reduce risks associated with such hazards, therefore, they are not considered a constraint to the development of housing within the City.

3. Flooding
Flooding in the City of Coronado is associated with its proximity to the ocean. Because of its location between the Pacific Ocean and San Diego Bay, and its low topography, Coronado is susceptible to damage from tsunamis and seiches. Tsunamis, or seismic sea waves, are oceanic waves that are generated by earthquakes, submarine, or shoreline volcanic eruptions, large submarine, or shoreline landslides, or even meteorites. Seiches are similar waves in enclosed bodies of water such as bays generated by the same phenomena as tsunamis or by-passing atmospheric disturbances.

According to the City’s Safety Element, the geometry of the area’s coastline, and the region’s sea-floor ridges, canyons, and off-shore islands shield Coronado’s oceanfront from a tsunami generated far off-shore. Seiches are not known to have caused damage beyond San Diego Bay’s shoreline, but the historic record for the San Diego region is too short to be conclusive for either tsunamis or seiches. The Safety Element also designates both shoreline erosion and sea level rise as potential risks for the City of Coronado, and according to the report recommends that coastal planners and engineers use at least the past century’s pace of sea-level rise for planning periods up to about 25 years.

According to the City’s Emergency Operation Plan, coastal storms and flooding have the potential to cause losses as the City is surrounded by water. Flooding risks within the City of Coronado are primarily related to sea level rise, tsunamis, and coastal erosion. While these hazards have associated risks, the City has not experienced any. The City’s Emergency Management report identifies the following actions and objectives for mitigating the risks associated with flooding:
o Develop a comprehensive approach to reducing the possibility of damage and losses due to floods.
o Investigate methods to enhance survivability in low-lying areas. o Purchase/maintain equipment for water removal in areas prone to flooding. o Maintain infrastructure in known flood areas.
o Continue to participate in the National Flood Insurance Program and review applications for conformance with NFIP standards. Periodically review City compliance with NFIP requirements, as resources become available.
o Coordinate with and support existing efforts to mitigate floods (e.g., US Army Corps of Engineers, US Bureau of Reclamation, California Department of Water Resources). o Make contacts and develop a network during EOC exercises.

In addition to FEMA regulations, the City of Coronado Municipal Code Title 68, Floodplain Management Ordinance, also addresses methods of reducing flood losses in special flood hazard areas in the City. Specifically, Section

68.50.060, Coastal High Hazard Areas, identifies certain standards required for projects within coastal high hazard areas. Compliance with both the FEMA guidelines and the City of Coronado Municipal Code Title 68, Floodplain Management Ordinance would be required for any future development related to the project.

4. Fire Hazards
Nearly all cities are at risk for some type of fire hazard, these may include wildfire, urban fires, and fires on the wildland-urban interface. The topography in the area is generally level and near sea level and lacks wildland vegetation that would exacerbate wildfire risk. As a totally developed urban peninsula surrounded by the Pacific Ocean and San Diego Bay, wildfires are of little concern in the vicinity of the proposed project. The project site is not located within a State Responsibility Area or a very high fire hazard severity zone. However, there is some minor, Attachment 3
City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-43
sparse native vegetation on the Silver Strand portion of the peninsula that is susceptible to brush fires, and some of this brush is near Navy housing areas and the Coronado Cays residential development.

According to the City’s Safety Element, the primary fire hazard in Coronado is that of a densely developed urban or suburban area where fire spreads directly from one structure to another nearby one. Therefore, maintaining separation between such structures, requiring fire-resistant construction materials and design, and assuring adequate firefighting access through streets and alleys is of great importance to the community.

Additionally, as specified in the City’s Emergency Operations Plan, the City’s zoning ordinances and the California Building Code support mitigation efforts through the enforcement of fire codes. Other city regulations help mitigate potential hazards through several code enforcements such as installation of water systems of adequate size and pressure for firefighting and ensuring adequate roadway widths for emergency vehicle access. The City has adopted the most recent California Fire Code.

5. Biological Resources
Though the Opportunity Sites identified consist of developed and previously disturbed land, and does not support any candidate, sensitive, or special status species, it is possible that mature trees within the area could serve as nesting sites for birds protected by the Migratory Bird Treaty Act. As such, construction activities performed during the nesting bird season (February 15 through August 31) must avoid any active nests to comply with the Migratory Bird Treaty Act.

6. Air Quality
The project is located within the San Diego Air Basin (SDAB). The San Diego Air Pollution Control District (SDAPCD) manages air quality in the SDAB. Air quality plans applicable to the SDAB include the San Diego Regional Air Quality Strategy (RAQS), addressing state requirements, and applicable portions of the California State Implementation Plan (SIP), addressing federal requirements. The RAQS and SIP outline the SDAPCD’s plans and control measures designed to attain state and federal air quality standards. The RAQS and SIP were most recently updated in 2022.

The RAQS and SIP rely on San Diego Association of Governments (SANDAG) growth projections, which are based in part on City and County general plans. As such, projects that propose development consistent with the growth anticipated by the applicable general plan(s) are consistent with the RAQS and applicable portions of the SIP. In the event that a project proposes development which is less dense than anticipated within the General Plan, the project would be consistent. If a project proposes development that is greater than that anticipated in the local plan and SANDAG’s growth projections, the project might be in conflict with the SIP and RAQS and may contribute to a potentially significant cumulative impact on air quality.

7. Cultural Resources
The City of Coronado recognizes that there are unique and valuable resources within the community that reflect the City's cultural and historical heritage and enhance community character. Contributing factors to the historical significance of the City is found in its architecture. The City of Coronado has incorporated a Historic Preservation Element into the General Plan in an effort to develop awareness of the City’s Historic Resources and encourage retention of these resources. The City also has adopted a Historic Preservation Ordinance to implement the policies contained within the Preservation Element. The Coronado Historic Preservation Program is intended to respond to the needs of the community, and to assist in enriching the community environment with reference to its past, present, and future.

The City encourages the conservation and identification of native Californian cultural sites, sacred places, and burial sites as well as places of historical and cultural significance. Chapter 84.10 of the Coronado Municipal Code is a citywide historic preservation ordinance with policies that incentivize preservation, maintenance, and rehabilitation of sites with proven historical or cultural significance as part of the City’s Historic Preservation Program.

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2021-2029 Housing Element
Section 3. Housing Constraints Page 3-44

8. Tribal Cultural Resources
Tribal cultural resources are sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a tribe that is listed, or determined to be eligible for listing, in the national, state, or local register of historical resources. Additionally, a tribal cultural resource may also be a resource that the lead agency determines, at its discretion, is a tribal cultural resource. While cultural resources are generally defined as traces of human occupation and activity that include prehistoric and historic archaeological sites, districts, and objects; standing historic structures buildings, districts, and objects; and locations of important historic events of sites of traditional and/or cultural importance to various groups, tribal cultural resources could include intangible resources that provide cultural value to a tribe.

The following California Native American tribes are traditionally and culturally affiliated with the geographic area of the project: Barona Group of the Capitan Grande (Mesa Grande Band of Diegueño Mission Indians), Campo Band of Diegueño Mission Indians, Iipay Nation of Santa Ysabel, Ewiiaapaayp Band of Kumeyaay Indians, Inaja-Cosmit Band of Indians, Jamul Indian Village, Kumeyaay Cultural Repatriation Committee, Kwaaymii Laguna Band of Mission Indians, La Posta Band of Diegueño Mission Indians, Manzanita Band of Kumeyaay Nation, Sycuan Band of the Kumeyaay Nation, and Viejas Band of Kumeyaay Indians.

If tribal cultural resources are identified within a project site, impacts must be avoided or mitigated to the extent feasible. Participation of the local Native American community is crucial to the effective identification and protection of cultural resources within the City.

