Attachment 1
RESOLUTION NO. 2025-02
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CORONADO, CALIFORNIA APPROVING A TWO-LOT
TENTATIVE PARCEL MAP TO ALLOW FOR CONDOMINIUM
OWNERSHIP OF FOUR RESIDENTIAL UNITS FOR THE
PROPERTY ADDRESSED AS 820 G AVENUE, CORONADO,
CALIFORNIA
WHEREAS, the property owner, “Beach Home Properties LLC, a California Limited Liability Company,” has, per the California Subdivision Map Act and the City of Coronado Subdivision Ordinance, requested City approval for a two-lot Tentative Parcel Map to allow for condominium ownership of four residential units at 820 G Avenue; and WHEREAS, the Planning Commission of the City of Coronado did, pursuant to Section 66452.2 of the Government Code, hold a public hearing on the Tentative Parcel Map on December 10, 2024, and subsequently adopted a motion, with findings and conditions, recommending approval to the City Council; and
WHEREAS, the City Council of the City of Coronado did, pursuant to Section 66452.2 of the Government Code, hold a public hearing on said subdivision request on January 21, 2025, and said public hearing was duly noticed as required by law and all persons desiring to be heard were heard at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Coronado that the proposed Tentative Parcel Map for 820 G Avenue be approved and that the approval be based upon the following findings:
1. The project located at 820 G Avenue is categorically exempt under Class 32 of the California Environmental Quality Act Guidelines Section 15332 (In-Fill Development);
2. The proposed map is consistent with the Coronado General Plan and Zoning Ordinance in that the proposed residential use and density of development are permitted under the General Plan and Zoning Ordinance requirements;
3. The design and improvement of the proposed subdivision are consistent with the Coronado General Plan and Zoning Ordinance in that the design provides sufficient lot area and street access for proper development, and that the existing and proposed Parcel will contain at least 7,004 square feet;
4. The site is physically suitable for the type of development in that the existing parcel of 7,004 square feet is capable of supporting a four-unit residential condominium complex in the R-3 Zone;
5. The site is physically suitable for the proposed density of development in that the number of units in the project is within the 28 dwelling units per acre standard specified in the Coronado Zoning Ordinance for the R-3 Zone;
6. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage, nor are they likely to substantially and avoidably injure fish or wildlife or their habitat and the project is categorically exempt from environmental review according to the California Environmental Quality Act (CEQA), in accordance with Section 15332 for In-Fill projects;
7. The design of the subdivision and the type of improvements are not likely to cause serious public health problems within the authority of the Health Officer; Attachment 1
8. The design of the subdivision and the type of improvements will not conflict with any easements acquired by the public at large and which are recorded or established by judgment of a court of competent jurisdiction;
9. The Tentative Parcel Map meets all the requirements of the Subdivision Map Act and the Coronado Subdivision Ordinance and was reviewed by the Public Services, Engineering, and Fire departments whose proposed conditions are incorporated below.
BE IT FURTHER RESOLVED that the approval is subject to the following conditions:
Fire Department
1. OWNER shall install a NFPA 13 compliant fire sprinkler and alarm system throughout the development in accordance with the National Fire Protection Association and California Fire Code Standards to the satisfaction of the City of Coronado Fire and Community Development departments;
2. OWNER shall provide appropriate Fire Department personnel and vehicle access including access to any locked common areas. All gates or other structures or devices that could obstruct fire access roadways or otherwise hinder emergency operations are prohibited unless they meet standards approved by the Fire Department and receive specific plan approval;
3. The location of any Fire Department connection and back flow prevention device (OS&Y valve) shall be approved by the Fire Department and Community Development Department and shall be located on the street side of the building, which is G Avenue for this project;
4. OWNER shall provide adequate water flow for fire fighting based upon the square footage of the buildings and, if needed, OWNER shall upgrade or install a fire hydrant within the adjacent public rights-of-way in accordance with the California Fire Code standard to the satisfaction of the City of Coronado Fire Department;
San Diego Gas & Electric (SDG&E)
5. Prior to recordation, the OWNER shall work with SDG&E to ensure that existing/proposed utilities can serve all properties. If there are any changes to the plans or if more detailed plans become available, please make sure to inform SDG&E accordingly. Additionally, before any digging takes place, be sure to call Dig Alert at 811 or (800) 422-4133 to request a mark-out for underground facilities.
