Coronado Municipal Code § 86.34.010 Purpose

HOUSING ELEMENT OPPORTUNITY SITE OVERLAY ZONE

Sections:

• 86.34.010 Purpose. 86.34.020 Permitted uses. 86.34.030 Development standards.

The purpose of the Housing Element Opportunity Site (HE) Overlay Zone is to facilitate housing production on opportunity sites identiWed in the General Plan Housing Element. The HE Overlay Zone aims to encourage new housing that is aZordable to lower-income households with alternative development standards for projects that meet aZordability criteria. There are two HE Subzones (HE-1 and HE-2), each with unique land use regulations and development standards. (Ord. 2024-08 § 3 (Exh. A), 2024; Ord. 2024-02 § 3 (Exh. A), 2024)

Allowed uses in the HE Overlay Zone are the same as the underlying basic zone except as provided below:

• A. All HE Subzones. Multiple-family residential development is allowed in the HE Overlay Zone.

• B. HE-1 Subzone. On 919 C Avenue (APN 5373423400) and 901 C Avenue (APN 5373420100), as shown in Figure 86.34-1, a church, church-related thrift store, and school programing may continue as an allowed use if the site is developed with new residential uses.

Figure 86.34-1. 919 and 901 C Avenue

• C. Commercial Designated Properties. For property designated Commercial, a mix of shopkeeper units and residential uses are allowed on the ground Xoor as follows:

  1. Shopkeeper units or live-work quarters may occupy the entire ground Xoor and may front a street;

  2. Residential uses may front 2nd Street between B Avenue and C Avenue; and

3. Other residential uses shall not occupy more than 50 percent of total square feet of the ground Xoor and shall not front a street. (Ord. 2025-03 § 3 (Exh. A), 2025; Ord. 2024-08 § 3 (Exh. A), 2024; Ord. 2024-02 § 3 (Exh. A), 2024)

Development standards in the HE Overlay Zone are the same as the underlying basic zone except as provided below:

• A. Standards for Qualifying AEordable Projects.

  1. The standards in Table 86.34-1 apply to residential development that provides on-site aZordable units (number of units and aZordability levels) speciWed in Chapter 82.21 CMC. The minimum number of aZordable units is calculated as the percentage of newly constructed units.

  2. All standards in the underlying basic zone not modiWed by Table 86.34-1 continue to apply to qualifying aZordable projects.

Table 86.34-1. Development Standards for Qualifying ASordable Projects

Notes:

• [1] Additional Wve feet height permitted for vertical mixed-use development. The additional Wve feet is permitted only if the ground-Xoor height is 14 feet or more measured Xoor to ceiling.

• B. All Other Projects. All projects that do not qualify for alternative development standards pursuant to CMC

• 86.34.040(A) must comply with the standards in the underlying basic zone.

C. Minimum Density. For a project that creates one or more new dwelling units on a development site, the minimum density is 20 dwelling units per acre, with the exception that no minimum density standard applies to 517 Orange Avenue (APN 5363810500).

D. Flood Risk. The following shall be required for projects at 150 B Avenue (APNs 5361022800, 5361022000, 5361023100, 5361023200, 5361023300) and 201 6th Street (APNs 5364111100, 5364111000, 5364110900, 5364110800, 5364110700, 5364110600, 5364110500, 5364110400, 5364110300, 5364110200, 5364110100, 5360100500):

1. The record owner of the development shall enter into an agreement with the City prior to or concurrent with the issuance of a coastal permit in a form that is approved by the City Attorney. The agreement shall include the following acknowledgments and provisions:

   • a. That the development is located in an area of future sea level rise, including Xooding and storms, that may become hazardous in the future;

   • b. That sea level rise could render it infeasible to provide services to the site;

   • c. Except as to properties governed by the Court of Appeal decision in SLPR, LLC v. State Lands Com. (2020) 49 Cal.App.5th 284, the boundary between public land (tidelands) and private land may shift with rising seas and the development approval does not permit encroachment onto public trust land;

   • d. That additional adaptation strategies may be required in the future to address sea level rise consistent with the Coastal Act and certiWed LCP;

• e. That the owner waives any rights under Coastal Act Section 30235 and related LCP policies to hard shoreline armoring to protect the development; and

  • f. That the structure may be required to be removed or relocated and the site restored if it becomes unsafe.

2. The record owner of the development shall provide notice in the lease to all occupants of the development of the acknowledgments and provisions speciWed in subsection (D)(1) of this section.

3. The Wrst Wnished Xoor of the development shall be elevated at least above existing grade. The development shall not include subterranean parking garages or basements. (Ord. 2025-03 § 3 (Exh. A), 2025; Ord. 2024-08 § 3 (Exh. A), 2024; Ord. 2024-02 § 3 (Exh. A), 2024)

A. Pursuant to California Government Code Section 65583.2, a proposed multiple-family residential development project with 20 percent or more of units aZordable to lower-income households on the following sites shall be reviewed by the City through a by-right approval process:

1. 919 C Avenue (APN 5373423400, 5373420100).

2. 517 Orange Avenue (APN 5363810500).

3. 1224 10th Street (APN 5374521300).

4. 1001 C Avenue (APN 5374521400).

5. 150 B Avenue (APN 5361022800, 5361022000, 5361023100, 5361023200, 5361023300).

6. 700 Orange Avenue (APN 5370822700, 5370822500, 5370821500).

7. 201 6th Street (APN 5364111100, 5364111000, 5364110900, 5364110800, 5364110700, 5364110600, 5364110500, 5364110400, 5364110300, 5364110200, 5364110100, 5360100500).

B. As used in this section, “lower-income households” are deWned in California Health and Safety Code Section 50079.5. “By-right approval” means that the project does not require a special use permit, planned unit development permit, or other discretionary City review or approval. A by-right approval process may include ministerial design review as required pursuant to CMC Title 80 or a coastal permit as required pursuant to CMC Title 86 Chapter 86.70. Any project that proposes or requires a subdivision map is required to comply with all State and local subdivision requirements. (Ord. 2025-03 § 3 (Exh. A), 2025; Ord. 2024-08 § 3 (Exh. A), 2024; Ord. 2024-02 § 3 (Exh. A), 2024)