Appeal of Planning Commission’s action on CDP No. 26-006 (205 Pecan ADUs) City Council Meeting October 20, 2026
Project Location
Location
205 Pecan Avenue, 92648 (northwest corner of Lake Street and Pecan Avenue) General Plan/Zoning
M-SP (Mixed-Use Specific Plan)
SP5-CZ (Downtown Specific Plan – Coastal Zone)
Surrounding Uses
Single-family Residential
Commercial
Multi-family Residential
Main Street
6th Street
Pecan Street
Lake Street
Coastal Development Permit (CDP) No. 26-006 - To permit two, approximately 420 sq. ft. and 480 sq. ft. detached accessory dwelling units (ADUs) on an existing multi-family property at an overall height of two stories and 18 ft.
Project Request
South (Pecan Ave)
Existing Site
Research & Technology
Research & Technology
N
Site Plan
Elevations
The project was presented at the September 8, 2026 PC hearing:
Applicant and owner spoke in support of the project. No other speakers were present.
Commission discussed issues related to parking, coastal requirements, and ADU state law.
Project was denied 4-2 with the finding that one of the Coastal Element policies for coastal access is not met and that the project would adversely affect businesses that will compete for parking with the proposed units.
Planning Commission Action
The project was appealed September 17, 2026, by Council Member Andrew Gruel stating no evidence at the hearing established the proposed ADUs would:
Create or affect a specific threat to public health and safety, Fail to satisfy any applicable objective standards; or, Otherwise violate state or local law
Appeal
Consistent with ADU State Law
City cannot apply additional standards on ADUs that comply with State law criteria City cannot require correction of existing nonconforming zoning conditions Consistent with adopted Housing Element goals and policies related to RHNA and ADUs ADUs provide 51% and 68% of City’s very low income and low-income RHNA production, respectively Analysis
Consistent with the site’s General Plan land use and zoning designations The project will not generate significant environmental impacts in accordance with CEQA The project, as proposed, will not adversely affect coastal resources and access Maintains existing parking onsite
Does not result in new or increased impacts to environmentally sensitive habitat areas, wetlands, or public views Does not cause or increase exposure to coastal hazards
Analysis
The City Council may uphold the Planning Commission’s action OR take an alternative action:
Find the proposed project categorically exempt from CEQA pursuant to Section 15303, Class 3; and Approve CDP No. 26-006 with suggested findings and conditions of approval Summary
QUESTIONS