Coronado City Council
July 15, 2025

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July 15, 2025 City of Coronado Page 226

APPENDIX A
Summary of Potential In-Lieu Fees

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ON-SITE PRODUCTION
TABLE A-1
ESTIMATE OF POTENTIAL IN-LIEU FEE - APPROACH 1: ECONOMIC IMPACT OF INCORPORATING AFFORDABLE HOUSING ON-SITE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
C D E
2 Units 3 Units 4 Units 10 Units
2,250 SF 2,000 SF 2,250 SF 1,870 SF
Avg. Unit Size Avg. Unit Size Avg. Unit Size Avg. Unit Size R1-B Zone R-3/P Zone R-3 Zone R-4 Zone
I. Residual Land Value - Per Unit
100% Market-Rate $683,000 $797,000 $925,000 $921,000 $832,000 20% MODERATE INCOME
II. Residual Land Value - Per Unit
80% Market-Rate / 20% Affordable ($135,000) $346,000 $571,000 $673,000 $364,000 III. Economic Impact of Affordable Housing On-Site
Per Market-Rate Unit $818,000 $451,000 $354,000 $248,000 $468,000 % Change (1) 119.8% 56.6% 38.3% 26.9% 56.3%
Per Market-Rate Net SF $364 $226 $157 $133 $220
(1) Reflects the % change in residual land value resulting from incorporating 20% of units on-site for affordable housing.

A B
Single-Family Townhomes Townhomes Townhomes

FOR-SALE
Average
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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OFF-SITE PRODUCTION
TABLE A-2
ESTIMATE OF POTENTIAL IN-LIEU FEE - APPROACH 2: FUNDING LEVEL REQUIRED FOR INCLUSIONARY HOUSING PRODUCTION OFF-SITE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
C D E
2 Units 3 Units 4 Units 10 Units
2,250 SF 2,000 SF 2,250 SF 1,870 SF
Avg. Unit Size Avg. Unit Size Avg. Unit Size Avg. Unit Size R1-B Zone R-3/P Zone R-3 Zone R-4 Zone
I. Affordability Gap per Affordable Unit (1) $530,000 $530,000 $530,000 $530,000 $530,000 II.

Affordability Gap per Market-Rate Unit @ 20.0% (2) $133,000 $133,000 $133,000 $133,000 $133,000 Per Market-Rate Net SF $59 $67 $59 $71 $64
(1)
(2) Assumes inclusionary requirement applied to total number of market-rate units approved [i.e., (gap ÷ 80%) x 20%].

Reflects average affordability gap per affordable unit assuming off-site compliance for Low Income units would be met through the development of a project financed with Low Income Housing Tax Credits with a combination of Extremely Low, Very Low, and Low Income units.

Average
A
Single-Family Townhomes Townhomes
B

FOR-SALE
Townhomes
20% LOWER - RENTAL
Funding Required for Inclusionary Housing
Production Off-Site
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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OFF-SITE PRODUCTION
TABLE A-3
ESTIMATE OF POTENTIAL IN-LIEU FEE - APPROACH 2: FUNDING LEVEL REQUIRED FOR INCLUSIONARY HOUSING PRODUCTION OFF-SITE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
C D E
2 Units 3 Units 4 Units 10 Units
2,250 SF 2,000 SF 2,250 SF 1,870 SF
Avg. Unit Size Avg. Unit Size Avg. Unit Size Avg. Unit Size R1-B Zone R-3/P Zone R-3 Zone R-4 Zone
I. Affordability Gap per Affordable Unit (1) $1,184,000 $1,184,000 $1,184,000 $1,184,000 $1,184,000 II.

Affordability Gap per Market-Rate Unit @ 20.0% (2) $296,000 $296,000 $296,000 $296,000 $296,000 Per Market-Rate Net SF $132 $148 $132 $158 $142
(1)
(2) Assumes inclusionary requirement applied to total number of market-rate units approved [i.e., (gap ÷ 80%) x 20%]. 20% MODERATE - FOR-SALE
Reflects affordability gap assuming off-site compliance met through the development of stacked flat condominiums with 100% of units at Moderate Income.

A B

FOR-SALE
Funding Required for Inclusionary Housing
Production Off-Site
Average
Single-Family Townhomes Townhomes Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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APPENDIX B
Estimate of Affordable Rents and Sales Prices

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TABLE B-1
ESTIMATE OF AFFORDABLE SALES PRICES - SINGLE-FAMILY HOMES/TOWNHOMES - 110% AMI

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Number of Bedrooms 1 2 3
I. Benchmark Household Size (1) 2.0 3.0 4.0
County of San Diego Median income $95,600 $107,550 $119,500 Percent of AMI 110% 110% 110%
II. Benchmark Household Income (2) $105,160 $118,305 $131,450 Income Allocation to Housing 35% 35% 35%
Amount Available for Housing $36,806 $41,407 $46,008
III. HOA Fees(3) $350 /Month $4,200 $350 /Month $4,200 $350 /Month $4,200 Utilities(4) $268 /Month $3,216 $353 /Month $4,236 $466 /Month $5,592 Annual Taxes(5) 1.05% $3,738 1.05% $4,158 1.05% $4,578
Flat Tax (6) $643 $643 $643
IV. Available for Mortgage $25,009 $28,170 $30,995
V. Interest Rate (7) 6.79% 6.79% 6.79%
Down Payment 10.0% 10.0% 10.0%
VI. Supportable Mortgage $320,008 $360,452 $396,597
Add: Down Payment $35,600 $36,045 $39,660
VII. Maximum Unit Price (Rounded) $356,000 $396,000 $436,000 (1) Assumed family size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2) State of California Department of Housing and Community Development (HCD) 2024 income limits. (3) HOA Fees based on data from Redfin.com
(4) See Table B-2.
(5)
(6) Reflects City flat tax on all properties
(7) Reflects national 30-year fixed mortgage 52-week average interest rate per Freddiemac.com effective October 29, 2024.

Source: State of California Department of Housing and Community Development, San Diego County Department of Housing and Community Development, California Redevelopment Law H&SC § 50052.5.

Based on affordable unit price. Property tax may be based on market value of actual unit if project is granted a density bonus.

Prepared by: Keyser Marston Associates, Inc.

Filename: i:\affhsng\City of Coronado_In-Lieu Fee Justification Study v2; 11/21/2024;lag

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TABLE B-2

UTILITY ALLOWANCES - FOR-SALE UNITS - TOWNHOMES/SINGLE-FAMILY HOMES

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
A. Utilities (Annual) (1)
Number of Bedrooms 1 2 3
Electric Heat $19 $25 $35
Electric Cooking $12 $17 $22
Electric Water Heater $26 $33 $44
Other Electric $44 $61 $78
Air Conditioning $10 $17 $22
Water $93 $136 $201
Sewer $26 $26 $26
Trash $38 $38 $38
Total Utilities $268 $353 $466
B. Total Annual Utilities $3,216 $4,236 $5,592
(1) Source: Housing Authority of the County of San Diego 2024 Utility Allowance Schedule, effective March 1, 2024.

Prepared by: Keyser Marston Associates, Inc.

Filename i:\affhsng\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;rsp

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TABLE B-3
ESTIMATE OF AFFORDABLE RENTS - 50% AMI, 2024

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Number of Bedrooms 1 2 3
A. Health and Safety Code Section 50053 - Very Low Income Household Size (1) 2.0 3.0 4.0
Percent of AMI 50% 50% 50%
Household Income (2) $47,800 $53,775 $59,750
Income Allocation to Housing 30% 30% 30%
Monthly Housing Cost $1,195 $1,344 $1,494
(Less) Utility Allowance (3) ($101) ($136) ($179)
Maximum Monthly Rent $1,094 $1,208 $1,315
B. Low Income Housing Tax Credit (LIHTC) Program
Household Size (4) 1.5 3.0 4.5
Percent of AMI 50% 50% 50%
Household Income (5) $56,825 $68,200 $78,800
Income Allocation to Housing 30% 30% 30%
Monthly Housing Cost (6) $1,420 $1,705 $1,969
(Less) Utility Allowance (3) ($101) ($136) ($179)
Maximum Monthly Rent $1,319 $1,569 $1,790
C. Maximum Monthly Rent $1,094 $1,208 $1,315
(1) Assumed familiy size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2) Based on State of California Department of Housing and Community Development (HCD) 2024 income limits. (3) Reflects County of San Diego utility allowances, as of March 1, 2024.

Monthly Utility One Two Three
Electric Heating $19 $25 $35
Electric Cooking $12 $17 $22
Other Electric $44 $61 $78
Electric Water Heating $26 $33 $44
Total $101 $136 $179
(4) As assigned by Low Income Housing Tax Credit Program. (5) California Tax Credit Allocation Committee 2024 maximum income levels for projects placed in service on or after April 1, 2024. (6) California Tax Credit Allocation Committee 2024 maximum rents for projects placed in service on or after April 1, 2024.

Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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July 15, 2025 City of Coronado Page 234
TABLE B-4
ESTIMATE OF AFFORDABLE RENTS - 60% AMI, 2024

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Number of Bedrooms 1 2 3
A. Health and Safety Code Section 50053 - Low Income
Household Size (1) 2.0 3.0 4.0
Percent of AMI 60% 60% 60%
Household Income (2) $57,360 $64,530 $71,700
Income Allocation to Housing 30% 30% 30%
Monthly Housing Cost $1,434 $1,613 $1,793
(Less) Utility Allowance (3) ($101) ($136) ($179)
B. Maximum Monthly Rent $1,333 $1,477 $1,614
(1) Assumed familiy size per California Health & Safety Code §50052.5, reflects the number of bedrooms in the unit plus one. (2) Based on State of California Department of Housing and Community Development (HCD) 2024 income limits. (3) Reflects County of San Diego utility allowances, as of March 1, 2024.

Monthly Utility One Two Three
Electric Heating $19 $25 $35
Electric Cooking $12 $17 $22
Other Electric $44 $61 $78
Electric Water Heating $26 $33 $44
Total $101 $136 $179
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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APPENDIX C
In-Lieu Fee Financial Analysis
Approach 1: On-Site Production

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ON-SITE PRODUCTION
TABLE C-1 FOR-SALE

PROTOTYPE PROJECT DESCRIPTIONS

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Site Area 0.16 Acres 0.12 Acres 0.17 Acres 0.32 Acres 7,000 SF 5,250 SF 7,500 SF 14,000 SF
II. Gross Building Area (GBA)
Residential Area 4,500 SF 100% 6,000 SF 100% 9,000 SF 100% 18,700 SF 100% Common Area (1) 0 SF 0% 0 SF 0% 0 SF 0% 0 SF 0%
Total GBA - Residential 4,500 SF 100% 6,000 SF 100% 9,000 SF 100% 18,700 SF 100% III. Number of Units 2 Units 3 Units 4 Units 10 Units
IV. Unit Mix # of Units Unit Size # of Units Unit Size # of Units Unit Size # of Units Unit Size Two Bedroom 1 Unit 50% 1,750 SF 1 Unit 33% 1,500 SF 1 Unit 25% 1,500 SF 2 Units 20% 1,350 SF Three Bedroom 0 Units 0% - 2 Units 67% 2,250 SF 3 Units 75% 2,500 SF 8 Units 80% 2,000 SF Four Bedroom 1 Unit 50% 2,750 SF 0 Units 0% - 0 Units 0% - 0 Units 0% - Total/Average 2 Units 100% 2,250 SF 3 Units 100% 2,000 SF 4 Units 100% 2,250 SF 10 Units 100% 1,870 SF V. Density 12 Units/Acre 25 Units/Acre 23 Units/Acre 31 Units/Acre VI. Construction Type Type V Type V Type V Type V
VII. Stories 2 Stories 2 Stories 2 Stories 3 Stories
VIII. Parking
Type Garage and Surface Garage and Surface Garage and Surface Spaces - Residential 4 Spaces 6 Spaces 8 Spaces 20 Spaces Ratio 2.0 Spaces/Unit 2.0 Spaces/Unit 2.0 Spaces/Unit 2.0 Spaces/Unit (1) Prototypes do not have shared indoor common areas.