9. Climate Change
Certain gases in Earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining Earth’s surface temperature. A portion of the solar radiation that enters Earth’s atmosphere is absorbed by Earth’s surface, and a smaller portion of this radiation is reflected back toward space. Infrared radiation is absorbed by GHGs; as a result, infrared radiation released from Earth that otherwise would have escaped back into space is instead “trapped,” resulting in a warming of the atmosphere. This phenomenon, known as the “greenhouse effect,” is responsible for maintaining a habitable climate on Earth. GHGs are present in the atmosphere naturally, are released by natural sources and anthropogenic sources, and are formed from secondary reactions taking place in the atmosphere. GHGs that are widely accepted as the principal contributors to human-induced global climate change that are relevant to the project include carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O).

The City has adopted the City of Coronado Climate Action Plan (CAP) which will help the City support the State’s GHG reduction targets and lessen the effects of global climate change. Specifically, the City’s 2030 emissions-reduction target presented in this CAP is consistent with larger statewide efforts established by Senate Bill (SB) 32, the California Global Warming Solutions Act. The CAP includes a variety of regulatory, incentive-based, and outreach/education-based strategies that could reduce emissions from both existing and new development in the City. Several of these CAP strategies build on existing City programs, whereas others provide new opportunities to address climate change. Statewide GHG reduction legislation, regulations, and programs would have a substantial impact on future GHG emissions. Adopted local strategies would supplement these State programs and achieve additional GHG emissions reductions. Both are necessary to meet 2030 reduction targets. Successful implementation of the local strategies would rely on the combined participation of City staff, along with residents, businesses, and community leaders.

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City of Coronado
2021-2029 Housing Element
Section 3. Housing Constraints Page 3-45
E. Reductions to Constraints
To address the constraints identified in this Section, as well as those identified by developers through the outreach process, the City has identified several initiatives that include the following programs from Section 8: Housing Plan, included in this Housing Element:

Constraints identified by Developers:
• Program H-1.A. Accessory Dwelling Units (ADUs)
• Program H-1.B: Technical Assistance to Developers
• Program H-1.F: General Plan Update Program
• Program H-2.B: Local Funding for Affordable Housing
• Program H-2.H: Assist with the Development of Affordable Housing • Program H-3.A: Assistance to Extremely Low-Income Households • Program H-5.A. Streamline Processes
Constraints identified in this Housing Constraints Section:
o Program H-1.A. Accessory Dwelling Units (ADUs)
o Program H-1.B: Technical Assistance to Developers
o Program H-1.E. Track Navy Housing Development
o Program H-1.F: General Plan Update Program
o Program H-2.H. Assist with the Development of Affordable Housing o Program H-2.I Advertise Available Resources
o Program H-2.J Faith Based Properties
o Program H-2.K. Amend Density Bonus Ordinance
o Program H-2.L. Housing Choices
o Program H-3.A. Assistance to Extremely Low-Income Households o Program H-3.B. Housing Opportunities for Persons with Special Needs o Program H-5.A. Streamline Processes
o Program H-5.B. Supportive Housing and Low Barrier Navigation Centers o Program H-5.C. Availability of Housing-Related Policies and Regulations o Program H-5.E. Update Farmworker and Employee Housing Zoning o Program H-5.G. Definition of Family
o Program H-5.I. Manufactured Homes
o Program H-5.J Adopt Sb 35 Streamlining Written Procedures As part of this effort, the City will follow the Housing Plan and collaborate with housing providers and stakeholders to help mitigate housing constraints in the City. The summary of programs can be found in Section 8: Housing Plan.

Attachment 3
Section 4: Housing Resources and
Opportunities
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-1 Section 4: Housing Resources and Opportunities This section of the Housing Element provides an overview of the resources available to the City to meet its Regional Housing Needs Allocation (RHNA).

A. Regional Housing Needs Allocation
The RHNA Allocation for the City of Coronado and the 6th Cycle Housing Element requires a plan to accommodate the development of 912 new housing units within the projection period (2021 – 2029). The City’s RHNA Allocation split among HUD identified income categories is as follows:
• Very Low Income: 312 units
• Low Income: 169 units
• Moderate-Income: 159 units
• Above-Moderate Income: 272 units
Residential Sites Inventory
Section 7: Adequate Sites Inventory Analysis and Methodology of the Housing Element includes the required site analysis tables and site information for the vacant and non-vacant properties to meet the City’s RHNA need through the 2021-2029 planning period. The following discussions summarize the City’s site inventory and the City’s past experience in redeveloping non-vacant sites.

Above Moderate- and Moderate-Income Sites
The City anticipates that growth to meet the moderate and above moderate-income need will occur through the development of new units, the development of ADUs, and the conversion of Carriage Houses.

Table 4-1 below shows that 183 moderate income and 266 above moderate income primary dwelling units can be accommodated. In addition to primary dwelling units, there is capacity for ADUs and JADUs to be developed on existing residential lots. It is anticipated that an additional 195 total units can be accommodated through the development of ADUs throughout the community during the 6th Cycle (2021-2029), 25 of which have been identified for moderate income households and 53 have been identified for above moderate income households. It is also anticipated that an additional 103 Carriage Houses will be converted to units, with 31 for above moderate income households. Table 4-1 below identifies the total assumptions to accommodate moderate and above moderate housing growth in Coronado.

Table 4-1: Summary of Sites to Accommodate Moderate and Above Moderate-Income Units Sites Identified Moderate Income Above Moderate Income
Site 3 – 1224 10th St. 0 units 8 units
Site 4 – 1001 C. Ave. 0 units 8 units
Site 5 – 150 B. Ave. 0 units 43 units
Site 6 – 149 A Ave. 0 units 23 units
Site 7 – 1515 2nd St. 55 units 100 units
Site 9 – 201 6th St. 34 units 0 units
Site 10 – 3632 Tulagi Rd. 69 units 0 units
Accessory Dwelling Units 25 units 53 units
Carriage Houses 0 units 31 units
Total 183 units 266 units
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-2 Reasonable Capacity Assumptions
The City’s methodology developed to determine the site capacity for the moderate and above moderate-income sites is detailed in Section 7: Adequate Sites Inventory Analysis and Methodology of this Housing Element.

Development of Non-Vacant Sites and Converting to Residential Uses The City has identified non-vacant sites to accommodate residential development to meet the 6th Cycle RHNA. An Analysis of non-vacant sites and existing use is detailed in Section 7: Adequate Sites Inventory Analysis and Methodology of this Housing Element.

Existing Uses on Identified Candidate Sites
Section 7: Adequate Sites Inventory Analysis and Methodology of this Housing Element details the known existing uses on the candidate housing sites identified to meet the City’s RHNA. For residentially zoned sites, existing residential units were netted out of the potential development yield to ensure that the sites identified had the potential to develop at least one additional dwelling unit.

Accessory Dwelling Units
Pursuant to California Government Code, Section 65583.1, and in coordination with HCD, the City will credit a total of 195 units during the 6th Cycle period toward its RHNA requirement through the potential development of accessory dwelling units utilizing Program H-1.A. Accessory Dwelling Units (ADUs) found in Section 8: Housing Plan.

As detailed further in this section as well as in Section 7: Adequate Sites Inventory Analysis and Methodology, the City anticipates a total of 195 ADUs to be developed during the 6th Cycle Planning Period, with 25 of these units planned as moderate and 53 planned as above moderate.

Carriage House Conversion
The City has identified 129 Carriage Houses within the City and proposes Program H-4.A. Carriage House Program to provide incentives to add kitchen facilities to at least 80% of the existing permitted carriage houses, or a total of 103 units (essentially converting these units to ADUs that meet the US Census definition of a residential unit), during the 6th cycle to help the City meet their RHNA. Of the 103 units anticipated for conversion, the City has identified 31 as above moderate. Additional discussion of the Carriage House Conversion can be found further in this Section as well as in Section 7: Adequate Sites Inventory Analysis and Methodology.

