STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION
SAN DIEGO DISTRICT OFFICE
7575 METROPOLITAN DRIVE, SUITE 103
SAN DIEGO, CA 92108-4402
VOICE (619) 767-2370
FAX (619) 767-2384
December 12, 2024
Tina Friend, City Manager
1825 Strand Way
Coronado, CA 92118
(Sent by email)
Re: Certification of City of Coronado LCP Amendment No. LCP-6-COR-24-0018-1 (Housing Element Update)
Dear Tina Friend:
On December 12, 2024, the California Coastal Commission approved the above referenced amendment to the City of Coronado Local Coastal Program (LCP). The amendment updates the text, policies, and figures to revise the parking standards for residential projects and add a housing element overlay zone to implement the City’s Housing Element Update.
The Commission approved the LCP amendment with suggested modifications that update the plan to provide clarity and affirmative language to ensure consistency with the Chapter 3 policies of the Coastal Act in regard to visitor-serving commercial uses and coastal hazards. The attached modifications contain the specific changes adopted by the Coastal Commission.
Before the amendment request can become effectively certified, the Executive Director must determine that implementation of the approved amendment will be consistent with the Commission’s certification order. This is necessary because the amendment was certified with suggested modifications.
In order for the Executive Director to make this determination, the local government must formally acknowledge receipt of the Commission’s resolution of certification, including any terms or suggested modifications; and take any formal action which is required to satisfy them, such as revised plan policies, rezoning, or other ordinance revisions. This certification must also include production of new LCP text and figures demonstrating that the amendment, as approved by the Commission and accepted by the City, will be incorporated into the City’s certified Local Coastal Program immediately upon concurrence by the Commission of the Executive Director’s determination. The local government’s action must be completely consistent with the Commission’s certification order; if you are considering any change from what is presented in the attached suggested modifications, you should contact this office immediately.
The Commission’s certification order remains valid for six months from the date of its action; therefore, it is necessary for the City of Coronado to take the necessary steps Attachment 2
2 within six months. If you believe that the City of Coronado will need additional time, you may request up to a one-year time extension but such an extension must be granted by the Coastal Commission at a subsequent hearing. As soon as the necessary documentation is received in this office and accepted, the Executive Director will report his/her determination to the Commission at its next regularly scheduled public hearing. If you have any questions about the Commission’s action or this final certification procedure, please contact our office. Thank you and the other staff members who worked on this planning effort. We remain available to assist you and your staff in any way possible to continue the successful implementation of the local coastal program.
Sincerely,
Melody Lasiter for
Diana Lilly
San Diego Coast District Manager
California Coastal Commission
Attachment 2
3 Suggested Modifications
The underlined sections represent language to be added, and the struck-out sections represent language to be deleted from the language as originally submitted.
1. Incorporate the Housing Element Opportunity Site Overlay Zone (Exhibit 8) into the Implementation Plan.
2. On page 92 in Chapter 86.34 Housing Element Opportunity Site Overlay Zone, modify 86.34.020 Permitted Use as follows:
Allowed uses in the HE Overlay Zone are the same as the underlying basic zone except as provided below.
A. All HE Subzones. Multiple-family residential development is allowed in the HE Overlay Zone.
B. HE-1 Subzone. On 919 C Avenue (APN 5373423400) and 901 C Avenue (APN 5373420100), as shown in Figure 86.34-1, a church, church-related thrift store, and school programming may continue as an allowed use if the site is developed with new residential uses.
C. Commercial Designated Properties. For property designated Commercial, a mix of shopkeeper units and residential uses are allowed on the ground floor as follows:
i. Shopkeeper units or live-work quarters may occupy the entire ground floor and may front a street;
ii. Residential uses may front 2nd Street between B Avenue and C Avenue; and
iii. Other residential uses shall not occupy more than 50 percent of total square feet of the ground floor and shall not front a street.