A
Single Family Homes
Garage
R1-B Zone - 2 Units R-3/P Zone - 3 Units R-3 Zone - 4 Units R-4 Zone - 10 Units B C D
Townhomes Townhomes Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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ON-SITE PRODUCTION
FOR-SALE TABLE C-2

DEVELOPMENT COSTS

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Total Per Unit Comments Total Per Unit Comments Total Per Unit Comments Total Per Unit Comments I. Direct Costs
Off-Site Improvements (1) $105,000 $53,000 $15 Per SF Site $79,000 $26,000 $15 Per SF Site $113,000 $28,000 $15 Per SF Site $140,000 $14,000 $10 Per SF Site On-Site Improvements/Landscaping (1) $175,000 $88,000 $25 Per SF Site $131,000 $44,000 $25 Per SF Site $188,000 $47,000 $25 Per SF Site $280,000 $28,000 $20 Per SF Site Parking $0 $0 Included Below $0 $0 Included Below $0 $0 Included Below $0 $0 Included Below Shell Construction - Residential $1,575,000 $788,000 $350 Per SF GBA $1,950,000 $650,000 $325 Per SF GBA $2,925,000 $731,000 $325 Per SF GBA $6,078,000 $608,000 $325 Per SF GBA FF&E/Amenities $100,000 $50,000 Allowance $75,000 $25,000 Allowance $100,000 $25,000 Allowance $150,000 $15,000 Allowance Contingency $147,000 $74,000 7.5% of Above Directs $168,000 $56,000 7.5% of Above Directs $166,000 $42,000 5.0% of Above Directs $332,000 $33,000 5.0% of Above Directs Total Direct Costs $2,102,000 $1,051,000 $467 Per SF GBA $2,403,000 $801,000 $401 Per SF GBA $3,492,000 $873,000 $388 Per SF GBA $6,980,000 $698,000 $373 Per SF GBA II. Indirect Costs
Architecture & Engineering $147,000 $74,000 7.0% of Directs $168,000 $56,000 7.0% of Directs $244,000 $61,000 7.0% of Directs $489,000 $49,000 7.0% of Directs Permits & Fees (2) $46,000 $23,000 $10 Per SF GBA $41,000 $14,000 $7 Per SF GBA $56,000 $14,000 $6 Per SF GBA $105,000 $11,000 $6 Per SF GBA Legal & Accounting $32,000 $16,000 1.5% of Directs $36,000 $12,000 1.5% of Directs $52,000 $13,000 1.5% of Directs $105,000 $11,000 1.5% of Directs Taxes & Insurance $265,000 $133,000 5.0% of Market Value $356,000 $119,000 5.0% of Market Value $533,000 $133,000 5.0% of Market Value $1,182,000 $118,000 5.0% of Market Value Developer Fee $84,000 $42,000 4.0% of Directs $96,000 $32,000 4.0% of Directs $140,000 $35,000 4.0% of Directs $279,000 $28,000 4.0% of Directs Marketing/Sales $265,000 $133,000 5.0% of Market Value $356,000 $119,000 5.0% of Market Value $533,000 $133,000 5.0% of Market Value $1,182,000 $118,000 5.0% of Market Value Contingency $42,000 $21,000 5.0% of Above Indirects $53,000 $18,000 5.0% of Above Indirects $78,000 $20,000 5.0% of Above Indirects $167,000 $17,000 5.0% of Above Indirects Total Indirect Costs $881,000 $441,000 41.9% of Directs $1,106,000 $369,000 46.0% of Directs $1,636,000 $409,000 46.8% of Directs $3,509,000 $351,000 50.3% of Directs III. Financing Costs(3) $263,000 $132,000 12.5% of Directs $300,000 $100,000 12.5% of Directs $437,000 $109,000 12.5% of Directs $873,000 $87,000 12.5% of Directs IV. Development Costs(4) $3,246,000 $1,623,000 $721 Per SF GBA $3,809,000 $1,270,000 $635 Per SF GBA $5,565,000 $1,391,000 $618 Per SF GBA $11,362,000 $1,136,000 $608 Per SF GBA (1) Estimated allowance; not verified by KMA or the City of Coronado. (2) KMA estimate, includes building fees, fire fees, water capacity fees, development impact fees, Regional Transportation Congestion Improvement Program (RTCIP) fees, and Coronado Unified School District fees. (3) Includes loan fees, interest during construction, and interest during sales. (4) Excludes acquisition costs.

R1-B Zone - 2 Units R-3/P Zone - 3 Units R-3 Zone - 4 Units R-4 Zone - 10 Units A
Single Family Homes Townhomes
C D
Townhomes Townhomes
B
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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ON-SITE PRODUCTION
TABLE C-3 FOR-SALE

GROSS SALES PROCEEDS AND RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Gross Sales Proceeds
# Units $/SF Price/Unit Total # Units $/SF Price/Unit Total A. Market-Rate
Two Bedroom 1,750 SF 1 $1,300 $2,275,000 $2,275,000 0 $1,300 $2,275,000 $0 Four Bedroom 2,750 SF 1 $1,100 $3,025,000 $3,025,000 1 $1,100 $3,025,000 $3,025,000 Subtotal/Average 2,250 SF 2 $1,178 $2,650,000 $5,300,000 1 $1,100 $3,025,000 $3,025,000 B. Affordable - Moderate (1)(2)
Two Bedroom 1,750 SF 0 $0 $0 $0 1 $226 $396,000 $396,000 Four Bedroom 2,750 SF 0 $0 $0 $0 0 $159 $436,000 $0
Subtotal/Average 2,250 SF 0 $0 $0 $0 1 $226 $396,000 $396,000 C. Total/Average 2,250 SF 2 $1,178 $2,650,000 $5,300,000 2 $760 $1,711,000 $3,421,000 II. Total Gross Sales Proceeds
(Less) Cost of Sale 3.0% of Value ($159,000) 3.0% of Value ($103,000) (Less) Target Developer Profit 10.0% of Value ($530,000) 10.0% of Value ($342,000) III. Total Net Sales Procees $4,611,000 $2,976,000
(Less) Development Costs (3) ($3,246,000) ($3,246,000)
IV. Residual Land Value $1,365,000 ($270,000)
Per Unit $683,000 ($135,000)
Per SF Site Area $260 ($51)
(1) Affordable sales prices based on State of California Department of Housing and Community Development (HCD) 2024 income limits. (2) Reflect maximum ownership housing payment at 35% of 110% AMI; see Table B-1. (3) See Table C-2.

Unit Size
A
Single Family Homes
100% @ Market-Rate 80% @ Market-Rate
20% @ Affordable
R1-B Zone - 2 Units
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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ON-SITE PRODUCTION
TABLE C-4 FOR-SALE

GROSS SALES PROCEEDS AND RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Gross Sales Proceeds
# Units $/SF Price/Unit Total # Units $/SF Price/Unit Total A. Market-Rate
Two Bedroom 1,500 SF 1 $1,300 $1,950,000 $1,950,000 0 $1,300 $1,950,000 $0 Three Bedroom 2,250 SF 2 $1,150 $2,588,000 $5,176,000 2 $1,150 $2,587,500 $5,175,000 Subtotal/Average 2,000 SF 3 $1,188 $2,375,000 $7,126,000 2 $1,294 $2,588,000 $5,175,000 B. Affordable - Moderate (1)(2)
Two Bedroom 1,500 SF 0 $0 $0 $0 1 $264 $396,000 $396,000 Three Bedroom 2,250 SF 0 $0 $0 $0 0 $194 $436,000 $0
Subtotal/Average 1,500 SF 0 $0 $0 $0 1 $264 $396,000 $396,000 C. Total/Average 2,000 SF 3 $1,188 $2,375,000 $7,126,000 3 $929 $1,857,000 $5,571,000 II. Total Gross Sales Proceeds
(Less) Cost of Sale 3.0% of Value ($214,000) 3.0% of Value ($167,000) (Less) Target Developer Profit 10.0% of Value ($713,000) 10.0% of Value ($557,000) III. Total Net Sales Procees $6,199,000 $4,847,000
(Less) Development Costs (3) ($3,809,000) ($3,809,000)
IV. Residual Land Value $2,390,000 $1,038,000
Per Unit $797,000 $346,000
Per SF Site Area $455 $198
(1) Affordable sales prices based on State of California Department of Housing and Community Development (HCD) 2024 income limits. (2) Reflect maximum ownership housing payment at 35% of 110% AMI; see Table B-1. (3) See Table C-2.

Unit Size
B
Townhomes
100% @ Market-Rate 80% @ Market-Rate
20% @ Affordable
R-3/P Zone - 3 Units
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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ON-SITE PRODUCTION
TABLE C-5 FOR-SALE

GROSS SALES PROCEEDS AND RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Gross Sales Proceeds
# Units $/SF Price/Unit Total # Units $/SF Price/Unit Total A. Market-Rate
Two Bedroom 1,500 SF 1 $1,350 $2,025,000 $2,025,000 0 $1,350 $2,025,000 $0 Three Bedroom 2,500 SF 3 $1,150 $2,875,000 $8,625,000 3 $1,150 $2,875,000 $8,625,000 Subtotal/Average 2,250 SF 4 $1,184 $2,663,000 $10,650,000 3 $1,278 $2,875,000 $8,625,000 B. Affordable - Moderate (1)(2)
Two Bedroom 1,500 SF 0 $0 $0 $0 1 $264 $396,000 $396,000 Three Bedroom 2,500 SF 0 $0 $0 $0 0 $174 $436,000 $0
Subtotal/Average 2,250 SF 0 $0 $0 $0 1 $176 $396,000 $396,000 C. Total/Average 2,250 SF 4 $1,184 $2,663,000 $10,650,000 4 $1,002 $2,255,000 $9,021,000 II. Total Gross Sales Proceeds
(Less) Cost of Sale 3.0% of Value ($320,000) 3.0% of Value ($271,000) (Less) Target Developer Profit 10.0% of Value ($1,065,000) 10.0% of Value ($902,000) III. Total Net Sales Procees $9,265,000 $7,848,000
(Less) Development Costs (3) ($5,565,000) ($5,565,000)
IV. Residual Land Value $3,700,000 $2,283,000
Per Unit $925,000 $571,000
Per SF Site Area $493 $304
(1) Affordable sales prices based on State of California Department of Housing and Community Development (HCD) 2024 income limits.. (2) Reflect maximum ownership housing payment at 35% of 110% AMI; see Table B-1. (3) See Table C-2.

C
Unit Size
Townhomes
100% @ Market-Rate 80% @ Market-Rate
20% @ Affordable
R-3 Zone - 4 Units
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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ON-SITE PRODUCTION
TABLE C-6 FOR-SALE

GROSS SALES PROCEEDS AND RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Gross Sales Proceeds
# Units $/SF Price/Unit Total # Units $/SF Price/Unit Total A. Market-Rate
Two Bedroom 1,350 SF 2 $1,350 $1,823,000 $3,646,000 0 $1,350 $1,822,500 $0 Three Bedroom 2,000 SF 8 $1,250 $2,500,000 $20,000,000 8 $1,250 $2,500,000 $20,000,000 Subtotal/Average 1,870 SF 10 $1,265 $2,365,000 $23,646,000 8 $1,337 $2,500,000 $20,000,000 B. Affordable - Moderate (1)(2)
Two Bedroom 1,350 SF 0 $0 $0 $0 2 $293 $396,000 $792,000 Three Bedroom 2,000 SF 0 $0 $0 $0 0 $218 $436,000 $0
Subtotal/Average 1,870 SF 0 $0 $0 $0 2 $212 $396,000 $792,000 C. Total/Average 1,870 SF 10 $1,265 $2,365,000 $23,646,000 10 $1,112 $2,079,000 $20,792,000 II. Total Gross Sales Proceeds
(Less) Cost of Sale 3.0% of Value ($709,000) 3.0% of Value ($624,000) (Less) Target Developer Profit 10.0% of Value ($2,365,000) 10.0% of Value ($2,079,000) III. Total Net Sales Procees $20,572,000 $18,089,000
(Less) Development Costs (3) ($11,362,000) ($11,362,000) IV. Residual Land Value $9,210,000 $6,727,000
Per Unit $921,000 $673,000
Per SF Site Area $658 $481
(1) Affordable sales prices based on State of California Department of Housing and Community Development (HCD) 2024 income limits. (2) Reflect maximum ownership housing payment at 35% of 110% AMI; see Table B-1. (3) See Table C-2.