California American Water
6. The OWNER shall provide and install individual water services/meters for each unit.
7. Prior to recordation, the OWNER shall coordinate with the water company to get the new water service installed.
Public Services & Engineering Department
8. OWNER shall maintain a minimum of three feet of clearance between driveways located on public property and any property lines extended, intersection radius, and any obstructions located on public property, e.g., utility poles, fire hydrants, street trees, etc. The relocation of any of these items to obtain the needed clearances shall be the sole responsibility of the OWNER, subject to the review and approval of the City’s Public Services and Engineering Department;
9. Any existing sewer laterals used for new development shall be videotaped, at OWNER’s expense, for its entire length to the sewer main to assess its condition and suitability for continued use. The video shall be furnished to the City of Coronado Public Services and Engineering Department in DVD format and, based on its review, repairs or replacement of the sewer line may be required, at the direction of the City of Coronado. Each building requires Attachment 1
a separate sewer service lateral connected to the sewer main and the reservation of easements may be required. The OWNER may have one sewer service lateral connection to serve the development; however, the responsibility of maintenance, replacement, etc. shall be delegated in the development’s Declaration of Covenants, Conditions, and Restrictions (CC&Rs) in a form acceptable to the City Attorney. The CC&Rs shall be submitted to the Public Services and Engineering Department for review prior to the approval of the Final Map;
10. Prior to demolition, any existing sewer laterals shall be capped and staked. Sewer laterals that are not used by the proposed development shall be removed by OWNER from the City’s rights-of-way and capped within 24 inches of the sewer main under permit issued by the Public Services and Engineering Department;
11. OWNER shall underground all existing and future utilities to this site. Individual lots require separate utility service and utility easements shall be provided between the alley and the street. (Concrete replacement to accommodate the undergrounding of utilities shall be a minimum of 30 inches wide for the length of the repair);
12. OWNER shall research and identify the location of existing utilities on the site prior to grading or excavating the site and the OWNER shall be responsible to remove any utility location “mark out” indicators or paint;
13. OWNER shall install all utilities, which are not possible to underground, such as back flow valves and transformers, on private property and said utilities shall be permanently screened from public view, at the direction of the City of Coronado Community Development Department;
14. OWNER shall remove and replace the alley adjoining the subject property (full width x length) - approximately 20 ft. x 50 ft.) in accordance with City standards and the San Diego Regional Standard Drawings, at the direction of the City Public Services and Engineering Department;
15. OWNER shall remove and replace portions damaged during construction of adjacent public sidewalk (with “historic” pattern) and/or curb and gutter in accordance with City standards and the San Diego Regional Standards Drawings (SDRSD), and verify limits of removal at the direction of the City Public Services and Engineering Department;
16. The adjacent public sidewalk and alley shall remain safe, smooth and free of all trip or travel hazards during construction. OWNER shall repair any public paving damaged (e.g., sidewalk, curb, gutter, alley, street) during the course of this project at the direction of the City’s Public Services and Engineering Department. All repairs to public property shall be in accordance with City standards and the San Diego Regional Standard Drawings;
17. OWNER shall have a California licensed land surveyor install survey monuments at all property corners with locations indicated on the final parcel map and any monuments disturbed during construction shall be replaced by a licensed land surveyor at OWNER’s expense;
18. OWNER shall assure that the storage of building materials, equipment, or containers (other than for refuse purposes) in the City right-of-way does not occur;
19. OWNER shall apply for an encroachment permit from the Public Services and Engineering Department for any amenities proposed for the adjoining public rights-of-way and the OWNER shall assume responsibility for costs associated with the construction and maintenance of said amenities;