Sites Suitable for Lower Income Housing
The City of Coronado has an RHNA need of 312 very-low income units and 169 low-income units.

Credits Towards the 2021-2029 RHNA
The 6th Cycle RHNA projection period for Coronado is between April 15, 2021, and April 15, 2029. All development that is currently entitled, and/or under construction, or within the approval process during this period may be counted towards meeting the City’s 6th Cycle RHNA need.

Analysis of the City’s Existing Capacity and Zoning
Table 4-2 below shows the net available capacity on parcels with the ability to be redeveloped during the planning period to accommodate the low and very low income units:

Table 4-2: Summary of Sites to Accommodate Low and Very Low-Income Units Sites Identified Low and Very Low-Income Units
Site 1 - 919 C Avenue 19 units
Site 2 - 517 Orange Ave. 3 units
Site 3 - 1224 10th Street 3 units
Site 4 - 1001 C. Ave 3 units
Site 5 - 150 B. Ave. 15 units
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2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-3 Site 6 - 1515 2nd Street. 15 units
Site 7 - 149 A. Ave. 12 units
Site 8 - 700 Orange Ave. 47 units
Site 9 - 201 6th Street 67 units
Site 10 - 3632 Tulagi Rd. 305 units
Accessory Dwelling Units 117 units
Carriage Houses 72 units
Total 678 units

Reasonable Capacity Assumptions
In addition to the previously noted (Moderate and Above Moderate Reasonable Capacity Assumptions) consideration for capacity calculation, Low and Very Low-Income sites must meet an additional Sizing Criterion. Per HCD Guidance, sites between 0.5 acres and 10 acres are considered realistic for Low and Very Low-Income development and redevelopment.

The City of Coronado is a built-out community, where parcels smaller than .5 acres are regularly developed for both residential and commercial uses. Reasonable capacity was calculated based on several factors including:
• parcel size (0.5 – 10 acres)
• existing zoning requirements
• historical classification of the property
• existing on-site improvements

Development of Multifamily Units
The City also has a history of developing high-density, large-scale multifamily housing units, as evidenced by the following projects:
• Broadstone Apartments:
o Total units: 549
• The Shores Condominiums:
o Total Units: 1,500
Analysis of Non-Vacant Parcels
Coronado does meet the 50% HCD threshold for accommodating lower income RHNA allocation on vacant land.

A propensity for redevelopment analysis was conducted for all non-vacant parcels that met the criteria for low and very low sites, the analysis is detailed in Section 7 of this Housing Element.

Accessory Dwelling Units
One of the proposed methods for meeting the City’s RHNA at all income levels is through the production of accessory dwelling units (ADUs). Several State Assembly and Senate Bills were passed in 2018 and 2019 that promote the development of ADUs and remove barriers that may inhibit their development within communities. The following is a summary of those bills:
• AB 68 and 881
o Prohibit minimum lot size requirements
o Cap setback requirements at 4’, increasing the size and location opportunities for ADUs o Prohibit the application of lot coverage, FAR, or open space requirements that would prevent an 800-square foot from being developed on a lot
o Remove the need for replacement parking when converting an existing garage to an ADU Attachment 3
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-4 o Limit local discretion in establishing minimum and maximum unit size requirements o Mandate a 60-day review period for ADU applications through a non-discretionary process • SB 13
o Prohibit owner-occupancy requirements for 5 years
o Reduce impact fees applicable to ADUs
o Provide a program for homeowners to delay compliance with certain building code requirements that do not relate to health and safety
• AB 670
o Prohibits Homeowner’s Associations (HOAs) from barring ADUs These bills, as well as other significant legislation relating to ADUs, create a development environment that is likely to increase the number of ADUs developed within Coronado over the 2021-2029 planning period. Coronado, with a large proportion of single-family residential properties (many on larger lots), is well-oriented for the development of ADUs. As detailed in Section 8: Housing Plan, the City will implement Program H-1.A: Accessory Dwelling Units (ADUs) to encourage the development of 195 ADUs at very low, low, moderate, and above moderate income levels during the 6th Cycle Planning Period. Specific action to be taken by the City include:
• Adding a dedicated webpage to the City’s housing website that identifies the incentives for ADUs, including affordable ADUs;
• Making print materials available at the Community Development Department Counter; • Waiving parking requirements for ADUs with an extremely low or very low affordability covenant; • Expanding/extending fee waivers for ADUs with a low or moderate affordability covenant beyond State law; and
• Annually monitoring ADU permit approvals and adjusting policies to bolster efforts as needed.

The City anticipates a total of 195 ADUs to be developed during the 6th Cycle Planning Period.

Accessory Dwelling Unit Capacity Calculations
Taking the average ADU development from 2018-2020 and extrapolating for the 8-year planning period is a strategy endorsed by HCD. Additionally, to facilitate the development of ADUs available for lower income households, the City has developed relevant policies and programs (see Section 4). For the purposes of this projection exercise, the City assumes a percentage of ADUs develop affordably based on ADU Affordability Assumptions produced by the Southern California Association of Governments (SCAG). SCAG conducted an analysis that consisted of the following steps:
• Calculating maximum rent limits for RHNA income categories for one-person and two-person households by county
• Conduct a survey of rents for ADUs in the SCAG region • Use survey data to determine the proportion of ADUs within each income category • Create an assumption of how many persons will occupy each ADU, finalize the proportions Although SANDAG has not conducted the same analysis, the City utilized similar institutional and local anecdotal evidence in conjunction with guidance provided by State HCD, to project that 60% of the 195 projected ADUs will be available at lower income leasing rates. This equates to 117 ADUs.

Carriage Houses One of the City’s proposed methods for meeting the City’s RHNA at all income levels is through the conversion of existing Carriage Houses. Carriage Houses are small apartments above a detached garage. Carriage Houses are very similar to ADUs with the exception that they do not feature kitchen facilities. To meet the US Census definition of a Attachment 3
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-5 residential unit, units must feature kitchen facilities. The expense of adding kitchen facilities to an existing space is more cost-effective than building a residential unit.

The City conducted a study of existing Carriage Houses in November 2020. A total of 117 Carriage Houses were noted at this time. The City confirmed that an additional 3 Carriage Houses have been built since Nov. 2020, with another 9 currently going through the permitting process or under construction. This brings the total number of Carriage Houses within the City to 129. The City anticipates 80% of the existing Carriage Houses will convert, equating to 103 units. The City estimates (under guidance from State HCD), that 70% of the 103 units, equating to 72 units, will be available at lower income levels with the implementation of Program H-4.A. Carriage House Program. The specific actions to implement this program include:
• Waiving fees to help incentivize the addition of a kitchen to the existing carriage houses with a low or moderate income covenant;
• Eliminating parking requirement for conversion with a very low or low income covenant; • Encouraging the use of public transportation; and
• Annually monitoring conversions against goals and adjusting policies to bolster efforts as needed.

The City anticipates a total of 103 Carriage Houses to be converted during the 6th Cycle Planning Period.

Summary of Sites Selection
Sites identified to meet the City’s future housing needs were selected based on size, location, feasibility for redevelopment, and in consideration of state legislation. Analysis to identify realistic opportunities for redevelopment was conducted for all non-vacant parcels identified in this Housing Element (outline in Section 7).

This propensity analysis considered the following:
• Existence of developable areas on the parcel including surface parking lots and landscaped areas • Ownership of the parcel
• Signs of underdevelopment including existing improvement disrepair and existing/potential density misalignment
• Environmental constraints
• Neighborhood history of redevelopment
Adequacy of Sites for RHNA
The City has adequate capacity to accommodate its determined need of 912 units for the 6th Cycle Planning Period.