D
Unit Size
Townhomes
100% @ Market-Rate 80% @ Market-Rate
20% @ Affordable
R-4 Zone - 10 Units
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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July 15, 2025 City of Coronado Page 242

ON-SITE PRODUCTION
TABLE C-7

AVERAGE RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
C D E
2 Units 3 Units 4 Units 10 Units
R1-B Zone R-3/P Zone R-3 Zone R-4 Zone
I. Moderate Income
A. Residual Land Value - 100% Market Rate $1,365,000 $2,390,000 $3,700,000 $9,210,000 Per Unit $683,000 $797,000 $925,000 $921,000 $832,000
Per SF Site Area $260 $455 $493 $658 $467
A B

FOR-SALE
Average Single-Family Townhomes Townhomes Townhomes
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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July 15, 2025 City of Coronado Page 243

APPENDIX D
In-Lieu Fee Financial Analysis
Approach 2: Off-Site Production

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OFF-SITE PRODUCTION
TABLE D-1

PROTOTYPE PROJECT DESCRIPTION

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Site Area 0.46 Acres 0.34 Acres
20,000 SF 15,000 SF
II. Gross Building Area (GBA)
A. Residential
Net Rentable Area 20,950 SF 87.5% 12,900 SF 85.0%
Circulation/Common Area 2,990 SF 12.5% 2,280 SF 15.0%
Total GBA - Residential 23,940 SF 100.0% 15,180 SF 100.0% B. Retail/Restaurant 0 SF
C. Total GBA 23,940 SF 15,180 SF
III. Number of Units 25 Units 10 Units
IV. Unit Mix # of Units Unit Size # of Units Unit Size
One Bedroom 7 Units 28% 700 SF 2 Units 8% 950 SF
Two Bedroom 15 Units 60% 850 SF 6 Units 24% 1,250 SF
Three Bedroom 3 Units 12% 1,100 SF 2 Units 8% 1,750 SF
Total/Average 25 Units 100% 838 SF 10 Units 40% 1,290 SF V. Affordability Mix
Moderate Income 0 Units 0 10 Units 100%
Very Low / Low Income 25 Units 100% 0 Units 0%
Manager 0 Units 0% 0 Units 0%
Total/Av 25 Units 100% 10 Units 100%
VI. Density 54 Units/Acre 29 Units/Acre
VII. Construction Type Type V Type V
VIII. Stories 3 Stories 4 Stories
IX. FAR 1.20 FAR 1.01 FAR
X. Parking
Type
Spaces - Residential 13 Spaces 5 Spaces
Ratio 0.50 Spaces/Unit 0.50 Spaces/Unit
Tuck-under Podium
E F
Stacked Flat Apartments
Rental
Stacked Flat Condominiums
For-Sale
---
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 245

OFF-SITE PRODUCTION
TABLE D-2

DEVELOPMENT COSTS

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Total Per Unit Comments Total Per Unit Comments Total Per Unit Comments Total Per Unit Comments I. Direct Costs
$300,000 $12,000 $15 Per SF Site $300,000 $12,000 $15 Per SF Site $300,000 $12,000 $15 Per SF Site $225,000 $23,000 $15 Per SF Site $500,000 $20,000 $25 Per SF Site $500,000 $20,000 $25 Per SF Site $500,000 $20,000 $25 Per SF Site $375,000 $38,000 $25 Per SF Site Parking $325,000 $13,000 $25,000 Per Space $325,000 $13,000 $25,000 Per Space $325,000 $13,000 $25,000 Per Space $175,000 $18,000 $35,000 Per Space Shell Construction - Residential $8,978,000 $359,000 $375 Per SF GBA $8,978,000 $359,000 $375 Per SF GBA $8,978,000 $359,000 $375 Per SF GBA $4,934,000 $493,000 $325 Per SF GBA Shell Construction - Retail $0 $0 $0 Per SF GBA $0 $0 $0 Per SF GBA $0 $0 $0 Per SF GBA $0 $0 $300 Per SF GBA Tenant Improvements $0 $0 $0 Per SF GBA $0 $0 $0 Per SF GBA $0 $0 $0 Per SF GBA $0 $0 $50 Per SF GBA FF&E/Amenities $213,000 $8,500 $9 Per SF GBA $212,500 $8,500 $9 Per SF GBA $212,500 $8,500 $9 Per SF GBA $50,000 $5,000 $3 Per SF GBA Subtotal $10,316,000 $413,000 $431 Per SF GBA $10,315,500 $413,000 $431 Per SF GBA $10,315,500 $413,000 $431 Per SF GBA $5,759,000 $576,000 $379 Per SF GBA Add: Prevailing Wages $0 $0 0.0% of Directs $0 $0 0.0% of Directs $1,547,000 $62,000 15.0% of Directs $0 $0 0.0% of Directs Contingency $516,000 $21,000 5.0% of Directs $516,000 $21,000 5.0% of Directs $593,000 $24,000 5.0% of Directs $288,000 $29,000 5.0% of Directs Total Direct Costs $10,832,000 $433,000 $452 Per SF GBA $10,831,500 $433,000 $452 Per SF GBA $12,455,500 $498,000 $520 Per SF GBA $6,047,000 $605,000 $398 Per SF GBA II. Indirect Costs
Architecture & Engineering $758,000 $30,000 7.0% of Directs $758,000 $30,000 7.0% of Directs $872,000 $35,000 7.0% of Directs $423,000 $42,000 7.0% of Directs $130,000 $5,000 $5 Per SF GBA $130,000 $5,000 $5 Per SF GBA $130,000 $5,000 $5 Per SF GBA $87,000 $9,000 $6 Per SF GBA Legal & Accounting $162,000 $6,000 1.5% of Directs $162,000 $6,000 1.5% of Directs $187,000 $7,000 1.5% of Directs $91,000 $9,000 1.5% of Directs Taxes & Insurance $217,000 $9,000 2.0% of Directs $217,000 $9,000 2.0% of Directs $249,000 $10,000 2.0% of Directs $121,000 $12,000 2.0% of Directs Developer Fee $433,000 $17,000 4.0% of Directs $1,886,000 $75,000 17.4% of Directs $2,148,000 $86,000 17.2% of Directs $242,000 $24,000 4.0% of Directs Marketing/Lease-Up/Sales $88,000 $3,500 $4 Per SF GBA $88,000 $3,500 $4 Per SF GBA $88,000 $3,500 $4 Per SF GBA $119,000 $12,000 3.0% of Market Value Contingency $89,000 $4,000 5.0% of Indirects $162,000 $6,000 5.0% of Indirects $184,000 $7,000 5.0% of Indirects $54,000 $5,000 5.0% of Indirects Total Indirect Costs $1,877,000 $75,000 17.3% of Directs $3,403,000 $136,000 31.4% of Directs $3,858,000 $154,000 31.0% of Directs $1,137,000 $114,000 18.8% of Directs III. Financing Costs $1,083,000 $43,000 10.0% of Directs $1,078,000 $43,000 10.0% of Directs $1,308,000 $52,000 10.5% of Directs $605,000 $61,000 10.0% of Directs IV. Development Costs (3) $13,792,000 $552,000 $576 Per SF GBA $15,312,500 $613,000 $640 Per SF GBA $17,621,500 $705,000 $736 Per SF GBA $7,789,000 $779,000 $513 Per SF GBA (1) Estimated allowance; not verified by KMA or the City of Coronado. (2) KMA estimate, includes building fees, fire fees, water capacity fees, development impact fees, Regional Transportation Congestion Improvement Program (RTCIP) fees, and Coronado Unified School District fees. (3) Excludes acquisition costs.
4% Tax Credits For-Sale
E F
100% Affordable
Stacked Flats Apartments Stacked Flat Condominiums
Off-Site Improvements (1)
On-Site Improvements/Landscaping (1)
Permits & Fees (2)
No Tax Credits 9% Tax Credits
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

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OFF-SITE PRODUCTION
RENTAL TABLE D-3

NET OPERATING INCOME

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Gross Scheduled Income (GSI) Unit Size # Units $/Month Annual # Units $/Month (1) Annual # Units $/Month (1) Annual One Bedroom @ Very Low - 50% AMI (2) 700 SF 0 $1,094 $0 7 $1,094 $92,000 7 $1,094 $92,000 One Bedroom @ Low - 60% AMI (3) 700 SF 7 $1,333 $112,000 0 $1,333 $0 0 $1,333 $0 Two Bedroom @ Very Low - 50% AMI (2) 850 SF 0 $1,208 $0 15 $1,208 $217,000 15 $1,208 $217,000 Two Bedroom @ Low - 60% AMI (3) 850 SF 15 $1,477 $266,000 0 $1,477 $0 0 $1,477 $0 Three Bedroom @ Very Low - 50% AMI (2) 1,100 SF 0 $1,315 $0 3 $1,315 $47,000 3 $1,315 $47,000 Three Bedroom @ Low - 60% AMI(3) 1,100 SF 3 $1,614 $58,000 0 $1,614 $0 0 $1,614 $0 Total/Average 838 SF 25 $1,450 $436,000 25 $1,190 $356,000 25 $1,190 $356,000 Add: Other Income $25 /Unit/Month $8,000 $25 /Unit/Month $8,000 $25 /Unit/Month $8,000 Total Gross Scheduled Income (GSI) $444,000 $364,000 $364,000 II. Effective Gross Income
(Less) Vacancy 5.0% of GSI ($22,000) 5.0% of GSI ($18,000) 5.0% of GSI ($18,000) Effective Gross Income (EGI) $422,000 $346,000 $346,000 III. Operating Expenses
(Less) Operating Expenses $7,500 /Unit/Year ($188,000) $7,500 /Unit/Year ($188,000) $7,500 /Unit/Year ($188,000) (Less) Tenant Services $0 /Unit/Year $0 $200 /Unit/Year ($5,000) $500 /Unit/Year ($13,000) (Less) Property Taxes/Assessments (4) $200 /Unit/Year ($5,000) $200 /Unit/Year ($5,000) $200 /Unit/Year ($5,000) (Less) Replacement Reserves $250 /Unit/Year ($6,000) $250 /Unit/Year ($6,000) $500 /Unit/Year ($13,000) (Less) Monitoring Fee $0 /Unit/Year $0 $0 /Unit/Year $0 $0 /Unit/Year $0 Total Operating Expenses $7,960 /Unit/Year ($199,000) $8,160 /Unit/Year ($204,000) $8,760 /Unit/Year ($219,000) 47% of EGI 59% of EGI 63% of EGI
IV. Net Operating Income (NOI) $223,000 $142,000 $127,000 V. (Less) Debt Service - Other State Funding Source (5) 0.00% of Loan $0 0.00% of Loan $0 0.42% of Loan ($13,000) VI. NOI after Debt Service for State Funding Source $223,000 $142,000 $114,000 (1)
(2) Assumes monthly rents at an average of 50% AMI in order to competitively apply for Tax Credits; see Table B-3 for calculation of affordable rents at 50% AMI. (3) See Table B-4 for calculation of affordable rents at 60% AMI. (4) Reflects special assessments only. Assumes project will qualify for tax-exempt status. (5) Reflects competitive State funding source, e.g., AHSC, MIP, MHP, IIG, etc.

Based on the lower of State of California Department of Housing and Community Development (HCD) 2024 income limits or California Tax Credit Allocation Committee 2024 maximum income and rent levels for projects placed in service on or after May 15, 2023.

E
100% Affordable
Stacked Flat Apartments
No Tax Credits 9% Tax Credits 4% Tax Credits
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 247

OFF-SITE PRODUCTION
RENTAL
TABLE D-4

RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Sources of Funds Total Per Unit Total Per Unit Total Per Unit Supportable Permanent Loan (1) $2,531,000 $101,000 $1,604,000 $64,000 $1,407,000 $56,000 Warranted Equity Investment (2) $242,000 $10,000 $0 $0 $0 $0 Tax Credit Equity Investment-Federal (3) $0 $0 $8,880,000 $355,000 $7,489,000 $300,000 Tax Credit Equity Investment-State (3) $0 $0 $1,842,000 $74,000 $2,098,000 $84,000 Other State Funding Source (4) $0 $0 $0 $0 $3,125,000 $125,000 Deferred Developer Fee (5) $0 $0 $0 $0 $0 $0
General Partner Equity Contribution (5) $0 $0 $0 $0 $0 $0 Total Sources of Funds $2,773,000 $111,000 $12,326,000 $493,000 $14,119,000 $565,000 II. (Less) Development Costs excluding Land ($13,792,000) ($552,000) ($15,312,500) ($613,000) ($17,621,500) ($705,000) III. Residual Land Value ($11,019,000) ($441,000) ($2,986,500) ($119,000) ($3,502,500) ($140,000) E
100% Affordable
Stacked Flat Apartments
No Tax Credits 9% Tax Credits 4% Tax Credits
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 248

OFF-SITE PRODUCTION
RENTAL
TABLE D-4 (CONT'D.)

RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
(1) Supportable Permanent Loan
NOI $223,000 $142,000 $114,000
Interest Rate 7.00% 7.00% 6.25%
Term (years) 35 35 35
Debt Coverage Ratio 1.15 1.15 1.15
Annual Debt Service $194,000 $123,000 $99,130
Supportable Permanent Loan $2,531,000 $1,604,000 $1,407,000 (2) Warranted Equity Investment
NOI $223,000
(Less) Annual Debt Service ($194,000)
Project Cash Flow $29,000
Target Return 12.0%
Warranted Equity Investment $242,000
(3) Low Income Housing Tax Credits
A. Federal
Estimate of Eligible Basis:

Total Development Costs $15,312,500 $17,621,500
(Less) Ineligible Costs 6% ($853,000) 7% ($1,154,000)
Eligible Basis $14,459,500 $16,467,500
Tax Credit Proceeds:

Maximum Eligible Basis $14,459,500 $16,467,500
(Less) Voluntary Credit Adjustment 40.0% ($5,784,000) 0.0% $0 Total Requested Unadjusted Basis $8,675,500 $16,467,500 Impacted Bonus Factor 130% $11,278,000 130% $21,407,750 Tax Credit Qualified Units/Applicable Factor 100% $11,278,000 100% $21,407,750 Tax Credit Rate 9.00% $1,015,000 4.00% $856,000
Maximum Annual Tax Credits $1,015,000 N/A
Total Tax Credits @ 10 $10,150,000 10 $8,560,000
Limited Partner Share 99.99% $10,149,000 99.99% $8,559,144 Tax Credit Equity Investment @ 87.5% $8,880,000 87.5% $7,489,000 B. State
Unadjusted Eligible Basis $14,459,500 $16,467,500
Requested Eligible Basis 50.0% $7,230,000 50.0% $8,234,000 Tax Credit Factor 30.0% $2,169,000 30.0% $2,470,000
Limited Partner Share 99.9% $2,167,000 99.9% $2,468,000 Tax Credit Equity @ 85.0% $1,842,000 85.0% $2,098,000
E
100% Affordable
Stacked Flat Apartments
No Tax Credits 9% Tax Credits 4% Tax Credits
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
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OFF-SITE PRODUCTION
RENTAL
TABLE D-4 (CONT'D.)

RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
E
100% Affordable
Stacked Flat Apartments
No Tax Credits 9% Tax Credits 4% Tax Credits
(4) Other State Funding Source
Total Loan $0 $3,125,000
Annual Debt Service 0.00% $0 0.42% $13,000
(5) Estimate of Deferred Developer Fee
Eligible Basis $14,459,500 $16,467,500
(Less) Developer Fee ($1,886,000) ($2,148,000)
Unadjusted Eligible Basis $12,573,500 $14,319,500
Total Developer Fee 15.0% $1,886,000 15.0% $2,148,000
Developer Overhead Fee $1,886,000 $2,148,000
(Less) Deferred Developer Fee 0.00% $0 0.0% $0
Upfront Developer Fee $1,886,000 $2,148,000
Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 250

OFF-SITE PRODUCTION

FOR-SALE
TABLE D-5

GROSS SALES PROCEEDS AND RESIDUAL LAND VALUE

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
I. Gross Sales Proceeds Unit Size # Units Price/Unit (2) Total Affordable - Moderate (1)
One Bedroom 950 SF 2 $356,000 $712,000
Two Bedroom 1,250 SF 6 $396,000 $2,376,000
Three Bedroom 1,750 SF 2 $436,000 $872,000
Total/Average 1,290 SF 10 $396,000 $3,960,000
II. Total Gross Sales Proceeds
(Less) Cost of Sale 3.0% of Value ($119,000)
(Less) Target Developer Profit 10.0% of Value ($396,000) III. Total Net Sales Proceeds $3,445,000
(Less) Development Costs (3) ($7,789,000)
IV. Residual Land Value ($4,344,000)
Per Unit ($434,000)
(1)
(2) Reflect maximum ownership housing payment at 35% of 110% AMI, see Table B-1. (3) See Table D-2.

F
100% Affordable
Stacked Flat Condominiums
For-Sale
Affordable sales prices based on State of California Department of Housing and Community Development (HCD) 2024 income limits.

Prepared by: Keyser Marston Associates, Inc.

Filename: City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;ejr

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July 15, 2025 City of Coronado Page 251

OFF-SITE PRODUCTION
TABLE D-6

AVERAGE AFFORDABILITY GAP

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Stacked Flat
Condominiums
No Tax Credits 9% Tax Credits 4% Tax Credits For-Sale
I. Lower Income
A. Residual Land Value - 100% Lower Income ($11,019,000) ($2,986,500) ($3,502,500) --- Per Affordable Unit ($441,000) ($119,000) ($140,000) ($130,000) (1) B. Acquisition Costs @ $500 /SF Site Area (2) ($10,000,000) ($10,000,000) ($10,000,000) --- Per Affordable Unit ($400,000) ($400,000) ($400,000) ($400,000) (1) C. Total Afforability Gap ($21,019,000) ($12,986,500) ($13,502,500) --- Per Affordable Unit ($841,000) ($519,000) ($540,000) ($530,000) (1) II. Moderate Income
A. Residual Land Value - 100% Moderate Income --- --- --- ($4,344,000) Per Affordable Unit ($434,000) ($434,000)
B. Acquisition Costs @ $500 /SF Site Area (2)--- --- --- ($7,500,000) Per Affordable Unit ($750,000) ($750,000)
C. Total Afforability Gap --- --- --- ($11,844,000)
Per Affordable Unit ($1,184,000) ($1,184,000)
(1)
(2) KMA estimate based on survey of residential land sales in the City.

Stacked Flat Apartments
Average
Excludes outcome from No Tax Credits scenario. Assumes off-site compliance for Low Income units would be met through the development of a Low Income Housing Tax Credit project with a combination of Extremely Low, Very Low, and Low Income units.

Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 252

APPENDIX E
Comparison of Affordable Housing Fees
San Diego County

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July 15, 2025 City of Coronado Page 253
TABLE E-1

COMPARISON OF AFFORDABLE HOUSING FEES, SAN DIEGO COUNTY

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Rental For-Sale Project Size
Threshold
% Affordable
Units Required Fee Option Project Size Threshold Fee Type Amount Per
Market-Rate Unit or
Market-Rate SF
Carlsbad 1993 Yes Yes 7 units 15% @ Low Income Yes In-Lieu Fee $18/SF Chula Vista 1981 Yes Yes 20 units 10% Yes In-Lieu Fee varies by project Del Mar 2006 Yes Yes 2 - 30 units 15% Low, Very Low, Yes In-Lieu Fee $27,350 or Extremely Low per lot created
30-49 units
50+ units
Encinitas 1987 Yes Yes 7 units 15% @ Very Low Income Yes In-Lieu Fee $24.08/SF or 20% Low Income
Escondido --- None None None None None None
Oceanside 1983 Yes Yes 10 units Rental Yes In-Lieu Fee $20/SF (1) 15% @ Low Income
For-Sale Yes In-Lieu Fee $20/SF (1)
15% @ Low or
Moderate Income
Available to
projects of all sizes
Updated
2024
Available to
projects up to 6 units and
fractional units
20% @ Low, Very Low, or
Extremely Low
Available only to subdivisions
creating
Updated new lots
2024 20% @ Low, Very Low, or
Extremely Low
Updated
2024 Available to
projects of all sizes
Affordable Housing Fee
Available to
projects up to 6 units Updated
2024
Available to
(5% Low Income projects of all sizes
5% Moderate Income)
City
Year
Adopted
Inclusionary Production Requirement
No
Requirement
No
Requirement
20% of inclusionary units @
Extremely Low
Updated
2024
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 254
TABLE E-1

COMPARISON OF AFFORDABLE HOUSING FEES, SAN DIEGO COUNTY

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Rental For-Sale Project Size
Threshold
% Affordable
Units Required Fee Option Project Size Threshold Fee Type Amount Per
Market-Rate Unit or
Market-Rate SF
Affordable Housing Fee
City
Year
Adopted
Inclusionary Production Requirement
San Diego (2) 2003 Yes Yes 10 units Rental Yes In-Lieu Fee $25/SF Outside FUA 10% @ 60% AMI
For-Sale Yes In-Lieu Fee $25/SF
10% @ 100% AMI or
15% @ 120% AMI
San Diego
Inside FUA 1992 Yes Yes 2 units 20% @ 65% AMI or less None None None None San Diego
2023 Yes Yes 10 units 15% Very Low and Yes In-Lieu Fee $25/SF Low Income
San Diego Options:
2024 Yes Yes 10 units
10% @ 60% AMI None None None None
5% @ 80% AMI Yes - Required Available to all projects; In-Lieu Fee $25/SF must pay in-lieu fee
and provide minimum
of 5% of units @
80% AMI
10% @ 120% AMI Yes - Required Available to all projects; In-Lieu Fee $25/SF must pay in-lieu fee
and provide minimum
of 10% of units @
120% AMI
Alternative compliance Yes - Required Available to all projects; In-Lieu Fee $50/SF fee must pay a rate of
200% of applicable fee
Available to projects of all sizes;
<10 units exempt
Updated
2020 Available to projects of all sizes;
<10 units exempt
Available to projects of all sizes;
<10 units exempt
Barrio Logan
Community Plan
Area
University
Community Plan
Area
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 255
TABLE E-1

COMPARISON OF AFFORDABLE HOUSING FEES, SAN DIEGO COUNTY

INCLUSIONARY HOUSING IN-LIEU FEE STUDY

CITY OF CORONADO
Rental For-Sale Project Size
Threshold
% Affordable
Units Required Fee Option Project Size Threshold Fee Type Amount Per
Market-Rate Unit or
Market-Rate SF
Affordable Housing Fee
City
Year
Adopted
Inclusionary Production Requirement
Poway 2018 Yes Yes 1 unit Rental Yes In-Lieu Fee $500/unit (3) 15% @ Very Low Income
For-Sale Yes In-Lieu Fee $500/unit (3)
15% @ Low Income or
20% @ Moderate Income
San Marcos (4) 2000 Yes For-Sale For-Sale Yes For-Sale In-Lieu Fee $9,300/unit 1 unit
Update
pending Rental
2024 6 Units Rental
Rental
15% of Target Households
(determined by City)
Solana Beach 2011 Yes Yes 5 units 15% @ Very Low or Yes Impact Fee $27.22/SF Low Income
Updated
2023
Vista 1985 Yes Yes 20 units 5% @ Low Yes In-Lieu Fee $17.56/SF 4% @ Moderate
Updated
2022
(1) In-lieu fee effective January 1, 2024 - December 31, 2024. Beginning January 1, 2025 and every calendar year thereafter the fee will be administratively adjusted based on the ENR CCI index. (2)
(3) City of Poway base fee varies by zoning, with a maximum total of $500 per unit for all projects. (4) Reflects City's existing inclusionary ordinance. Proposed update of the City of San Marcos' inclusionary housing in-lieu to be considered by the City Council in November 2024.

Yes, as
alternative to
paying fee
Available to all projects
Available to projects of all sizes;
<20 units exempt
Partial affordable units subject
to the payment of an in-lieu fee
in proportion to the partial unit
Applies to development located outside of the City of San Diego's North City Future Urbanizing Area (FUA). Reflects ordinance approved by the San Diego City Council December 11, 2019, effective July 1, 2020. Inclusionary housing requirements to be phased in over five (5) years. In-lieu fee of $25 per SF reflects fee beginning July 1, 2024.

Pay in-lieu fee unless opting to
produce inclusionary units of
15% @ Target Households
(determined by City)
Available to projects
of all sizes
Projects of 6 or less units and
fractional units
Available to projects
of all sizes
Available to projects
of all sizes
Prepared by: Keyser Marston Associates, Inc.

Filename i:\City of Coronado_In-Lieu Fee Justification Study v2;11/21/2024;lag

Item 7.a
July 15, 2025 City of Coronado Page 256

CITY COUNCIL STAFF REPORT
April 15, 2025 8d.

CONSIDERATION OF A POTENTIAL INCREASE OF THE CITY’S AFFORDABLE HOUSING

IN-LIEU FEE
RECOMMENDATION:

Receive report, consider an appropriate increase to the City’s Affordable Housing In-Lieu Fee, and adopt a resolution amending the amount of subdivision fees for the Affordable Housing Fund.

BACKGROUND:

Section 82.21 of the Coronado Municipal Code requires subdivision projects involving two or more residential lots to reserve 20% of the units for lower income households or pay an in-lieu fee of $7,000 per unit. For example, a developer of a four-unit residential subdivision who chooses to pay the In-Lieu fee instead of dedicating on-site affordable units would be assessed a fee of $28,000. Since adoption of the ordinance, all subdivision applicants have elected to pay the inlieu fee.