20. OWNER shall assure that all work performed outside of the private property lines shall conform to the San Diego Regional Standard Drawings and Coronado Special Construction Provisions and prior to construction, a right-of-way permit shall be obtained from the Public Services and Engineering Department;
21. OWNER shall comply with the City of Coronado’s policy for proposed construction of subterranean garages/cellars, as warranted by the improvement plan;
22. The temporary disposal of extracted groundwater from a site into City infrastructure (either sewer or storm drain systems) requires approval and issuance of a temporary dewatering Attachment 1
permit from the Public Services & Engineering Department. However, the issuance of a dewatering permit is not guaranteed. If a dewatering permit is issued the OWNER will be responsible for payment of fees including treatment costs on a per gallon basis. Furthermore, groundwater discharges, including foundation, footing, and retaining wall sub drains, that are conveyed by a permanent passive or mechanical dewatering system designed to relieve hydrostatic pressure, are prohibited from draining to City infrastructure. Developments that anticipate the need for either temporary or permanent dewatering activity of any kind are encouraged to talk to the Public Services & Engineering Department as soon as possible.
23. OWNER shall maintain on-street parking spaces, parking and traffic markings, and signage adjacent to the subject property except as required to be modified to provide vehicle ingress and egress to the property or for temporary activity during construction as permitted by the City’s Public Services and Engineering Department;
24. In accordance with Chapter 60.12 of the Coronado Municipal Code, a wastewater capacity fee will be charged prior to building permit issuance for sewer service connections to the sanitary sewer system;
25. An approved tree permit may be required from the Public Services. Contact the Public Services at (619) 522-7384 prior to removing or installing a tree in the public right of way.
26. OWNER shall provide, plant, protect, irrigate, and maintain within the adjacent public parkway 2 shade tree(s), from the approved street tree list, at the direction of the City of Coronado Public Services Department. Said trees shall have a minimum 3-inch diameter trunk (measured 7-feet above the root crown) with double stakes and ties. All street trees shall be protected with an expandable collar and no turf shall be permitted within 2-feet of the trunk, for a minimum tree well size of 4-feet. All street trees shall have an independent automatic irrigation system (separate valves from turf or other adjacent landscaping within the parkway) and be irrigated with a bubbler inside a breathing tube or tubes;
27. OWNER shall provide an automatic irrigation system to all existing and proposed adjoining public property landscaping with all street trees irrigated with bubblers from an independent automatic irrigation system (separate from turf or other landscaping within the parkway);
28. OWNER shall provide an area on private property, accessible by all occupants, for the storage of trash and recyclable materials to the satisfaction of the City of Coronado; During project planning and design, the OWNER shall incorporate effective construction and postconstruction Best Management Practices and provide all necessary studies and reports as determined by the Public Services and Engineering Department Director demonstrating compliance with the applicable regulations and standards. All project OWNERs shall complete and submit the City's Storm Water Project Assessment Form (Form I-1 & I-2) to determine the project's construction and post-construction storm water categories. The category determines the requirements for the project. The Storm Water Assessment Form is available at: https://www.coronado.ca.us/DocumentCenter/View/4926/Storm-WaterAssessment-Forms-I-1-and-I-2and shall be completed and submitted to the City of Coronado with the initial submittal to the City's Building Department counter, attention Public Services & Engineering;
29. Prior to approval of any and all demolition, construction, and building permits for the project, OWNER shall demonstrate to the satisfaction of the Public Services and Engineering Department Director compliance with all of the applicable provisions of the following and any amendments thereto:
a. The City of Coronado Stormwater and Urban Runoff Management and Discharge Control (CMC Chapter 61.04).
b. NPDES Municipal Permit No. CAS0109266 (San Diego Regional Water Quality Control Board Order No. R9-2013-0001 or re-issuances thereof). c. NPDES Construction Permit No. CAS000002 (State Water Resources Control Board Order No. R9-2012-0006 DWQ or re-issuances thereof).