Table 4-3 below summarizes the development potential of the City.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-6 B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources. The City has access to the following funding sources:

Section 8 Housing Choice Voucher
The Section 8 Housing Choice Voucher program is a Federal government program to assist very low-income families, the elderly, and the disabled with rent subsidy payments in privately owned rental housing units. Section 8 participants can choose any housing that meets the requirements of the program and are not limited to units located within subsidized housing projects. They typically pay 30 to 40 percent of their income for rent and utilities. The County of San Diego administers Section 8 Housing Choice vouchers within the City of Coronado Housing Assistance Reserve (Fund)
To ensure that housing is provided for all economic segments of the population, Coronado adopted the Affordable Housing Assistance - Dedication strategy. The program establishes affordable housing requirements including the following:
• Reserve units for affordable
• Pay an in-lieu fee
Unit Reservation
If the developer or subdivider decides to reserve units, then a total of 20 percent of all units in the proposed development must be reserved. A unit or units reserved for rental must then be rented at or below the “Fair Market Rent” established by HUD to persons qualified for Section 8 Rent Subsidies by the County Housing Authority or to Lower Moderate Above
Moderate
Opportunity Sites 10 827 489 158 180
R-3 (Multiple Family Residential) 1 28 40 19 19 0 0
R-4 (Multiple Family Residential) 2 40 N/A 48 50 0 (2)
C (Commercial within OACSP) 3 N/A 40 80 21 0 59
RPCD (Residential - Planned
Community Development) 2 N/A 40 205 27 55 123
CU (Civic Use) 1 N/A 40 101 67 34 0
Federal Government Owned (US Navy) 1 N/A 40 374 305 69 0 Pipeline Sites 100 146 0 0 146
R-1A (Single Family Residential) 13 8 N/A 14 0 0 14
R-1A(BF) (Single Family Residential) 3 6 N/A 3 0 0 3
R-1A(CC-1) (Single Family Residential) 30 6 N/A 33 0 0 33 R-1A(CC-2) (Single Family Residential) 4 6.5 N/A 4 0 0 4 R-1A(CC-3) (Single Family Residential) 2 7 N/A 2 0 0 2
R-1A(E) (Single Family Residential) 10 8 N/A 11 0 0 11
R-1B (Single Family Residential) 15 12 N/A 19 0 0 19
R-3 (Multiple Family Residential) 14 28 N/A 38 0 0 38
R-3/P (Multiple Family Residential) 1 28 N/A 1 0 0 1
R-4 (Multiple Family Residential) 6 40 N/A 18 0 0 18
Custom Homes 1 N/A N/A 1 0 0 1
Village Residences 1 N/A N/A 2 0 0 2
Accessory Dwelling Unit Potential 195 117 25 53
Carriage House Conversion Program 103 72 0 31 1
All Opportunity Sites are zoned at or rezoned to R-4 (40 du/ac) with some planned for mixed-use.

Units
Current Zoning Site
Count
Max.

Density
(du/ac)
Realistic
Capacity
(Net Units)
Proposed
Rezone
Density1
Table 4-3: Summary of Sites Capacity
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-7 persons within very low- and low-income categories as established annually by HUD. A unit or units reserved for sale must be sold at affordable prices to persons within moderate income categories as established annually by HUD.

The unit or units reserved “for rental” or “for sale” may be at a location other than the subject development site so long as it is within the boundaries of the City of Coronado and maintained as affordable for a minimum period of time as determined by the Community Development Director and approved by the City Council.

In Lieu Fee
If the developer or subdivider chooses to make payment in lieu of unit reservation, the fee is determined by a fixed schedule reviewed and updated by the City. According to the 2018 Coronado Fee Schedule, the current in-lieu fee is set at $7,000 per unit. The amount is calculated to provide the developer or subdivider’s fair share contribution towards meeting the City’s affordable housing objective without placing an unreasonable financial burden on any applicant. As discussed in Program H-2.B: Local Funding for Affordable Housing, the City will revise the amount collected for in-lieu fees, with the purpose of increasing the overall fee beyond the current fee of $7,000.

Affordable Housing Fund
The in-lieu funds are separated from City funds for the purposes of affordable housing. The in-lieu funds may be invested in the same manner and at the same rate as allowed for City funds. If land use rights for real property to carry out the purposes of this title are not obtained within three years from the receipt of any in lieu funds, or the City has not, within 10 years from the receipt of in lieu funds committed the funds to a low or moderate income housing project, then the in lieu funds may be retained for the benefit of the City.

C. Infrastructure and Facilities
As a highly urbanized community, infrastructure facilities are available to serve development throughout Coronado.

All of the land designated for residential use is adequately served by sewer lines, water lines, storm drains, telephones, and electrical and gas lines. As an example, the Coronado Public Works Department provides sewer service and maintains 17 sewer pump stations. The system includes: 45 miles of underground sewer pipeline and on average, transfers 2.35 million gallons of sewage per day, including sewage from the Cays and all Navy bases.

D. Energy Usage and Conservation
The primary uses of energy in urban areas are for transportation, lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also several benefits associated with energy conservation including improved air quality and lower energy costs.

San Diego Gas & Electric (SDG&E) currently provides natural gas and electricity transmission and distribution infrastructure in San Diego County. SDG&E is regulated by the California Public Utilities Commission (CPUC), which is responsible for making sure utility customers have safe and reliable utility service.

Title 24 Title 24 of the California Administrative Code is a set of requirements for energy conservation, green design, construction maintenance, safety, and accessibility. Title 24 was published by the California Building Standards Code and applies to all buildings in California, not just state-owned buildings. Title 24 regulations and requirements are enforced when an applicant pulls a building permit for a proposed project and has plans reviewed or the building inspected.

The City of Coronado works to minimize its ecological footprint by conserving energy, providing efficient and sustainable transportation options, conserving water, and maintaining a healthy and extensive urban forest. The City provides the following energy-efficient programs:

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 4: Housing Resources and Opportunities Page 4-8 • Electric Vehicles: The City has installed 14 electric charging stations throughout the City:
o City Hall
o Public Services
o Municipal Golf Course
o Coronado Cays
• LEED Buildings: Coronado currently has four (4) buildings that were built to the LEED Silver status:
o Animal Care Facility
o Tennis Center
o John D. Spreckels Senior Center
o Coronado Clubroom and Boat House
• Solar Energy: Building Permit Staff has issued 288 permits for solar photovoltaic systems from 2017 to 2020. • Landscaping Equipment: On September 5, 2017, the Council approved Resolution 8891 directing the conversion of the City's gas-powered leaf blowers and string trimmers, and those used by its contractors to zero-emission electric tools no later than December 31, 2018. The requirement became applicable throughout the City on January 1, 2021.

San Diego Gas & Electric Energy Savings Incentives
San Diego Gas and Electric (SDG&E) is the primary energy provider for residents within the City of Coronado. They offer several rebate programs on in-home utilities and appliances, including energy-efficient water heaters and smart thermostats. Additionally, SDG&E provides multi-family energy efficiency rebates for residents in apartment complexes. This program promotes qualified energy-efficient improvements in apartment dwelling units, common areas of apartment or condominium complexes with two or more units, and common areas of mobile home parks.

Eligible customers include property owners, managers, and authorized agents of existing residential multifamily complexes with two or more dwellings. These improvements are beneficial to property owners and residents alike and can help to reduce overall home rental costs for families who qualify.

Cumulative Impacts
Any future development of candidate housing sites would be subject to compliance with all federal, State, and local requirements for energy efficiency, including the California Energy Code Building Energy Efficiency Standards (CCR Title 24, Part 6), the CALGreen Code (CCR Title 24, Part 11), and SB 743.