Fees collected through the program are deposited into a dedicated affordable housing fund.

Funds may only be spent on providing new affordable housing units in the City. The City’s current fee of $7,000/unit was established in 1993 and has not been updated since. The City’s Affordable Housing fund has a current balance of approximately $1.7 million.

In response to a Policy 2 request, staff presented the City Council with a report on the City’s Affordable Housing In-Lieu Fee on October 19, 2021. Following a presentation and discussion, the Council directed staff to hire a qualified consultant to prepare a development impact fee nexus study to review the In-Lieu Fee and the City’s development impact fees, evaluate potential new fees, make recommendations on fee rates, and ensure any new or modified fees are consistent with the California Mitigation Fee Act (Assembly Bill 1600) and related legislation.

The City subsequently released a Request for Proposals (RFP) and received two proposals. On June 7, 2022, the City Council authorized a contract in the amount of $63,000 to DTA, Inc.

Following two years of unsatisfactory progress on the project, the City exercised its contractual right to terminate its agreement with DTA for convenience on June 11, 2024.

Due to the protracted schedule and lack of progress on the project, coupled with a Housing Element Update requirement to review and consider updates to the City’s Affordable Housing InLieu Fee, staff subsequently hired Keyser-Marston Associates to complete a focused analysis on the In-Lieu Fee so that the City Council could consider possible changes before the end of the year. Staff intends to resume work on development impact fees in 2025.

ANALYSIS:

High land costs make it economically challenging to develop affordable housing in Coronado. The City has 18 deed-restricted affordable housing properties that accommodate 172 total units; however, all of those units were produced and publicly subsidized by former redevelopment housing set-aside monies. Staff is not aware of any affordable units developed in Coronado without funding assistance from the City.

Attachment 3
Item 7.a
July 15, 2025 City of Coronado Page 257
Cities throughout California lost their primary funding source for developing affordable housing when the state dissolved redevelopment agencies in 2011. The loss of redevelopment funds, lack of private sector investment, and scarcity of grant opportunities for higher income communities leaves the City with three primary funding sources to produce affordable housing: 1) residual funds paid into the City’s Housing Successor account from former redevelopment loan repayments; 2) the General Fund; and 3) the Affordable Housing In-Lieu Fee.

The City’s Affordable Housing Fund has a current balance of approximately $1.7 million. Recent property sales data indicates that multi-family zoned residential properties can command between $500 - $750 per square foot (sf). Accordingly, a 7,000 sf lot that can accommodate four residential units could be expected to sell for $3.5 - $5.25 million. At the current rate of $7,000 per unit, 500 market rate units would need to be developed through new subdivisions to generate the minimum $3.5 million necessary to acquire a property that could support four affordable units and additional funding would be needed for redevelopment and long-term property management.

Coronado’s In-lieu fee level is comparable to some inland jurisdictions in the San Diego region, but it is substantially lower than coastal cities that share Coronado’s built-out and high land cost characteristics. The following table summarizes In-Lieu fee programs in neighboring cities (a more detailed survey can be found in Attachment 2, appendix E):

City Year Updated Project Thresholds Fee Amount
Carlsbad 2024 7+ units, rental & for-sale $18/sf
Coronado 1993 2+ units, for-sale only $7,000/unit
Chula Vista 2024 20+ units, rental & for-sale varies
Del Mar 2024 2+ units, rental & for-sale $27,350/unit
Encinitas 2024 7+ units, rental & for-sale $24.08/sf
Oceanside 2024 10+ units, rental & for-sale $20/sf
San Diego 2020 varies, rental & for-sale $25 - $50/sf
Poway 2018 1+ units, rental & for-sale $500/unit
San Marcos 2000 1+ for sale units, 6+ rental $9,300/unit Solana Beach 2023 5+ units, rental & for sale $27.22/sf Vista 2022 20+ units, rental & for-sale $17.56/sf
Inclusionary Housing In-Lieu Fee Study
Keyser-Marston Associates, Inc. (KMA) completed a draft Inclusionary Housing In-Lieu Fee Study (Attachment 2) to evaluate the City’s Affordable Housing In-Lieu Fee and to determine a potential fee increase that would be commensurate with the actual cost to produce affordable housing in Coronado. As part of this effort, KMA reviewed the City’s existing ordinance, revenue generated from the current fee program, and in-lieu fee programs in other San Diego County jurisdictions.

KMA then reviewed market data trends, local land values, development cost estimates, and other industry standards, and prepared financial pro forma models to estimate the residual land value generated by a variety of residential project types. Residual land values were calculated for both 100% market-rate projects and projects with 80% market-rate and 20% affordable units to determine the economic impact of providing affordable housing and the in-lieu fee levels that would be needed for the City or a developer to produce affordable units.

City of Coronado Page 238 Attachment 3
Item 7.a
July 15, 2025 City of Coronado Page 258
KMA evaluated a number of development scenarios in their report, including a series of prototypes based on characteristics of recently developed multi-family projects in Coronado, rental and forsale home products, and scenarios for both on-site and off-site production of affordable units. To determine supportable fee levels, KMA considered the following two approaches:
• Approach 1: Economic Impact of Including Affordable Units On-Site. For this approach, KMA prepared financial pro forma models for four distinct development prototypes that are representative of multi-family development recently completed in Coronado. KMA then compared the residual land values, defined as the value of a completed housing project minus the underlying land value, of a 100% market-rate project vs a project with an 80% - 20% market-rate and affordable mix. The difference in the residual land value between the two scenarios represents the financial impact of providing on-site affordable units.

KMA determined that the estimated financial impact of providing 20% affordable units on-site ranged from $248,000 to $818,000 per market rate unit, or $133 to $364/sf. • Approach 2: Off-Site Affordability Gap. This approach determines the amount of in-lieu fees the City would need to receive from a market-rate developer to produce affordable housing at an off-site location. KMA prepared financial pro forma models for two development prototypes, a 25-unit apartment project and a 10-unit condominium (for-sale) project. KMA then calculated the affordability gap (the amount the City would need to collect per affordable unit) to determine appropriate in-lieu fee levels.

This approach resulted in an estimated funding gap of $296,000/unit or $132 to $158/sf for for-sale units and $133,000/unit or $59 to $71/sf for rental units.

Supportable In-Lieu Fee Levels
The following table shows the supportable fee levels for each approach that could be assessed on residential project based on whether the type of affordable housing produced is rental or forsale. Fee levels are expressed as both a flat fee (as currently applied in Coronado) and on a per square-foot basis. As shown at the bottom of the table, KMA recommends that the maximum fee level the City should consider is $59/sf, which was the lowest amount calculated among the various development scenarios they studied.

Potential Fee Levels
Approach to Setting Fee Levels
Approach 1:

On-Site Production
Approach 2:

Off-Site Production
FOR-SALE – 20% MODERATE
Per Market-Rate Net $133 - $364/sf (avg $220)
Or
$249,000 - $818,000/unit
(avg $468,000)
$132 - $158 (avg $142)
Or
$296,000/unit
RENTAL – 20% LOWER
Per Market-Rate Net --- $59 - $71
Average: $64
OR
$133,000/unit
 KMA RECOMMENDED MAXIMUM FEE LEVEL - $59/SF
City of Coronado Page 239 Attachment 3
Item 7.a
July 15, 2025 City of Coronado Page 259
Considerations to Determine an Appropriate Fee Level
Although the City Council could adopt a fee as high as $59/sf, it has full discretion to set a lower fee as deemed reasonable and appropriate. The recommended maximum In-Lieu Fee level of $59/sf would be highest rate of any city in San Diego County. Similar coastal cities in the region charge between $18 - $27/sf. The City of San Diego’s fee for the University Community Planning Area is $50/sf, but $25/sf for most of the rest of the city.

The following table illustrates how increasing the City’s In-Lieu fee to $59/sf (maximum recommended fee level) and $27/sf (highest fee charged by a comparable coastal city) would impact subdivision projects in Coronado, assuming unit sizes of 2,000 sf:

Number of Units Existing In-Lieu Fee $59/SF In-Lieu Fee $27/SF In-Lieu Fee 2 $14,000 $236,000 $108,000
4 $28,000 $472,000 $216,000
8 $56,000 $944,000 $432,000
10 $70,000 $1,180,000 $540,000
Flat Fee vs Square-Foot Based Fee
KMA recommends the City establish its fee on a square-foot basis to avoid deterring development of smaller units, which are typically more affordable than larger units.

In-Lieu Fee Applicability – Rental and For-Sale Developments Most surveyed cities require both rental and for-sale residential developments to participate in their inclusionary affordable housing programs. The City of Coronado’s ordinance only applies to residential subdivisions involving for-sale units. Although the City receives very few applications for apartments projects, the City Council could consider amending the ordinance to apply to all new residential development projects.

Automatic Annual Increases
If the City Council chooses to increase the fee, they should consider whether to include an annual automatic adjustment to the in-lieu fee. Options for an automatic annual increase include the Consumer Price Index (CPI), Building Cost Index (BCI), or the Construction Cost Index (CCI).

These options are further detailed in section III of the attached Inclusionary Housing In-Lieu Fee Study.

Project Pipelining
If the City Council decides to increase the Affordable Housing In-Lieu Fee, the Council may wish to establish a pipelining policy to exempt certain subdivision projects from paying the increased fee. The City Council may consider applying pipelined status to the following classes of projects:
• Approved Tentative Maps and Tentative Parcel Maps that have been approved by the City Council, but have not completed the Final Map process or been recorded; • Active applications for Tentative Maps and Tentative Parcel Maps; • Any Tentative Map or Tentative Parcel Map submitted prior to a Council imposed deadline.

Under this option, the Council may choose to delay the date the fee increase goes into effect.
• A combination of one or more of the above options.

City of Coronado Page 240 Attachment 3
Item 7.a
July 15, 2025 City of Coronado Page 260
FISCAL IMPACT: Raising the City’s Affordable Housing In-Lieu Fee would result in the City accruing additional funds in its Affordable Housing In-Lieu Fee Account. The actual fiscal impact would depend on the fee level set by the City Council.

ALTERNATIVE:

The City Council may keep the current affordable housing fee as-is or direct staff to prepare appropriate documentation to raise the fee as desired.

CALIFORNIA ENVIRONMENTAL QUALITY ACT:

Not Applicable.

PUBLIC NOTICE:

Public notice of this public hearing was published in the Coronado Eagle/Journal on Wednesday, April 2, 2025.

ATTACHMENTS:

1. Resolution 2025-17

2. Inclusionary Housing In-Lieu Fee Study (Keyser-Marston Associates, Inc.) Submitted By: Community Development Department / Richard Grunow City of Coronado Page 241 Attachment 3
Item 7.a
July 15, 2025 City of Coronado Page 261
Item 8a.

Councilmember Purvis
Agenda Item 8a: Report on Inter-Agency Committees and Board Assignments June 12 – July 10, 2025
Councilmember Kelly Purvis
• USIBWC San Diego Citizens Forum Public Meeting in Coronado on June 12, 2025 • Change of Command for Navy Region Southwest on June 18, 2025 • City Council EOC Training on June 19, 2025
• City Council Tour of Sharp Coronado Hospital on June 19, 2025 • CCA (Community Choice Aggregators) Subcommittee Meeting on June 23, 2025 o First meeting of CCA Subcommittee to discuss workplan/calendar • Metro Wastewater JPA Meeting on July 10, 2025 was canceled o Next meeting scheduled for August 7, 2025.
• Attended Fire Department Badge Pinning Ceremony on July 9, 2025 • Met with Fire/EMS Community Risk Assessment consultants on July 10 for their information gathering phase.

Item 8.a
July 15, 2025 City of Coronado Page 262

CITY COUNCIL STAFF REPORT
Appointment of City Council Representatives to Serve on Boards, Committees, and Other Assignments

RECOMMENDATION
Ratify members to serve on Mayoral-appointed boards, committees, and other assignments.

BACKGROUND
Following each City Council election, it is necessary for the Mayor to appoint, and the City Council to ratify, Councilmember appointments to boards, bodies, commissions, committees, and other assignments, including the designation of Mayor Pro Tempore. The list of City Council assignments was last reviewed on February 4, 2025, following the appointment of Councilmember Kelly Purvis. The Community Choice Aggregation (CCA) Subcommittee was incorporated into the list following its creation at the June 17, 2025 Council Meeting.