3. On page 92 in Chapter 86.34 Housing Element Opportunity Site Overlay Zone, add to 86.34.030 Development Standards as follows:
D. Flood Risk. The following shall be required for projects at 150 B Avenue (APNs 5361022800, 5361022000, 5361023100, 5361023200, 5361023300) and 201 6th Street (APNs 5364111100, 5364111000, 5364110900, 5364110800, 5364110700, 5364110600, 5364110500, 5364110400, 5364110300, 5364110200, 5364110100, 5360100500):
(a) The record owner of the development shall enter into an agreement with the City prior to or concurrent with the issuance of a coastal permit in a form that is approved by the City Attorney. The agreement shall include the following acknowledgements and provisions: 1) that the development is located in an area of future sea level rise, including flooding and storms, that may become hazardous in the future; 2) that sea level rise could render it infeasible to provide services to the Attachment 2
4 site; 3) except as to properties governed by the Court of Appeal decision in SLPR, LLC v. State Lands Com. (2020) 49 Cal.App.5th 284, the boundary between public land (tidelands) and private land may shift with rising seas and the development approval does not permit encroachment onto public trust land; 4) that additional adaptation strategies may be required in the future to address sea level rise consistent with the Coastal Act and certified LCP; 5) that the owner waives any rights under Coastal Act Section 30235 and related LCP policies to hard shoreline armoring to protect the development; and 6) that the structure may be required to be removed or relocated and the site restored if it becomes unsafe. (b)The record owner of the development shall provide notice in the lease to all occupants of the development of the acknowledgements and provisions specified in
86.34.030D(a).
(c) The first finished floor of the development shall be elevated at least above existing grade. The development shall not include subterranean parking garages or basements.
4. On page 93 in Chapter 86.34 Housing Element Opportunity Site Overlay Zone, modify 86.34.040B By-Right Approval Process as follows:
B. As used in this section, “Lower income households” are defined in Health and Safety Code Section 50079.5. “By-right approval” means that the project does not require a special use permit, planned unit development permit, or other discretionary City review or approval. A by-right approval process may include ministerial design review as required pursuant to Coronado Municipal Code Title 80 or a coastal permit as required pursuant to Coronado Municipal Code Title 86 Chapter 86.70. Any project that proposes or requires a subdivision map is required to comply with all State and local subdivision requirements.
5. On page 195 in Chapter 86.70.052 Coastal Permit, modify 86.70.052 Exempt Categories of Development as follows:
The City, after public hearings, has identified the following categories of development as having no potential for any significant adverse effect, either individually or cumulatively, on coastal resources or on public access to, or along, the coast, and has therefore exempted these development categories from City coastal permit requirements (as per CMC 86.70.040):
A. Improvements to existing single-family dwelling buildings (in accordance with the LCP restrictions of Chapter 86.74 CMC);
B. Improvements to existing duplexes (in accordance with the restrictions of the LCP Chapter 86.74 CMC);
C. Repair or maintenance activities that do not result in an addition to, or enlargement or expansion of, the object of such repair or maintenance activities; Attachment 2
5 provided, however, that if the City determines that certain extraordinary methods of repair and maintenance involve a risk of substantial adverse environmental impact, it shall prohibit the use of such methods; and provided, that the activities abide to the restrictions of the LCP Chapters 86.72, 86.74 and 86.76 CMC; D. The installation, testing, and placement in service of the replacement of any necessary utility connection between an existing services facility and any development approved pursuant to the LCP this chapter (in 86.74 and 86.76 CMC); E. Maintenance dredging of existing navigation channels or moving dredged material from such channels to a disposal area outside the coastal zone, pursuant to a permit from the United States Army Corps of Engineers; F. The replacement of any structure other than a public works facility, destroyed by natural disaster; provided, that such replacement structure or facility shall conform to the applicable requirements of this title, shall be for the same use as the destroyed structure or facility, shall not exceed the floor area, height, or interior cubic volume of the destroyed structure or facility by more than 10 percent, and shall be sited in the same location on the affected property as the destroyed structure or facility;
G. Demolition of any building except visitor serving commercial uses; provided, however, that if the City determines that certain extraordinary methods of demolition involve a risk of substantial adverse environmental impact, it shall prohibit use of such methods;
H. Construction of a single-family dwelling building on a legal lot of record in conformance to all applicable requirements of the LCP this title; I. Construction of a duplex on a legal lot of record in conformance to all applicable requirements of the LCP this title;
J. The removal of major vegetation on municipal property; and K. Activities not requiring either an initial study under CEQA, an environmental assessment under NEPA, a Planning Commission or City Council interpretation, or issuance of a special use permit or variance; and provided the activities as reviewed within the policies of the Coastal Act shall not create a potential for any adverse effect either individually or cumulatively on coastal resources and the activities conform with all provisions of the LCP land use plan. (Ord. 1588) Attachment 2