Attachment 3
Section 5: Review of Past Performance
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-1
Section 5: Review of Past Performance
During the last planning period, no housing units were constructed to accommodate special needs populations, despite programs outlined in the 5th cycle. Consequently, for the 6th cycle, adjustments have been made to goals, policies, and associated actions to more effectively address the housing needs of special needs populations as seen in Goal H-2: Provide a broad range of affordable housing opportunities that serve the needs of people who work and live in Coronado, Goal H-3: Affirmatively further fair housing and provide equal housing opportunities that are accessible to all segments of the Coronado community, Goal H-5: Minimize governmental constraints to the development, improvement, and maintenance of housing, particularly affordable housing, or housing accessible to persons with disabilities, and the corresponding policies and programs of the aforementioned goals, found in Section 8 – Housing Plan.

The following chart is a review of the City of Coronado’s housing project and program performance in the 2013-2021 Planning Period. It is an evaluation of the 5th Cycle’s Policy Program and considers the City’s progress towards completing all programs outlined within the 5th Cycle Housing Element.

Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Goal 1: To provide a broad range of housing opportunities to increase the housing options available to individuals.

Program 1: Land Use
Policy and
Development
Capacity
Maintain a residential sites inventory that is
adequate to accommodate the City’s RHNA of
50 units.

Monitor development trends to ensure
continued ability to meet the RHNA as sites
identified in this Housing Element are being
redeveloped.

The City of Coronado was allocated a Regional
Housing Needs Allocation (RHNA) of 50 units
(13 very low income; 9 low income; 9
moderate income; and 19 above moderateincome units) for the 2014-2021 Planning Period. The City maintained its General Plan
Land Use Element and Orange Avenue Specific
Plan land use policies to ensure adequate
capacity is available to meet its RHNA for all
income groups.

Modified for the 6th Cycle, the
City is required to accommodate
the RHNA allocation on
residentially zoned land for the
6th cycle. The City is undergoing
a Land Use Element Update and
environmental assessment
concurrently with the 6th cycle
Housing Element to ensure that
zone changes are in place during
the 6th cycle planning period.

The City will also undergo a midcycle review of the 6th cycle Housing Element under program
H-1.C. Mid-Cycle Review
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-2
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Program and modify the
program as necessary.

Program 2:

Inclusionary Housing
Program
Continue to implement the Inclusionary
Housing Program.

Evaluate the effectiveness of the Inclusionary
Housing Program periodically and adjust as
necessary and appropriate. (See also Program
10 - New Funding Mechanism to Administer
City’s Affordable Housing Resources.)
Achieve affordable housing units through new
construction, acquisition/rehabilitation, or
conversion from market-rate housing. Ensure
that a portion of the affordable housing units
are set aside for extremely low and very lowincome households.

The City of Coronado maintained its
Inclusionary Housing Program. Residential
developers of projects with two or more units
must incorporate affordable housing into their
projects or pay an in-lieu fee. The
development must set aside 20 percent of the
units in each project as affordable or pay an inlieu fee of $7,000 per market-rate dwelling unit. Revenues from this in-lieu fee, plus
interest earned on these funds, are placed into
an Affordable Housing Special Revenue Fund.

The fund has been utilized for such things as
new construction and rehabilitation. The
Affordable Housing Fund could be leveraged
with other funding sources.

Ongoing. The City recognizes the
importance of inclusionary
housing programs and creating
opportunities for housing for all
sectors of the City. The City
continues to collect inclusionary
fees for applicable projects and
under the 6th Cycle Housing
Element Update, the City will
revise the amount collected for
in-lieu fees, with the purpose of
encouraging development
rather than payment of the inlieu fee and increasing the overall fee beyond the current
fee of $7,000.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-3
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Program 3:

Affordable Housing
Development
Consider density bonuses, and expedited
processing on a case-by-case basis to facilitate
affordable housing development.

Provide letters of support and technical
assistance to affordable housing developers in
their applications for State and federal
funding, provided that the proposed projects
are consistent with the City’s General Plan and
other applicable plans.

As available, the City will allocate funds in the
Affordable Housing Special Revenue Fund (inlieu fees) toward the development of affordable housing units, especially projects
that include units for extremely low and very
low-income households. The City will also
encourage qualified housing developers to
pursue new construction and acquisition/
rehabilitation of affordable housing in the City.

The City did not receive any applications for
density bonuses in 2019 or 2020.

Ongoing and modified for the 6th
Cycle. The program was ongoing
through the 5th Cycle and will
continue to the 6th Cycle under
programs H-5.A. Streamline
Processes, H-3.A. Assistance to
Extremely Low-Income
Households, H-2.K. Amend
Density Bonus Ordinance, and
H-1.B. Technical Assistance to
Developers. Programs have
been modified/developed to
stay in compliance with State
Density Bonus laws and identify
additional sources of funding
and incentives to further the
development of affordable
housing.

Program 4: Navy
Land Projects
Maintain communications with the Navy
through the monthly Naval Complexes
meetings held between Coronado City officials
and the Military and through monthly
City/Navy staff meetings.

Continue to facilitate Navy efforts to provide
affordable housing through City review and
comment on housing projects as they are
proposed, through lobbying efforts in
Washington D.C., and through infrastructure
accommodations to any such projects that are
proposed.

The City will maintain open channels of
communication with the Navy regarding future
affordable housing opportunities on military
property. The City has regularly scheduled and
ad hoc meetings with the Navy on an ongoing
basis. The City maintains a standing meeting
each month with Navy personnel to discuss
current issues.

Modified for the 6th Cycle, under
program H-1.E. Track Navy
housing Development, the City
will work with the Navy to
report new units to the
Department of Finance (DOF)
and monitor the affordability
mix across the units as
development and occupancy
occur. A description of actions
for this program can be found in
Section 8 – Housing Plan of this
Housing Element. The City will
also undergo a mid-cycle review
of the 6th cycle Housing
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-4
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Element under program H-1.C.

Mid-Cycle Review Program to
review program efficacy.

Goal 2: To provide a broad range of affordable housing opportunities that serve the needs of people who work and live in the community.

Program 5: Housing
Choice Vouchers
Continue to provide information on the
Housing Choice Vouchers program on the City
website and refer interested households and
landlords to the County.

The San Diego County Housing Authority
(SDCHA) will continue to administer the
Housing Choice Vouchers program and the City
will support the County’s application for
additional funding allocations. This program
provides rental assistance to eligible extremely
low and very low-income households. The
subsidy represents the difference between the
rent that exceeds 30 percent of a household’s
monthly income and the actual rent charged.

Currently, approximately 20 households in the
City are voucher holders.

A link to San Diego County Housing Programs
is included on the City's website:
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.

Ongoing. The City acknowledges
the importance of readily
available and accessible public
information. The City continues
to provide information about
the SDCHA and contacts for the
SDCHA on its webpage. The City
will carry the program into the
6th Cycle.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-5
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Program 6:

Mortgage Credit
Certificate (MCC)
Advertise County programs on the City website
and provide program information at public
counters.

Support the County’s application for State and
federal funding for programs that are
consistent with the goals and policies of this
Housing Element and that may potentially
benefit Coronado residents.

The Mortgage Credit Certification Program
continues to be run by the County to assist
low- and moderate-income homebuyers.

Under this program, qualified first-time
homebuyers can take a Federal income tax
credit of up to 20 percent of the annual
interest paid on their mortgage for a residence
with a maximum appraised value established
by the program. A link to San Diego County
Housing Programs is included on the City's
website:
https://www.coronado.ca.us/cms/one.aspx?p
ortalId=746090&pageId=1606120.

Ongoing. The program will
continue to be administered by
the County’s Housing Authority.

The City recognizes the
importance of providing funding
opportunity information to the
public and will continue to
advertise the program on the
City webpage.

Goal 3: To provide equal housing opportunities, accessible to all segments of society.

Program 7: Down
Payment and Closing
Costs Assistance
Program (DCCA)
Advertise County programs on the City website
and provide program information at public
counters.

Support the County’s application for State and
federal funding for programs that are
consistent with the goals and policies of this
Housing Element and that may potentially
benefit Coronado residents.