ANALYSIS
Government Code Section 40605 states:

In general law cities where the office of mayor is an elective office pursuant to Article 5 (commencing with Section 34900) of Chapter 7 of Part 1 of Division 2 of Title 4, the mayor, with the approval of the city council, shall make all appointments to boards, commissions, and committees unless otherwise specifically provided by statute.

Coronado has not adopted any other procedure for appointments, and as a general law city, conforms to this Code section.

In voting on the assignments where a stipend is paid to the appointee, and the stipend amounts to $250 or more in any 12-month period, the Fair Political Practices Commission (FPPC) has provided guidance to the City Council. In order to avoid financial self-dealing, the prospective appointee must leave the dais and not participate in the vote. Therefore, each vote for a stipend position should be voted on separately and the proposed appointee should leave the dais until the vote is completed.

In light of scheduling considerations, an amendment to the City Council assignments list is recommended by the Mayor, as follows:

Metropolitan Transit System
Primary: Mark Fleming
Alternate: Carrie Downey
The change is redlined in the attached assignments list.

FISCAL IMPACT
There is no direct fiscal impact associated with this item.

Item 8.b
July 15, 2025 City of Coronado Page 263

ALTERNATIVE
The City Council may provide further direction to staff.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
This action is not subject to CEQA.

PUBLIC NOTICE
No public notice is required for this item.

ATTACHMENTS

1. Draft 2025 City Council Board, Committee, and Other Assignments List Submitted By: City Clerk's Office / Kelsea Holian
Item 8.b
July 15, 2025 City of Coronado Page 264
Council Board/Commission/Committee Assignments
Approved by the City Council on June 17, 2025

BOARD/COMMITTEE/COMMISSION

ASSIGNMENT
(P) PRIMARY
(A) ALTERNATE

MEETING DAY(S) AND
TIMES
Mayor Pro Tempore Carrie Downey *CMC 2.02.202(C)
The Mayor Pro Tempore shall
serve a term of one year, or
until a successor for the
position is chosen. Three
affirmative votes shall be
required to choose or change
the Mayor Pro Tempore.

Audit Committee (2) John Duncan
Mark Fleming
Meets with City auditor during
audit season and as needed
Capital Improvements Program
Subcommittee (CIP) (2)
John Duncan
Carrie Downey
Meets as called
City and CUSD Joint Committee (2) Carrie Downey
Amy Steward
Meets as called
Coronado Financing Authority
School Board Representative (P)
School Board Representative (A)
(as Council) John Duncan
(as Successor Agency)
Carrie Downey
Annually, first Tuesday of
February; 2:30 p.m.

Coronado Naval Complexes
Coordinating Group (2)
(Chair) Carrie Downey
Amy Steward
Third Monday at 3 p.m.

League of California Cities San Diego
Division
(P) Amy Steward
(A) Carrie Downey
Exec. Committee: first Monday
at 11:45 a.m. in Feb., Mar.,
May, June, Aug., Sept., Nov.

General Membership: Third
Thursday in April, July, Oct. at
6 p.m.

National League of Cities (P) Mark Fleming
(A1) Carrie Downey
(A2) Amy Steward
Meets as called – Annual
Conference
LOCC Coastal Cities Working Group (P) Amy Steward
(A) Carrie Downey
Meet as called
SANDAG Shoreline Preservation Working
Group
(P) Amy Steward
(A) Mark Fleming
Quarterly on first Thursday of
the month at 11:30 a.m.

Caltrans Subcommittee John Duncan
Mark Fleming
Quarterly
Cross Border Water Pollution Subcommittee John Duncan
Mark Fleming
Meets as called – reauthorize
in March of each year
Community Choice Aggregation
Subcommittee
Carrie Downey
Kelly Purvis
Meets as called – reauthorize
in June of each year
Attachment 1
Item 8.b
July 15, 2025 City of Coronado Page 265

CITY COUNCIL SITTING AS REFERENCE
Board of Appeals Coronado Municipal Code 2.38
Coronado Improvement (Nonprofit) Corporation City Council Action July 21, 1981; July 21, 1992; and December 15, 1992
Successor Agency to the Community
Development Agency
Chairperson:

Vice Chairperson:

TO BE VOTED ON SEPARATELY – MAY NOT PARTICIPATE IN A VOTE FOR SELF

BOARD/COMMITTEE/COMMISSION

ASSIGNMENT
(P) PRIMARY
(A) ALTERNATE

MEETING DAY(S)

AND TIMES
Metropolitan Transit System
$167/ meeting stipend
(P) Mark Fleming
Carrie Downey
(A) Mark Fleming
Carrie Downey
Board and Exec.

Committee: generally,
second and third
Thursday at 9 a.m.

San Diego Association of Governments
(SANDAG) Board & Policy Committees
$150/meeting stipend
(P) John Duncan
(A1) Carrie Downey
(A2) Mark Fleming
(A3) Amy Steward
Board (business) fourth
Friday at 9 a.m.

Exec. Committee
second Friday at 9 a.m.

Board (policy) second
Friday at 10 a.m.

Metro Commission/Metro Wastewater (JPA)
$150/ meeting stipend
(P) Kelly Purvis
(A1) Mark Fleming
(A2) John Duncan
First Thursday at noon
Note:

Policy advisory committees will be determined by the SANDAG South County subregion.

Attachment 1
Item 8.b
July 15, 2025 City of Coronado Page 266

CITY COUNCIL STAFF REPORT
Consideration of Cays Park Dog Fence

RECOMMENDATION
Discuss and provide direction on the installation of fencing to enclose the Cays Park Dog Park.

BACKGROUND
At the City Council’s June 17, 2025 meeting, the City Council accepted a Policy #2 request tendered by Councilmembers Steward and Purvis for “discussion and possible action to install a fence around the dog park at Cays Park”. The City Council set this discussion for the July 15, 2025 agenda.

ANALYSIS
The Cays Park Dog Park is one of two locations where off-leash dogs are allowed in the City of Coronado, per Coronado Municipal Code § 32.08.020. The Cays Park Dog Park is an unenclosed 1.5 acre area at the southern end of Cays Park. It is bounded by a wall to the west, Cays Park Boulevard to the south, and a curving sidewalk to the east. A signpost marks the northern boundary. The dog park is approximately 800 feet in length. Attachment 1 provides an aerial view of the dog park. There is no fencing surrounding the dog park and signage delineates the boundaries and rules of use. In June 2025, the signage was updated (Attachment 2). Dog park amenities include a dog fountain, three concrete picnic tables with seating, trash receptacles, a concrete bench by the path and dog waste bag dispensers.

As the City Council receives public input and deliberates the installation of fencing for the Cays Park Dog Park, staff poses several elements for potential direction:
• Dog Park Footprint. The existing 1.5 acre dog park footprint can be enclosed or additional area could be considered.
• Single or Divided Dog Park. Currently, small and large dogs comingle in the dog park. If fenced, the Council could consider a single park or separate areas for big dogs and small dogs. • Fencing Material and Type. Examples include solid wall fencing, slatted fencing, chain-link fencing, wood, metal or vinyl materials.
• Fencing Height. Fenced dog parks in the region have fencing heights between 4’ and 6’. • Natural Plantings. Whether plantings are preferred and on either or both sides of the fencing. • Access Points. Whether there are preferences for number and location of access points. • Amenities. The City Council could consider additional amenities.

If the Council chooses to proceed with fencing, staff will develop plans, cost estimates and may return for direction as needed.

Cays Park Master Plan
This request should not be considered an implementation of the Cays Park Master Plan. While the Cays Park Master Plan contains an enlarged and fenced dog park as an approved element, the Plan has several significant process steps and City Council decision points before it is ready for construction.

Item 8.c
July 15, 2025 City of Coronado Page 267
Accordingly, the dog park fencing currently under consideration would serve as an interim installation.

FISCAL IMPACT
Installation of fencing to enclose the Cays Park Dog Park will result in a fiscal impact, which is currently unknown. Dependent on the type of fencing, amenities and any associated direction, costs will be determined and presented to the Council with budget adjustment as needed, if staff are directed to proceed.

ALTERNATIVE
The City Council may provide alternate direction such as exploring other options or take no action.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
This activity is exempt from environmental review pursuant to CEQA Section 15301, existing facilities.

PUBLIC NOTICE
No public notice is required for this item.

ATTACHMENTS

1. Aerial picture of Cays Park Dog Park

2. Updated Cays Park Dog Park signage installed June 2025 Submitted By: City Manager's Office / Tina Friend
Item 8.c
July 15, 2025 City of Coronado Page 268
Attachment 1
Cays Park Dog Park Boundaries
Dog Park
Item 8.c
July 15, 2025 City of Coronado Page 269

DESIGNATED DOG

RUN AREA

CORONADO POLICE DEPARTMENT
(619) 522-7350

DOGS MUST BE ON LEASH

EXCEPT IN DESIGNATED

DOG RUN AREA
(C.M.C. 32.08.020)

CLEAN UP DOG WASTE

IMMEDIATELY
(C.M.C. 32.08.030)
Attachment 2
Item 8.c
July 15, 2025 City of Coronado Page 270

CITY COUNCIL STAFF REPORT
Resolution to Extend a Local Emergency Declaration in the City of Coronado Due to Impacts from Cross-Border Water Pollution

RECOMMENDATION
Consider the Resolution to Extend the Local Emergency Declaration due to cross-border water pollution.

BACKGROUND
The City of Tijuana’s regional wastewater infrastructure is decades old, has inadequate capacity to treat and convey wastewater and suffers from repeated breaks and system failures. These failures lead to spillage and wastewater discharge into the Tijuana River, its tributaries and outfall into the Pacific Ocean, polluting the ocean waters off Imperial Beach, Coronado and beyond. The impacts of this pollution to the region are profound, and growing as Tijuana’s population expands.

The South Bay area, including the City of Coronado, has seen increasing levels of water pollution and beach closures from cross-border water pollution. These conditions threaten the health and safety of residents and visitors, our local ecosystems and the economic vitality of the region.

At the City Council’s March 4, 2025 meeting, City Council adopted a Resolution Declaring a Local Emergency due to pervasive impacts from cross-border water pollution. The declaration was extended on June 3, 2025.

ANALYSIS
Under State law, a declaration of local emergency must be considered every sixty days and the governing body take action to either extend or terminate the local emergency. The City Council is requested to discuss and take action. A Resolution to Extend the Emergency Declaration has been prepared and is attached.

FISCAL IMPACT
There is no fiscal impact.

ALTERNATIVE
The City Council may choose to terminate the emergency declaration or provide other direction.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Not applicable.

PUBLIC NOTICE
Not applicable.

ATTACHMENTS

1. Resolution 2025-37
Submitted By: City Manager's Office / Tina Friend
Item 8.d
July 15, 2025 City of Coronado Page 271
Attachment 1
RESOLUTION NO. 2025-37

A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF CORONADO, CALIFORNIA, EXTENDING A

DECLARATION OF A LOCAL EMERGENCY

RELATING TO IMPACTS FROM CROSS BORDER

WATER POLLUTION
WHEREAS, California Government Code Section 8630 and Coronado Municipal Code Chapter 2.50 empowers the City Council to proclaim the existence or threatened existence of a local emergency; and
WHEREAS, The Coronado City Council adopted a Resolution to Declare a Local Emergency on March 4, 2025, and subsequently adopted an additional 60-day extension due to the ongoing impacts on April 15, 2025 and June 3, 2025; and WHEREAS, The Emergency Declaration is set to expire on August 2, 2025, unless further extended by the City Council; and
WHEREAS, cross border flows of untreated wastewater from the Tijuana River and the inoperative San Antonio de los Buenos Wastewater Treatment Plant constitute an environmental catastrophe and through this pollution of ocean waters, adversely impacts the lives of residents and visitors in the City of Coronado; and
WHEREAS, impaired water quality leads to conditions unhealthy for the safety of persons, property and the environment; and
WHEREAS, pollution from cross-border flows are impacting the region’s community health, economy and ecosystems, and the ongoing closures of South Bay beaches, including Coronado beaches, limits coastal access; and
WHEREAS, the flow of contaminants and untreated wastewater continues to escalate due to inadequate wastewater infrastructure in the City of Tijuana and lack of sufficient operation and maintenance of existing infrastructure; and
WHEREAS, the cities of Imperial Beach, Chula Vista, San Diego, the County of San Diego and the San Diego Port District have declared a state of local emergency, and the County of San Diego has issued a public health emergency for the Tijuana River Valley; and WHEREAS, the environmental degradation from cross-border water pollution constitutes an economic and public health threat that is beyond the control of local resources, services, Item 8.d
July 15, 2025 City of Coronado Page 272
Attachment 1
personnel equipment and facilities, and warrants this declaration of a local emergency.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Coronado as follows:

1. That the above recitations are true.

2. A local emergency exists in the City of Coronado.

3. The City Manager, Mayor and Councilmembers are authorized to work with local, State, Federal and Mexican authorities to improve conditions in the Tijuana River Valley and greater wastewater infrastructure systems to improve water quality conditions.

