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Planning Commission approves renovation at 714 Escalona with ADUs and garage setback variance
Summary
The Capitola City Planning Commission approved a coastal development permit, design review, ADU permits and a variance to reduce a rear‑yard setback at 714 Escalona Drive, subject to conditions including verification of property lines and biological protections in the ESHA.
The Capitola City Planning Commission voted to approve a renovation at 714 Escalona Drive that includes two accessory dwelling units (one attached, one previously unpermitted and to be legalized), a new garage and a variance to reduce the rear yard setback for the garage.
The project as presented by planning staff would demolish an existing garage and construct a new roughly 912‑square‑foot garage, a 154‑square‑foot entry addition, a two‑story attached ADU (presented as about 93 square feet in the staff slides) and legalize an existing detached ADU (presented as about 333 square feet). Because the site lies within an appealable coastal zone and an Environmentally Sensitive Habitat Area (ESHA), staff recommended a coastal development permit, design review, the ADU permits and a variance to reduce the required 22‑foot rear setback to 4 feet for the garage.
The commission’s recommendation and staff report said a biological assessment was prepared and that the approval is conditioned on standard best‑management practices and several environmental conditions intended to protect stream and aquatic resources, birds and butterflies. Staff told commissioners that condition 30 addresses stream‑avoidance measures. Commissioners also emphasized that a boundary survey must show the unpermitted ADU and other work are on the applicant’s property; staff stated the building permit will not be approved unless the structure is proven to sit on the applicant’s parcel or is moved on to it.
Trevor, who identified himself as the owner of 714 Escalona, told the commission he purchased the property in 2023, described the house as previously neglected and said the design revisions move massing away from the street and away from the ESHA. Trevor said a boundary survey exists and that the detached ADU is connected to city sewer, and he thanked staff and neighbors for their engagement.
Commissioners praised the design as an improvement to the site and said keeping the new garage in the existing footprint reduces impacts to the ESHA. A motion to approve the permits and variance was moved and seconded; a roll call recorded Commissioners Estie, Welch, Vice Chair Q and Chair Christensen voting in favor and the motion passed.
Authorities and conditions cited in staff materials include the city’s design review and ADU standards, coastal development permit requirements for projects within the appealable coastal zone, and the ESHA protections reflected in the project’s biological assessment. The approval is conditioned on (among other items in the staff report) providing the boundary survey, removing any decking or components that cross the property line, verification of sanitary sewer connections for the unpermitted ADU, and compliance with the environmental conditions in the staff report.
The commission did not expand or alter the environmental conditions during deliberations; instead commissioners and staff emphasized that outstanding items — notably delivery of the boundary survey and confirmation that all structures lie on the applicant’s parcel — must be resolved before permits are finalized. The commission’s action allows the applicant to proceed to plan check and permitting under the listed conditions.
