Planning commission approves ADU at 108 Fairview Avenue with two deviations

The City of Capitola Planning Commission on Nov. 6 approved an ADU design permit and coastal development permit for 108 Fairview Avenue, including two deviation requests: a waiver of the ADU's additional on‑site parking requirement and an allowance to exceed the site's floor‑area ratio pending coastal certification. Vice Chair Christiansen presided while Chair Esty recused herself for the item.

Staff presented the proposal, saying the ADU would be located above a new garage at the rear of the lot, accessible from an alley. The existing primary dwelling is listed on the 1986 architectural survey of Capitola and is treated as a historic resource; the rear garage proposed for demolition is not a contributing historic element. The ADU would be roughly 559 square feet and would exceed the maximum allowed FAR by approximately 200 square feet. Staff noted the site is constrained by lot size, alley circulation and existing historic conditions, making a third on‑site space difficult to accommodate without significant design compromises.

Planning staff also outlined a second deviation tied to recent city zoning amendments to the ADU chapter. The city adopted code changes this year removing height from the guaranteed‑allowance criteria outside the coastal zone; those changes are awaiting Coastal Commission certification before they apply in the coastal zone. Planning staff characterized this as an "unusual circumstance" where an identical application outside the coastal zone would be eligible by right. When asked for a timeline for coastal certification, planning staff member Sean said, "I think it's gonna be some time in, hopefully, in the 2026, but I don't have a specific or or tentative date yet." Staff recommended approval of both deviations and the permit, subject to the findings and conditions in the staff report.

No members of the public spoke during the hearing. Commissioners moved and seconded approval of the staff recommendation; the roll call recorded votes of Aye from Commissioner Que, Commissioner Welch, Vice Chair Christiansen and Chair Esty. The motion passed and the permit was approved with the conditions listed in the staff report.

The commission's action allows the applicant to proceed under the approved design and specified conditions; the guaranteed‑allowance deviation is based on the city's recently adopted code changes that are pending Coastal Commission certification for applicability in the coastal zone. Any appeals or subsequent permit processing steps required under local rules remain possible.