Pismo Beach could get a new ‘gateway’ development. Here’s what’s happening
A new mixed-use “Gateway Project” planned for the northern entrance to Pismo Beach gained the city Planning Commission’s approval on Tuesday evening.
Featuring a welcome plaza, commercial space and 39 residential condominiums, the Gateway Project from developer Coastal Community Builders is planned to replace a set of buildings in a space just under two blocks between the triangular intersection of Dolliver and Price streets.
Among the buildings slated for demolition is the longtime home of the since-closed Shell Cafe, which more recently is the location of Oasis Moroccan Restaurant.
The Planning Commission voted 4-0 to approve the project despite a mixed reaction from residents, with vice chair Jimmy Summer recused from the vote.
Coastal Community Builders president Gary Grossman said he was flexible on the actual look of the project, and sought the Planning Commission’s guidance on making it fit with the rest of the city.
“I’m really acutely aware of what our town feels like, what we want from our imagery,” Grossman said. “I do need direction from you — this doesn’t have to be as in-your-face or so strong.”
What is the Gateway Project?
The new pair of structures would stand three stories tall and would consist of four commercial condominium spaces and 39 residential units, with four residential units deed restricted as affordable housing, according to the staff report.
At the corner of Price and Dolliver streets, the existing gas station would be demolished and replaced with a plaza for public use.
The mixed-use space is planned to occupy most of the block on the other side of Bay Street that includes the Oasis Restaurant building, a parking lot and a handful of existing homes, according to the staff report.
As is, 10 residential units are on the project site including one Section 8 federally assisted dwelling, according to the staff report. Coastal Community Builders will give first right of refusal on a comparable to displaced residents, along with relocation assistance, according to the report.
In their place, two buildings are planned: the gateway plaza and commercial space on the triangular lot and the 1.2-acre residential space on the other side of Bay Street.
The 33 two-bedroom condos would fall between 1,085 and 1,851 square feet, while the five studios would be 460 square feet and sole one-bedroom unit would be 808 square feet, according to the staff report.
By making five of the residential condos affordable, the project qualifies for a state density bonus that allows the building to include more units than would be normally allowed.
Residents voice parking, water, aesthetic concerns
As the project was presented before a full house of Pismo Beach residents, many residents voiced displeasure with the project during public comment.
Chief among their concerns were the lack of sufficient parking spaces, its potential strain on the water system and its fit and finish with the rest of Pismo Beach.
Resident Mark Schmidt said the project’s condominiums resembled a “hotel in LEGO Land,” adding that he’d prefer a design that looks more at home in the community.
“The leadership of Pismo Beach has long touted our beach city as a classic California beach town; the proposed Gateway Project represents anything but classic California beach town,” Schmidt said. “In fact, the design concept, with all due respect, resembles the cookie-cutter designs that now litter the city of Grover Beach, also designed and built by CCB.”
Nancy Michael, another resident, said she believed the city should pass on the project because of the recent lawsuit against Coastal Community Builders by residents of the San Luis Ranch development, which is predicated on alleged harm caused by shoddy building by the developer.
Michael said she lives in a Coastal Community Builders home that was sold with defects, and doesn’t trust the developer’s track record.
“Please do not approve this project with its current design and waivers, and here is why: fire hazard potential,” Michael said. “Yesterday, there was a fire on Barcelona, and in Pismo Beach, right next to the largest fuel load we have in the city limits, it was the fire department’s fantastic response time that gave us the best case scenario.”
Not all residents were opposed to the proposed development. Del’s Pizzeria owner Bernadette Delmore, who introduced herself as a 53-year Pismo Beach resident, said Coastal Community Builders’ plans are a “perfect fit” for the city as development priorities change.
“Times are changing, and property is so expensive that the only way to build anymore is to build up,” Delmore said. “When I first looked at this proposed development, I wasn’t real sure about it, but when you look at the entryway right now to Pismo Beach getting off the 101, it looks very dumpy and unappealing.”
In response to criticisms of the building’s planned height, Grossman said the building wouldn’t be out of line with the buildings that already exist in that part of Pismo Beach.
“This city is and has varied character and varied density and varied heights, and even though people sort of imagine and see it as it is right now, with just a couple of buildings, you don’t have to go very far look one direction or another and there are buildings of many different heights and scales,” Grossman said.
What’s next for the Gateway Project?
The project will next go to the Pismo Beach City Council for final approval at a meeting date yet to be determined.
Previously, Coastal Community Builders CEO Cam Boyd said if approved, the project will start construction in late 2025, with a two-year build-out timeline.