4. The proclamation of existence of a local emergency shall be deemed to continue to exist until its termination is proclaimed by the City Council of the City of Coronado, and it shall be terminated at the earliest possible date that conditions warrant. The Council shall review this emergency at least once every sixty days.

PASSED, ADOPTED, AND APPROVED by the City Council of the City of Coronado, California, at a regular meeting thereof this fifteenth day of July 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
Item 8.d
July 15, 2025 City of Coronado Page 273

CITY COUNCIL STAFF REPORT
Consideration of the Library Board of Trustees Fiscal Year 2025-2026 Work Plan

RECOMMENDATION
Consider the proposed work plan for the Library Board of Trustees for Fiscal Year (FY) 2025-2026.

BACKGROUND
As part of the City Council’s efforts to improve the administration and coordination of the City’s boards, commissions, and committees (BCCs), the Council approved a new annual work plan template, which staff has begun implementing for each BCC. The work plan was developed in coordination with, and approved by, the Board and is now before the City Council for consideration. Moving forward, the Board’s work plan will be brought to the City Council for review on an annual basis.

The proposed work plan for the Library Board of Trustees was approved by the Board on February 11, 2025.

Work plans serve as a strategic guide for each body, outlining specific, measurable, and actionable goals.

They help clarify the scope of responsibilities, align volunteer efforts with City priorities, and highlight the previous year’s accomplishments. Once approved, the work plans will help provide transparency for the public and can serve as a resource for prospective members.

ANALYSIS
The Library Board of Trustees was established on May 2, 1890, with the purpose of the governance and management of the City’s Public Library in accordance with state law.

In 2024, the Board’s key accomplishments included an extensive revision of the Board’s bylaws; revision of the policy regarding meeting room use; review of the department’s budget; provided recommendations to the City Council regarding the Winn Room Renovation Project; and continues to serve as a resource to the City for citizen’s concerns regarding Library governance.

The Commission has prepared the following goals for FY 2025-26 for Council consideration:

1. Review of the Library’s proposed City Budget for FY 2025-26.

2. Propose and approve uses for Library Trust Funds.

3. Review Board of Trustees Bylaws.

4. Review Library Policies and Regulations.

5. Approve Student Success Card program to align with SB 1329.

6. Review annual statistical report.

7. Review Mid-Year City budget proposals.

8. Amend Collection Development policies to align with AB 1825.

9. Advise City Council on Library matters, including the Winn Room project.

FISCAL IMPACT
Item 9.a
July 15, 2025 City of Coronado Page 274
There is no direct fiscal impact associated with this item.

ALTERNATIVE
The City Council may take several courses of action regarding the proposed work plan. Council may approve the work plan as presented, amend it by modifying, adding, or removing individual goals, or decline the work plan entirely and provide alternate direction. In addition, the Council may offer further guidance to staff regarding the structure, scope, or foundational documents of the Library Board of Trustees to ensure alignment with current priorities.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
This action is not subject to CEQA.

PUBLIC NOTICE
No public notice is required for this item.

ATTACHMENTS

1. Library Board of Trustees Proposed Work Plan
Submitted By: City Clerk's Office / Kelsea Holian
Item 9.a
July 15, 2025 City of Coronado Page 275
City of Coronado

BOARDS, COMMISSIONS, AND COMMITTEES
Adopted: 2-11-25
Work Plan 2025
Library Board of Trustees
Members as of January 1, 2025:

Trustees Sharon Hall, Eileen Hauser, Todd Little, Karen Strouse, Julie Webb Staff Liaison Shaun Briley, Library Services Director
Beth Skelly, Administrative Coordinator
Founding Document(s):

Document Date Passed Date of Last Revision
CMC Chapters 2.58, 2.59 May 2, 1890 November 2024
Bylaws November 2024
Mission Statement:

The mission of the Library Board of Trustees is to ensure the effective management and governance of the City’s Public Library in accordance with state law. The Board is committed to fostering an inclusive and accessible environment that promotes literacy, learning, and cultural enrichment, supporting the library as a hub of knowledge, technology, and community engagement.

Summary of Accomplishments in 2024:
• Adopted Bylaws to increase clarity regarding Board authority and responsibilities. • Revised Policy 12 (Meeting Room Use) to govern the use of Library meeting rooms. • Reviewed the Winn Room Renovation Project and provided recommendations to the City Council. • Reviewed the Library’s budget for FY 2024-25.
• Served as a resource to the City for citizen’s concerns regarding Library governance.

Goals for 2025:

GOALS DUE DATE
Review the Library’s proposed City budget for FY 2025-26 Jan 2025 Propose and approve uses for Library Trust Funds Feb 2025 Review Board of Trustees Bylaws May 2025
Review Library Policies and Regulations June/Sept 2025
Approve Student Success Card program to align with SB 1329 Summer 2025 Review annual statistical report Nov 2025
Review Mid-Year City budget proposals Nov 2025
Amend Collection Development policies to align with AB 1825 By Nov 2025 Advise City Council on Library matters, including the Winn Room project As needed Attachment 1
Item 9.a
July 15, 2025 City of Coronado Page 276

CITY COUNCIL STAFF REPORT
Consideration of the Mobility Committee Fiscal Year 2025-2026 Work Plan

RECOMMENDATION
Consider the proposed work plan for the Mobility Committee for Fiscal Year (FY) 2025-2026.

BACKGROUND
As part of the City Council’s efforts to improve the administration and coordination of the City’s boards, commissions, and committees (BCCs), the Council approved a new annual work plan template, which staff has begun implementing for each BCC. The work plans were developed in coordination with, and tentatively approved by, each respective body and are now before the City Council for consideration and approval. Moving forward, work plans will be brought to the City Council for approval on an annual basis.

The proposed work plan for the Mobility Committee was approved by the Committee on March 25, 2025.

Work plans serve as a strategic guide for each body, outlining specific, measurable, and actionable goals.

They help clarify the scope of responsibilities, align volunteer efforts with City priorities, and highlight the previous year’s accomplishments. Once approved, the work plans will help provide transparency for the public and can serve as a resource for prospective members.

ANALYSIS
The Mobility Committee was formally established by Resolution 9023 on July 16, 2019, as a successor to the combined Bicycle Advisory Commission and Transportation Commission. The Committee is charged with recommending, supporting, and promoting strategies that enhance the safety, accessibility, and sustainability of the City’s transportation network, with an emphasis on multi-modal mobility, congestion mitigation, and integration of emerging transportation technologies.

In 2024, the Committee’s key accomplishments included participation in City’s ad-hoc E-Bike Task Force; provided recommendations to improve e-bike safety; participated in the Ride the Lights event and Bike Anywhere Day; and presented a proposed Traffic Calming Master Plan to City Council on April 16, 2024.

The Committee has prepared the following goals for FY 2025-26 for Council consideration:

1. Support City staff in organization of support of Bike Month events each May.

2. Support City staff in organization of bicycle safety workshops for cyclists in the community, focusing on cycling rules and etiquette, bike maintenance, and bike safety, in partnership with local schools.

3. Support City staff in organization of the Ride the Lights event each December, in collaboration with local service clubs to promote community engagement and cycling safety.

4. Upon direction from City Council, provide input and advice on mobility and transportation matters, bicycle and pedestrian infrastructure, public transportation, the City’s Active Transportation Plan, and other closely related projects.

5. Support the development of an electric mini-shuttle program by engaging with the community to Item 9.b
July 15, 2025 City of Coronado Page 277
identify mobility needs and opportunities for improvement.

6. Support ongoing efforts to improve safety and maintenance along the Bayshore Bikeway by identifying areas of concern, providing recommendations to City staff, and contributing to discussions on potential enhancements.

The Mobility Committee is requesting City Council direction on Goals 4 through 6. In support of this request, the Committee has submitted an executive summary of its Bayshore Bikeway plan, approved at the June 12, 2025, meeting. Should the Council approve Goals 4 through 6, staff requests general guidance and will return with agendized items for further discussion at a future meeting.

FISCAL IMPACT
There is no direct fiscal impact associated with this item.

ALTERNATIVE
The City Council may take several courses of action regarding the proposed work plan. Council may approve the work plan as presented, amend it by modifying, adding, or removing individual goals, or decline the work plan entirely and provide alternate direction. In addition, the Council may offer further guidance to staff regarding the structure, scope, or foundational documents of the Mobility Committee to ensure alignment with current priorities.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
This action is not subject to CEQA.

PUBLIC NOTICE
No public notice is required for this item.

ATTACHMENTS

1. Mobility Committee Proposed Work Plan
Submitted By: City Clerk's Office / Kelsea Holian
Item 9.b
July 15, 2025 City of Coronado Page 278
City of Coronado

BOARDS, COMMISSIONS, AND COMMITTEES
Work Plan 2025
Mobility Commi‚ee
Members as of January 1, 2025:

Chair Robin Hagemann
Vice Chair Howard Somers
Members Jim Besikof, Andrew Gade, Daniel Orr
Staff Liaison Jasmine Bridges, Assistant Planner
Founding Document(s):

Document Date Passed Date of Last Revision
Resoluࢼon No. 9023 July 16, 2019 July 16, 2019
Mission Statement:

The mission of the Mobility Commi‚ee is to advise the City Council on mobility and transportaঞon ma‚ers, bicycle and pedestrian infrastructure, public transportaঞon, the City’s Acঞve Transportaঞon Plan, and other closely related projects, as directed by the City Council.

Summary of Accomplishments in 2024:
 Parঞcipated in the City’s ad-hoc E-Bike Task Force and provided recommendaঞons to improve e-bike safety.
 Parঞcipated in Ride the Lights event.
 Parঞcipated in Bike Anywhere Day in partnership with SANDAG.  Presented Traffic Calming Master Plan to City Council Goals:

GOALS DUE DATE
Goal 1: Support City staff in organizaঞon of support of Bike Month events each May.
 Implementaঞon: Promote Bike Month events in the community, volunteer to a‚end and assist at the Bike Anywhere Day pit stop event.

May 2025
Goal 2: Support City staff in organizaঞon of bicycle safety workshops for cyclists in the community, focusing on cycling rules and eঞque‚e, bike maintenance, and bike safety, in partnership with local schools.
 Implementaঞon: Promote various events in the community (i.e. Bike Rodeos), volunteer to a‚end and assist events as needed Spring and Fall 2025
Goal 3: Support City staff in organizaঞon of the Ride the Lights event each December in collaboraঞon with local service clubs to promote community engagement and cycling safety.
 Implementaঞon: Promote Ride the Lights in the community, solicit donaঞons of refreshments from local businesses, volunteer to a‚end and assist at the event.

December 2025
Goal 4: Upon direcঞon from City Council, provide input and advice on mobility and transportaঞon ma‚ers, bicycle and pedestrian infrastructure, public transportaঞon, the City’s Acঞve Transportaঞon Plan, and other closely related projects.
 Implementaঞon: to be determined upon direcঞon from City Council.

As directed.

Attachment 1
Item 9.b
July 15, 2025 City of Coronado Page 279
City of Coronado

BOARDS, COMMISSIONS, AND COMMITTEES
Goal 5: Support the development of an electric mini-shu‚le program by engaging with the community to idenঞfy mobility needs and opportuniঞes for improvement.
 Implementaঞon: to be determined upon direcঞon from City Council.

As directed.

Goal 6: Support ongoing efforts to improve safety and maintenance along the Bayshore Bikeway by idenঞfying areas of concern, providing recommendaঞons to City staff, and contribuঞng to discussions on potenঞal enhancements.  Implementaঞon: to be determined upon direcঞon from City Council.

As directed.

Attachment 1
Item 9.b
July 15, 2025 City of Coronado Page 280
2024 Bayshore Bikeway Recommendations
Since May 2022 the Bayshore Bikeway subgroup for the Mobility Commission has been working on suggestions for improvement of the bike path from the Imperial Beach border to the Ferry landing.

Detailed rationale for improvements presented and discussed in 2022, 2023 mobility commission meetings.

Possible phases of improvements presented and discussed in mobility commission meetings and presented to council in 2023.