Attachment 1
Community Development Department
33. OWNER shall comply with all applicable laws;
34. All existing structures shall be demolished prior to recordation of the Parcel Map;
35. OWNER shall reserve 20% 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 the U.S. Department of Housing and Urban Development (HUD), or shall pay a fee in lieu thereof of $7,000.00 for every unit within the project, at the option of the subdivider, for the purpose of providing affordable housing assistance in accordance with Chapter 82.21 of the Coronado Municipal Code (CMC);
36. OWNER shall assure that any common areas and easements are identified and described on the Final Map;
37. OWNER shall comply with and, if there are CC&Rs, include in said CC&Rs:
a) That no existing or future utility lines be permitted outside of the lot or private interest spaces (separate interest spaces or units) of which they serve unless located within a common area or an easement approved by the City of Coronado; b) That common area or reciprocal pedestrian easements be provided to allow all private occupants of the property access the street. Where fences or walls are proposed, gates shall be provided to give said occupants access to the street; c) Easements and/or rights providing for pedestrian and vehicle access, utilities and/or other purposes, for each proposed condominium unit, are to be specified in any condominium plans and/or conveyances of any unit constructed within the boundaries of this Final Map. Any vehicle access driveway and vehicle maneuvering/turnaround space adjacent to garages or parking spaces shall be shared by all OWNERs; d) That two required off-street parking spaces be provided for each dwelling with each space specifically assigned to each dwelling unit and clearly marked for such dwelling or use. One additional parking space is required for any proposed Accessory Dwelling Units (ADU’s) unless prohibited by law;
e) That each off-street parking space required for all dwellings be continuously maintained free and unobstructed, with adequate ingress and egress, and not used for any use other than parking of motor vehicles;
f) That any present or future outside storage of trash be accessible by all occupants and be enclosed within a minimum 5-foot-high wall with gate which shall be on private property and approved by the City of Coronado Community Development Department; g) That each proposed dwelling unit held as a condominium form of OWNERship shall be provided with a minimum of 200 cubic feet of storage space per dwelling, in addition to closets customarily provided, in accordance with the Zoning Ordinance; h) That none of the covenants, conditions and restrictions required by this condition shall be deleted, amended or modified without the prior written approval of the City of Coronado;
38. OWNER shall assure that no existing or future utility lines be permitted outside of the lot of which they serve unless located within an easement approved by the City of Coronado;
39. OWNER shall assure that any easements be identified and described on the Final Map;
40. If the above conditions have not been completed and accepted in accordance with standards established by the City prior to approval of the Final Map, then the subdivider shall enter into a secured agreement with the City for 100% of the estimated cost of constructing the improvements and performing the conditions before the Final Map is approved pursuant to CMC Sections 82.16.060 - 82.16.110. Said agreement shall be prepared and recorded with Attachment 1
the County Recorder’s Office. If the above conditions are not completed prior to approval of the Final Map and a secured agreement is approved, all of the above conditions shall be completed to the satisfaction of the City of Coronado prior to any newly constructed dwelling’s building permit being finaled or occupancy permitted;
41. The OWNER shall defend (with counsel acceptable to City), indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the OWNER of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, the OWNER shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and OWNER regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the OWNER shall not be required to pay or perform any settlement unless such settlement is approved by the OWNER;
42. In accordance with Coronado Municipal Code Section 82.50.130(A) and State Government Code Section 66452.6, the Tentative Map shall expire 24 months after City Council approval.
PASSED AND ADOPTED by the City Council of the City of Coronado, California, this twenty-first day of January 2025 by the following vote, to wit:
AYES:
NAYS:
ABSTAIN:
ABSENT:
APPROVED:
____________________________________
JOHN D. DUNCAN, Mayor of the
City of Coronado, California
ATTEST:
__________________________________
KELSEA HOLIAN, City Clerk of the
City of Coronado, California