The San Diego Regional MCC Program
administered by the County Department of
Housing and Community Development,
includes all jurisdictions in the County, apart
from the cities of San Diego, Del Mar, Solana
Beach, and Oceanside.

The County of San Diego offers low interest,
deferred payment loans of up to $35,000 or 33
percent of the purchase price whichever is less
for low-income first-time homebuyers. The
loan funds may be used to pay down payment
and closing costs on the purchase of a new or
re-sale home. Properties eligible for assistance
include single-family homes, condominiums,
townhomes, and manufactured homes on a
permanent foundation. The appraised value of
the property may not exceed the maximum
Ongoing. The program will
continue to be administered by
the County, and the City will
continue to provide information
to the public on the City’s
webpage.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-6
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle value established by the program. Participants
must contribute a minimum of one percent of
the purchase price from their personal funds.

A link to San Diego County Housing Programs
is included on the City's website:
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.

Program 8: Home
Repair Program
Advertise County programs on the City website
and provide program information at public
counters.

Support the County’s application for State and
federal funding for programs that are
consistent with the goals and policies of this
Housing Element and that may potentially
benefit Coronado residents.

The Home Repair Program continues to be run
by the County. This program provides loans
and grants for the repair of owner-occupied
homes. Deferred loans are offered at three
percent simple interest and calculated
annually on the unpaid principal. The total
amount borrowed must be repaid when the
property changes hands or the recipient
moves from the property. Owners may borrow
up to $25,000 for a single-family home. A nonrepayable grant is available to eligible Mobile Homeowners of up to $12,000.

A link to San Diego County Housing Programs
is included on the City's website.
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.

Ongoing. The program will
continue to be administered by
the County’s Housing Authority,
and the City will continue to
provide information to the
public on the City’s webpage.

The City acknowledges the
importance of home
maintenance for the community
and resident’s quality of life, the
City will continue the program in
the 6th Cycle.

Program 9: Fair
Housing Assistance
Continue to provide material at the City Hall
Community Development Department
counter, the Coronado Public Library, and the
Coronado Senior Center.

Encourage the County to implement an annual
outreach program that includes County
presentations to the Coronado Board of
The City of Coronado will advocate State and
federal fair housing laws and promote equal
access to housing for all. Specifically, the City
will continue to participate in the Urban
County’s CDBG funded Fair Housing Program.

The County has contracted with North County
Lifeline to serve as its Fair Housing Program
Administrator. North County Lifeline has
Ongoing and modified for the 6th
Cycle Housing Element. The City
recognizes the importance and
need for community education
on fair housing and assistance
programs. The City will continue
efforts to promote fair housing
assistance and will maintain
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-7
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Realtors, an annual article in the Coronado
Currents newsletter, and information placed,
and continually available, on the City website.

Refer complaints and requests for services to
the appropriate agencies.

Participate in the regional efforts to update
the 2011 Analysis of Impediments to Fair
Housing Choice (anticipated to occur in 2016).
created Lifelines Fair Housing Collaborative
with The Center for Social Advocacy (CSA) and
South Bay Community Services (SBCS) to
provide fair housing services. Through their
joint efforts, these organizations sponsor
public fair housing educational activities, fair
housing outreach activities, and fair housing
referral activities. The City of Coronado is
covered under the SBCS service area.

The County selected a new provider, Legal Aid
Society of San Diego, Inc., whom the City has
met with and received materials to provide to
the public in 2018.
contact with the Legal Aid
Society of San Diego under the
following 6th Cycle programs
described in Section 8 – Housing
Plan of this Housing Element:
• H.3-A. Assistance to
Extremely Low-Income
Households
• H-3.B. Housing
Opportunities for
Persons with Special
Needs
• H-3.C. Senior Housing
and Assisted Living
Units
• H-3.D. Accessible
Housing Design
• H-3.E. Affirmatively
Further Fair Housing
• H-3.F. Funding to
Support Fair Housing
• H-3.G. Analysis of
Impediments to Fair
Housing
• H-3.H. Collaboration
with Community-Based
Organizations
• H-3.I. Housing Mobility
• H-3.J. Multi-Modal
Mobility Enhancement
The City will also undergo a midcycle review of the 6th cycle Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-8
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Housing Element under program
H-1.C. Mid-Cycle Review
Program to review program
efficacy.

Program 10: Senior
Housing & Assisted
Living Units
Pursue construction of senior housing units
over the next eight years. As funding is
available, the Affordable Housing Special
Revenue Fund may be used.

Support affordable housing developers’
applications for State and federal funding for
senior housing, provided that the proposed
projects are consistent with the City’s General
Plan and other applicable plans.

The City encourages developers to provide
senior housing and assisted living units
through processing assistance, reduction in
parking standards, and other appropriate
incentives. The City will consider the reduction
of such standards for stand-alone projects on a
case-by-case basis.

As of 2019, no new Senior Housing & Assisted
Living Units were proposed in Coronado.

Ongoing. The Program was
ongoing for the 5th cycle and will
be continued to the 6th Cycle.

The City acknowledges the
importance of providing seniors
with the ability to age in place
through housing accessible and
affordable to the population 65
years and over. The City will
continue to meet with and
encourage developers to
provide housing accessible to
seniors.

Program 11:

Accessible Housing
Design
Continue to educate the public on
incorporating accessible design into
construction design.

When the Affordable Housing Special Revenue
Fund is used to subsidize the construction or
acquisition/rehabilitation of affordable
housing, continue to ensure that the projects
meet or exceed the requirements for
accessibility.

Development of handicapped-accessible or
adaptable and elderly housing opportunities in
existing developments is also encouraged.
(Adaptable units have all handicappedaccessible clearances and provisions met except for the clearances at base cabinets,
countertops, and the provision of grab bars.

Such units are designed so that these
modifications can be easily and inexpensively
made, but for the convenience of nonhandicapped residents, are not completely modified until an occupant needs the
additional modifications.)
To achieve these objectives, the City continues
to enforce all applicable accessible housing
Ongoing. The City encourages
both the private and public
sectors to produce or assist in
the production of housing with
an emphasis on housing that
accommodates the accessibility
needs of persons with
disabilities and the elderly. The
program was ongoing in the 5th
Cycle and will continue to the 6th
Cycle. The City will maintain
pertinent information for both
developers and the public on its
webpage and will continue to
encourage housing with
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-9
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle design regulations of the California Code of
Regulations, otherwise known as the Title 24
Building Code. While the State’s Building Code
accessibility standards do not regulate new
single-family residences or condominiums, the
City’s building inspectors and planners will, on
a case-by-case basis, in over-the-counter or
telephone conversations, continue to advise
property owners that plan to construct or
remodel residential units to consider
incorporating accessible housing design into
their construction plans.

The City received and approved one
reasonable accommodation request to allow
access to housing for persons with disabilities
in 2017. The City received and approved two
reasonable accommodation requests to allow
access to housing for persons with disabilities
in 2019, and an additional one in 2020.

The City provides information regarding
accessible design on its webpage:
https://www.coronado.ca.us/government/dep
artments_divisions/community_development/
planning_and_zoning.
accessible design to
accommodate all sectors of the
community.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-10
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle Goal 4: To encourage the conservation and maintenance of its housing stock, neighborhoods, and history.

Program 12: New
Funding Mechanism
to Administer City's
Affordable Housing
Resources
Develop a funding mechanism to administer
the City’s affordable housing resources to
support the required monitoring, renovation,
maintenance, and administrative costs
associated with the City’s affordable housing
stock by the end of 2013. Specifically:
- Amend Chapter 82.21. Dedication –
Affordable Housing Assistance: Amend Section

82.21.050: This section identifies the
authorized uses of the in-lieu fees collected
and deposited into the City’s affordable
housing fund. This section states, “All fees
collected hereunder shall be deposited in an
affordable housing fund. Said fund shall be
administered by the City and shall be used only
for the purpose of providing funding assistance
for the provision of new affordable housing
units within the City consistent with the goals
and policies contained in the Housing Element
of the General Plan.” In order to use this
funding source for “maintaining” existing
Because of the dissolution of Coronado’s
Redevelopment Agency (CDA), the City of
Coronado has undertaken the role of
“Successor Agency” to carry out the
responsibilities and obligations of the former
redevelopment agency with respect to the
existing affordable housing units in Coronado.