Request for identification of lease holders and request for tools to measure use made to council in 2023.
2024 Suggestions From Mobility Commission to City Council regarding the Bayshore Bikeway:
*Research funding sources to improve and repair the Bayshore Bikeway e.g. R.T.I.P and Trans Net rec. by SANDAG planners
*Collaborate with neighboring cities on improvements and connections *Connect with lease holders to gain approval and possible support for repair and improvements
*Increase enforcement and govern use with better signage e.g. single file required, speed limit
*Explore ways to separate non compatible users e.g. fast lane, widen path for pedestrians, divider
*Consider a speed limit for the Bayshore Bikeway or structures on the path that will decrease speed
*Install devices/tools at intersections to slow down bikeway users *Adopt the SDSU counter by golf course, consider adding another on the south end of the bikeway to gather data for funding sources *Ask bike and e-bike rental companies to add a rules for use of bikeway to their rental agreements
Attachment 2
Item 9.b
July 15, 2025 City of Coronado Page 281
Notes:
*The section of the path that runs along golf course under the bridge will be improved (roots removed, holes repaired) by the Port of San Diego in 2024 *Imperial Beach’s Resiliency Project outlines plans for significant improvement to their section of the Bayshore Bikeway in the next 5 years
*SANDAG and National City began development of a Barrio Logan section of the Bikeway began in 2023
*SANDAG and San Ysidro began development of a San Ysidro section of the Bikeway in 2023 Attachment 2
Item 9.b
July 15, 2025 City of Coronado Page 282

CITY COUNCIL STAFF REPORT
Consideration of the Cultural Arts Commission Fiscal Year 2025-2026 Work Plan

RECOMMENDATION
Consider the proposed work plan for the Cultural Arts Commission for Fiscal Year (FY) 2025-2026.

BACKGROUND
As part of the City Council’s efforts to improve the administration and coordination of the City’s boards, commissions, and committees (BCCs), the Council approved a new annual work plan template, which staff has begun implementing for each BCC. The work plans were developed in coordination with, and tentatively approved by, each respective body and are now before the City Council for consideration and approval. Moving forward, work plans will be brought to the City Council for approval on an annual basis.

The proposed work plan for the Cultural Arts Commission was approved by the Commission on March 25, 2025.

Work plans serve as a strategic guide for each body, outlining specific, measurable, and actionable goals.

They help clarify the scope of responsibilities, align volunteer efforts with City priorities, and highlight the previous year’s accomplishments. Once approved, the work plans will help provide transparency for the public and can serve as a resource for prospective members.

ANALYSIS
The Cultural Arts Commission was formally established by Resolution 8507 on September 26, 2011, with the purpose of advancing the arts in Coronado, advising the City Council on arts-related matters, and facilitating opportunities to engage the community through cultural programming and public art initiatives.

The Commission is charged with recommending, supporting, and promoting programs and activities that enhance the City's cultural environment, with an emphasis on visual and public arts, arts partnerships, and community enrichment through artistic expression.

In 2024, the Commission’s key accomplishments included the installation and dedication of the League of Wives Memorial Statue in Star Park; participation in the World Design Capital by hosting a signature event and exhibition, The Fourth Wave; the presentation of three visual arts exhibitions in the C3 Gallery and one at the John D. Spreckels Center; and continued management of the City’s Orange Avenue Banner Program, which featured five series.

The Commission has prepared the following goals for FY 2025-26 for Council consideration:

1. Host 5 Arts Partners meetings per year to provide a platform for Arts Partners to share upcoming events, ideas, and collaboration opportunities.

2. Host at least one workshop or lecture for Arts Partners that focuses on nonprofit capacity building.

3. Post on the Cultural Arts social media feeds consistently (at least once per week) to highlight artsrelated projects, local artists, upcoming events, and community initiatives.

Item 9.c
July 15, 2025 City of Coronado Page 283

4. Support public art project management and engage with the Public Art Working Team, as necessary.

5. Assist staff in developing a quarterly maintenance schedule for existing public art installations.

6. Assist with organizing the Coronado Community Center (C3) and John D. Spreckels Center (JDSC) Gallery Exhibits by working with staff to develop themes, coordinate calls for artists, participate in jury reviews, support installation and deinstallation of exhibits, and assist with exhibit openings.

7. Assist staff with the Orange Avenue Banner Program by coordinating calls for artists and participating in jury reviews.

8. Work with staff on special projects or arts-related requests, as necessary.

9. Participate in local arts-related special events (Flower Show, Art and Wine Festival, etc.)

FISCAL IMPACT
There is no direct fiscal impact associated with this item.

ALTERNATIVE
The City Council may take several courses of action regarding the proposed work plan. Council may approve the work plan as presented, amend it by modifying, adding, or removing individual goals, or decline the work plan entirely and provide alternate direction. In addition, the Council may offer further guidance to staff regarding the structure, scope, or foundational documents of the Cultural Arts Commission to ensure alignment with current priorities.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
This action is not subject to CEQA.

PUBLIC NOTICE
No public notice is required for this item.

ATTACHMENTS

1. Cultural Arts Commission Proposed Work Plan
Submitted By: City Clerk's Office / Kelsea Holian
Item 9.c
July 15, 2025 City of Coronado Page 284
City of Coronado

BOARDS, COMMISSIONS, AND COMMITTEES
Work Plan 2025-2026
Cultural Arts Commission
Members as of March 25, 2025:

Chair Dawn Richards
Vice Chair Alyson Barre
Members Michelle Darnell, Rachel Strueber
Staff Liaison Kelli Maples, City Manager’s Office
Founding Document(s):

Document Date Passed
Resolution No. 8507 September 26, 2011
Resolution No. 8665 – Policy #27 Public Art May 6, 2014 Resolution No. 2024-70 December 3, 2024
Mission Statement:

The mission of the Cultural Arts Commission is to support and empower the City’s Arts Partners by fostering collaboration, promoting events through social media, and supporting local arts-related special events. The Commission also maintains the City’s public and visual arts collections by managing the public art maintenance log and assisting with the C3 and JDSC gallery exhibits, as well as the Orange Avenue banner program.

Summary of Key Accomplishments (2024):
 Completed the installation and dedication of the League of Wives Memorial Statue in Star Park.  Participated in the World Design Capital and hosted a signature event called the Fourth Wave.  Presented three visual arts exhibitions in the C3 Gallery and one in the JDSC.  Continued to manage the City’s Orange Avenue Banner Program with 5 series.

Goals (May 2025 to May 2026):

GOALS DUE DATE
Host 5 Arts Partners meetings per year to provide a platform for Arts Partners to share upcoming events, ideas, and collaboration opportunities.

Quarterly (ongoing)
Host at least one workshop or lecture for Arts Partners that focuses on nonprofit capacity building.

Q1 2026 or Q2 2026
Post on the Cultural Arts social media feeds consistently (at least once per week) to highlight arts-related projects, local artists, upcoming events, and community initiatives.

Weekly (ongoing)
Support public art project management and engage with the Public Art Working Team, as necessary.

Ongoing/As needed
Assist staff in developing a quarterly maintenance schedule for existing public art installations.

Q4 2025 or Q1 2026
Assist with organizing the C3 and JDSC Gallery Exhibits by working with staff to develop themes, coordinate calls for artists, participate in jury reviews, support installation and deinstallation of exhibits, and assist with exhibit openings.

Quarterly (ongoing)
Assist staff with the Orange Avenue Banner Program by coordinating calls for artists and participating in jury reviews
Q1 2026
Work with staff on special projects or arts-related requests, as necessary. Ongoing/As needed Participate in local arts-related special events (Flower Show, Art and Wine Festival, etc.)
Ongoing
Attachment 1
Item 9.c
July 15, 2025 City of Coronado Page 285

CITY COUNCIL STAFF REPORT
Consideration of the Historic Resource Commission Fiscal Year 2025-2026 Work Plan

RECOMMENDATION
Consider the proposed work plan for the Historic Resource Commission for Fiscal Year (FY) 2025-2026.

BACKGROUND
As part of the City Council’s efforts to improve the administration and coordination of the City’s boards, commissions, and committees (BCCs), the Council approved a new annual work plan template, which staff has begun implementing for each BCC. The work plans were developed in coordination with, and tentatively approved by, each respective body and are now before the City Council for consideration and approval. Moving forward, work plans will be brought to the City Council for approval on an annual basis.

The proposed work plan for the Historic Resource Commission was approved by the Commission on May 7, 2025.

Work plans serve as a strategic guide for each body, outlining specific, measurable, and actionable goals.

They help clarify the scope of responsibilities, align volunteer efforts with City priorities, and highlight the previous year’s accomplishments. Once approved, the work plans will help provide transparency for the public and can serve as a resource for prospective members.

ANALYSIS
The Historic Resource Commission is a codified body established in 1986 with the purpose of preserving, protecting, and enhancing the City of Coronado’s unique character.

In 2024, the Commission’s key accomplishments included the review of fifteen applications; designation of four properties as Historic Resources; reviewed five Historic Alteration Permit Applications; prioritized the review of Mills Act applications from 2023, and provided recommendations to the City Council on two Mills Act applications and three requests for exceptions to zoning regulations.

As a quasi-judicial body, and in line with the Historic Preservation program application processes enshrined in Coronado Municipal Code Title 84 – Historic Preservation, the following Historic Resource Commission tasks are proposed for FY 2025-26, for Council consideration:

1. Review, consider, and take action on Determination of Historic Significance applications.

2. Review, consider and take action on Historic Alteration Permit applications, and make recommendations to City Council on Historic Alteration Permit applications with requests for exceptions to zoning regulations.

3. Review, consider, and make recommendations to City Council on applications for Mills Act Agreements.

4. Prioritize applications for Mills Act Agreements that were reviewed in 2024.

5. Upon direction from City Council, provide advice on Historic Preservation related matters and/or special projects as assigned.

Item 9.d
July 15, 2025 City of Coronado Page 286

FISCAL IMPACT
There is no direct fiscal impact associated with this item.

ALTERNATIVE
The City Council may take several courses of action regarding the proposed work plan. Council may approve the work plan as presented, amend it by modifying, adding, or removing individual goals, or decline the work plan entirely and provide alternate direction. In addition, the Council may offer further guidance to staff regarding the structure, scope, or foundational documents of the Historic Resource Commission to ensure alignment with current priorities.

CALIFORNIA ENVIRONMENTAL QUALITY ACT
This action is not subject to CEQA.

PUBLIC NOTICE
No public notice is required for this item.

ATTACHMENTS

1. Historic Resource Commission Proposed Work Plan
Submitted By: City Clerk's Office / Kelsea Holian
Item 9.d
July 15, 2025 City of Coronado Page 287
City of Coronado

BOARDS, COMMISSIONS, AND COMMITTEES
Work Plan 2025
Historic Resource Commission
Members as of January 1, 2025:

Chair Mark Warner
Vice Chair Mary Jane Clements
Members Mary Farley, Evan Piritz
Staff Liaison Tricia Olsen, Senior Planner
Emily Pena, Assistant Planner
Founding Document(s):

Document Date Passed Date of Last Revision
CMC Chapter 2.54 1986 2024
Mission Statement:

The mission of the Historic Resource Commission is to preserve, protect, and enhance Coronado’s built environment by idenঞfying and designaঞng historic resources when appropriate, guiding responsible alteraঞons and developments that honor the city’s unique character, and providing recommendaঞons to City Council all through the reliance on and in compliance with the City’s Municipal Code, adopted guidance, and other applicable laws and standards.

Summary of Accomplishments (2024):
 Reviewed fi[een (15) applicaঞons
 Designated four (4) properঞes as Historic Resources
 Reviewed five (5) Historic Alteraঞon Permit applicaঞons  Made three (3) recommendaঞons to City Council on requests for excepঞons to zoning regulaঞons  Reviewed and made recommendaঞons on two (2) Mills Act applicaঞons  Prioriঞzed Mills act applicaঞons from 2023
Tasks:

TASK
 Review, consider, and take acঞon on Determinaঞon of Historic Significance applicaঞons  Review, consider and take acঞon on Historic Alteraঞon Permit applicaঞons, and make recommendaঞons to City Council on Historic Alteraঞon Permit applicaঞons with requests for excepঞons to zoning regulaঞons.
 Review, consider, and make recommendaঞons to City Council on applicaঞons for Mills Act Agreements.
 Prioriঞze applicaঞons for Mills Act Agreements that were reviewed in 2024.  Upon direcঞon from City Council, provide advice on Historic Preservaঞon related ma‚ers and/or special projects as assigned.

Attachment 1
Item 9.d
July 15, 2025 City of Coronado Page 288