Previously, the CDA funded all aspects of
providing affordable housing, maintaining
affordable housing, renovating affordable
housing, and enforcing affordable housing
agreements. All these obligations/
responsibilities were created due to the
involvement of Coronado’s Redevelopment
Agency. The Successor Agency will now be
responsible for performing all these tasks.

However, without the redevelopment agency
to provide funding for these activities, a new
source of funding will need to be established
for the City acting as the “Successor Agency”
to carry out these responsibilities.

Ongoing. Modified for the 6th
Cycle. The City acknowledges
the importance of providing
housing assistance, however,
with the dissolution of
redevelopment funding the City
has not identified additional
funding sources. The City has
relied on General Fund dollars
for Affordable Housing
administration and will
investigate additional
opportunities for funding in the
6th Cycle. The City will consider
increasing the affordable In -Lieu
fee in order to provide
additional funding sources.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-11
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle affordable housing and administering housing,
the code section should be amended to
provide expanded authority for use of these
funds.
- Consider Amending Resolution #7259
Established Housing In-Lieu Fee. In accordance
with subsection B of Section 82.21.040, “the
in-lieu fee is fixed by a schedule adopted, from
time to time, by resolution of the City Council.

Said amount shall be reasonably calculated to
provide the subdivider’s fair share contribution
towards meeting the City’s affordable housing
objective without placing an unreasonable
financial burden on any applicant.” The
housing in-lieu fee was originally established in
1983 at $2,100 per unit. The fee was amended
in 1993 and increased to $7,000 per unit. A
typical detached, four-unit condominium
project pays $28,000 towards affordable
housing in-lieu of reserving one unit (20
percent of 4) as affordable. The fee should be
updated to more accurately reflect the cost of
creating and or maintaining affordable
housing.

A possible funding mechanism would be to use
the City’s housing inclusionary fees. In
accordance with Section 82.21.020, a
developer of a condominium consisting of two
or more units shall reserve 20 percent of the
units within the development “for rental” to
persons qualified by the County Housing
Authority as meeting Section 8 Rental
Assistance requirements or to persons
qualifying within very low and low income
categories as established annually by the U.S.

Department of Housing and Urban
Development (HUD), or “for sale” to persons
qualifying within moderate income categories
as established annually by HUD, or shall pay a
fee in lieu thereof for every unit within the
project, at the option of the subdivider, for the
purpose of providing affordable housing
assistance.

Program 13: Long
Range Program to
Administer the City's
Affordable Housing
Units
Issue a Request for Proposal to solicit
interested affordable housing providers or
management companies to administer the
City’s affordable housing units and select a
qualified provider by the end of 2013.

To develop the most efficient means of
maintaining and renovating the City’s 35
housing units, the City should enter into an
The program was first adopted in April 2013, a
Request for Proposals was issued in 2015, and
a Non-profit developer was selected in 2016. A
DDA and Ground lease for 60 years was
approved with Coronado Interfaith to
rehabilitate 35 of the City's scattered
affordable housing units. The rehabilitation
plans received approval in 2018, and
Ongoing. The program was
ongoing for the 5th Cycle. The
City maintains important
relationships and
communication with
organizations that provide
access to and information on
affordable housing. The City will
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-12
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle agreement with an affordable housing
developer. The City should develop a Request
for Proposals to solicit interested firms’
participation in such a program. The City
should evaluate the proposals and select a
developer who has demonstrated experience
in effectively renovating and managing
affordable housing similar to the other
successful renovations of existing units
purchased by the CDA and completed by San
Diego Interfaith Housing.
construction began in early 2019 and is
complete.

The City maintains up-to-date information on
affordable housing on the City’s webpage:
https://www.coronado.ca.us/government/ope
n_government/affordable_housing.
continue to provide information
on its webpage and will modify
the program as appropriate for
the 6th Cycle to ensure residents
are well informed of all housing
opportunities.

Program 14: Alley
Unit Rehabilitation
and Retention
Preserve an average of one alley unit per year,
additional units as opportunities arise.

Alley housing units in Coronado are often nonconforming to the Zoning Ordinance in some manner and are less expensive than other
housing in the community. Often these units
are small in size, in need of rehabilitation, or
exceed the number of units presently
permitted on the property. If the application of
Zoning Ordinance standards prevented the
needed rehabilitation of these dwellings, then
property owners could be forced to demolish
these units and replace them with more
expensive new structures or perhaps not be
able to replace them at all. Existing Zoning
Ordinance standards allow some property
owners (depending on the type and severity of
the non-conformity) to improve and thereby
retain their alley units. Coronado shall
maintain this flexibility in the application of its
Zoning Ordinance standards.

Ongoing but Modified for the 6th
Cycle Housing Element. The City
continues to maintain flexibility
to allow alley units to be
upgraded and also allows for
ADUs. Under 6th Cycle program
H-1.A. Accessory Dwelling Units
(ADUs), the City will encourage
the creation of approximately
195 ADUs, and under program
H-4.A. Carriage House Program,
the City will encourage the
conversion of 103 Carriage
Houses. These programs will
encourage development across
varying income levels through a
variety of incentives including
fee waivers/reductions and
reducing/eliminating parking
requirements with affordability
restrictions. The City will also
undergo a mid-cycle review of
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-13
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle the 6th cycle Housing Element
under program H-1.C. Mid-Cycle
Review Program to review
program efficacy.

Goal 5: To minimize governmental constraints to the development, improvement, and maintenance of housing, particularly affordable housing, or housing accessible to persons with disabilities.

Program 15: Historic
Preservation
Update brochures annually to reflect both the
City’s most current preservation policies and
the most current list of designated historic
structures.

Recognize designated residences by the award
of plaques by the City Council during televised
Council meetings.

Conduct an annual outreach program that
includes staff presentations to civic groups,
information on the City website, and articles in
The City continues to educate the public
through brochures, historic designations, and
news releases concerning the community’s
history and historic structures. The City will
continue to provide incentives, including the
use of the Mills Act, building permit and
planning application fee exemptions, and
Design Review exemptions to rehabilitate and
preserve historic housing. The City will
demonstrate flexibility in land use and parking
standards and use Building Code deviations
and the Historic Building Code to encourage
Ongoing. The City maintains an
active preservation program and
continues to provide incentives
for participation in the program
(Mills Act and zoning exceptions)
and has prepared brochures and
photos of designated homes on
the City's website.

Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-14
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle the “Coronado Currents” newsletter on a
regular basis.
adaptive reuse of historic structures.

Preservation of historic apartment complexes
will be encouraged by permitting their
conversion to condominiums.

Information regarding historic preservation is
available to the public on the City’s webpage:
https://www.coronado.ca.us/government/dep
artments_divisions/community_development/
historic_preservation.

Program 16: Code
Compliance
Publish articles in the “Coronado Currents”
newsletter on a regular basis to promote the
City’s Code Compliance program and provide
information on resources and assistance
available.

The City of Coronado continues to advocate
and facilitate the rehabilitation of substandard
residential properties by homeowners and
landlords, utilizing the Code Compliance
program, when necessary, to improve overall
housing quality and conditions.

Ongoing. The City maintains an
active code compliance
program.

Program 17: Zoning
Ordinance
Amendments for
Special Needs
Housing
The city will amend regulations to be
consistent with the new State Law.

The City amended its Zoning Ordinance to
address the provision of housing for the
homeless and persons with special needs.

Detailed discussions about these housing
options are provided in the Constraints to the
Provision of Housing section of this Housing
Element.

The previous 5th Cycle Program
was completed but additional
changes to State law occurred in
the past 10 years. Programs H1.F. General Plan Update
Program, H-5.D Emergency
Shelters, H-5. E. Update
Farmworker and Employee
Housing Zoning, H-5.F. Update
the Accessory Dwelling Unit
Ordinance, H-5.G. Definition of
Family, and H-5.K. Reasonable
Accommodation Ordinance
Amendment include
amendments to City’s Zoning
Ordinance to comply with state
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-15
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle law requirements related to
special needs housing.

Program 17.A:

Residential Care
Facilities
Amend the Orange Avenue Corridor Specific
Plan (OACSP) to allow large care facilities with
Major SUP in the R-4 Zone.

The City amended the Orange Avenue Corridor
Specific Plan and Zoning Ordinance to allow
large residential care facilities (i.e., those that
serve seven or more people) with approval of
a Major SUP in the R-4 Zone.

Completed but modified under
the 6th Cycle Housing Element
program H-5.B. Supportive
Housing and Low Barrier
Navigation Centers to ensure
compliance with State law
provisions that have recently
been modified to require
approval 'by right' of certain
types of supportive housing and
low-barrier navigation centers.

Program 17.B:

Supportive Housing
Amend OACSP and Zoning to allow supportive
housing in residential zones.

The City amended the Zoning Ordinance and
the OACSP to allow supportive housing
pursuant to Health and Safety Code Section
50675.14(a)(B)(2). Such housing will be
permitted in all zones where housing is
permitted and subject to the same
development standards as the same type of
housing in that zone.

Completed February 18, 2014 as
the City has updated the Zoning
Ordinance and the Orange
Avenue Corridor Specific Plan
for compliance with the Housing
Element but modified under the
6th Cycle Housing Element
program H-5.B. Supportive
Housing and Low Barrier
Navigation Centers to ensure
compliance with State law
provisions that have recently
been modified to require
approval 'by right' of certain
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-16
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle types of supportive housing and
low-barrier navigation centers.

Program 17.C:

Transitional Housing
Amend Zoning to revise the definition and
allow in all zones where housing is permitted.

The Zoning Ordinance was amended -
transitional housing meeting the Health and
Safety Code definition (Section 50801(i)) will
be permitted in all zones where housing is
permitted and subject to the same
development standards as the same type of
housing in that zone.

Completed February 18, 2014s
the City has updated the Zoning
Ordinance for compliance with
the Housing Element but
modified under the 6th Cycle
Housing Element program H5.B. Supportive Housing and
Low Barrier Navigation Centers
to ensure compliance with State
law provisions that have
recently been modified to
require approval 'by right' of
certain types of supportive
housing and low-barrier
navigation centers.

Program 17.D: Single
Room Occupancy
Housing (SRO's)
Amend Zoning to exclude SROs from the
definition of transitional housing and amend
code to allow SROs in R-4 zones with a Special
Use Permit
The City includes SRO units in its definition of
“transitional housing.” The City amended the
Zoning Ordinance to exclude SRO housing in
the definition of transitional housing and to
establish SRO housing as a use permitted via a
SUP process in the R-4 zone.

Completed February 18, 2014.

The Program will not be
required in the 6th Cycle as the
City has updated the Zoning
Ordinance for compliance with
the Housing Element.

Program 17.E:

Emergency Shelters
Amend OACSP to allow Emergency Shelters by
right without a discretionary permit
Consistent with current State law, the City will
amend the OACSP to allow emergency shelters
Modified for the 6th Cycle, the
City will designate R-4
Attachment 3
City of Coronado
2021-2029 Housing Element
Section 5: Review of Past Performance Page 5-17
Program Program Objective Program Action and Accomplishments Program Status for Sixth Cycle in the C Zone by right and without
discretionary review.
(multifamily residential) as
zoning for emergency shelters
by right.

18. Streamlined
Process
Provide development process handouts at the
City Hall Community Development
Department counter.

Periodically review the City’s development
process and requirements to identify areas for
improvement.

The City of Coronado continues to educate the
public on how to complete the development
approval process and otherwise facilitate
building permits and development plan
processing for residential construction. The
City processes most applications within two to
three months.

The City has created handouts that identify the
various department permits and approvals
required for developing a project in Coronado
including other agency contact information.

Development fees, building hand-outs, and
zoning information have all been posted on
the City’s website:
https://www.coronado.ca.us/government/dep
artments_divisions/community_development/
planning_and_zoning.

Ongoing and modified for the 6th
Cycle. The City continues to
update and provide new forms
both on paper and on the City's
website to educate the public
about the City's building and
planning review processes.

Updates to streamlining efforts
can be found in the following
programs listed in Section 8 –
Housing Plan in this Housing
Element:
• H-1.D. Compliance with
SB 1087
• H-3.C. Senior Housing
and Assisted Living
Units
• H-5.A. Streamline
Processes
• H-5.J Adopt SB 35
Streamlining Written
Procedures
Attachment 3
Section 6: At Risk Affordable Housing
City of Coronado
2021-2029 Housing Element
Section 6: At Risk Affordable Housing Page 6-1
Section 6: At-Risk Affordable Housing Pursuant to California Government Code, Section 65583(a)(9), an analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the 6th Cycle Housing Element Planning Period due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use must be identified in the Housing Element.

Affordable covenants help to ensure that certain housing units remain affordable for an extended period of time.

Covenants help balance the housing market in a community and provide lasting affordable options to low and very low-income households. The City of Coronado has multiple housing projects which include units with affordability covenants. There are currently 55 affordable units within Coronado that are at risk of converting to market-rate within the planning period (2021-2029).

The City intends to prioritize the maintenance of their current affordable housing stock and the City is committed to negotiating extensions of existing affordability agreements before units become at-risk.

Table 6-1: Affordable Units At Risk in Coronado
Street Address, Assessor’s
Parcel #,
Type of Agreement
Very
Low/Low
Income
Mod
Income
Total
Units
Year Construction or
Rehab Completed
Date of Recordation and
County Document #
Date
Covenant
Expires
924 Orange Avenue
APN: 537-332-23
Rental Affordability Covenant
10 1 11 1994 11/18/1993
#1993-0775528 12/1/2023
308-330 Orange Avenue
1014-1028 Third Street
APN: 536-222-20
Rental Affordability Covenant
29 0 29 1996 1/25/1996
#1996-0037685 2/1/2026
1212, 1226 Ninth Street
APN: 537-342-25
Rental Affordability Covenant
9 0 9 1996 7/17/1996
#1996-0357595 8/1/2026
729 Orange Avenue
Units #101-103, 201-203
APN: 537-091-27-01 to 05
Affordability Restrictions
0 6 6 1996 6/22/1995
#1995-0260983 6/21/2025
A. Preservation and Replacement Options
To safeguard the current affordable housing inventory, the City must either maintain the existing assisted units or facilitate the creation of new ones. The choice of options to preserve or replace these units depends on the circumstances of the at-risk projects. The City of Coronado has contacted owners of affordable housing properties on multiple occasions since 2019 to determine if any had interest in extending their affordable housing covenants. In November 2021, the City released a Notice of Funding Availability (NOFA) of up to $4M to solicit proposals for new affordable housing projects or extensions of existing affordability covenants. City staff called each affordable housing property owner to alert them of the funding opportunity and mailed them a copy of the NOFA. No responsive proposals were received.

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
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
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
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
Section 7: Adequate Sites Inventory
Analysis and Methodology
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
2021-2029 Housing Element
Section 7. Adequate Sites Inventory Analysis and Methodology Page 7-53 Figure 7-6. Sites Inventory The Cays
Attachment 3
Section 8: Housing Plan
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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
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.