A controversial “gateway” project at the northern end of downtown Pismo Beach will move forward after a pair of appeals of the project failed to dissuade the City Council.
At its Tuesday meeting, the Pismo Beach City Council voted unanimously to deny two appeals of Coastal Community Builders’ Gateway project and approve its final design, paving the way for the project to move forward with its planned two-block location between the triangular intersection of Dolliver and Price streets.
The two separate appeals by Cindy Sleumer and Robert Kramb contested the project’s viability for Pismo Beach, pointing to traffic and fire concerns and fit with the rest of downtown Pismo Beach.
“Excuse my words here, but when you try to put a square peg into a round hole and then hurry up a decision, this is what you get,” Kramb said.
Gateway project to revitalize abandoned lot
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 new pair of structures will stand three stories tall and will consist of four commercial condominium spaces and 39 residential units, with four residential units deed restricted as affordable housing, according to the staff report.
Though less than 50% of the project’s rooflines lie below the city’s 35-foot height restriction, project architect Eddie Herrera said that’s because of changes in the site’s elevation that makes some parts taller relative to the rest of the building
At the corner of Price and Dolliver streets, the existing gas station will be demolished and replaced with a plaza for public use, which saw its decorative awning nixed by the Council during its final deliberations.
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.
Handful of changes approved for project
In the months following the June 10 Planning Commission meeting, Coastal Community Builders made a handful of changes to the Gateway project based on feedback from the community.
After members of the community expressed concerns about the project’s parking impact, the developer added another 21 off-site parking spaces, and voluntarily proposeed to contribute the equivalent of three parking in-lieu spaces for a total of $27,000 for public use, according to the staff report.
A planned spherical water fountain that would sit in front of the awning was swapped out for a clam design to match other design motifs in Pimso Beach, and a second canopy design for the welcome center was provided for the council’s discretion, according to the staff report.
During his public comment time, Kramb said he was disappointed with the Planning Commission’s approval of the project.
He pointed to a pair of commissioners’ absence at the initial Planning Commission discussion of the project, and the fact that the Commission presented little pushback on the design before approving it in June, as evidence that the city needed to evaluate the project more closely.
Kramb’s appeal specifically took issue with the project’s Jan. 30 traffic study, calling it outdated, and criticized its potential impact on Pice Street parking.
In response to fire and parking concerns by Kramb and other members of the public who spoke on Tuesday, the Council approved the project with the conditions that Bay Street will be maintained as a two-way street, and that a planned median will not be continuous so that Price Street drivers will be able to turn left on Bay Street when heading north.
Community development director Scot Graham said ultimately, the appeals failed because both appellants did not challenge the project on its consistency with the city’s General Plan or Local Coastal Plan, though Sleumer — who appealed the project based on some paperwork inconsistencies related to project setbacks — had her appeal fees returned as a condition of approving the project.
Though the Council voted unanimously to approve the project, councilmember Scott Newton noted the city has little say over what can and can’t be built so long as it meets newer state laws aimed at increasing housing through denser projects.
“I don’t think most realize that our hands are tied on so many decisions, and the amount of non-local power we have has been drastically reduced,” Newton said. “I understand why (Senate Bill) 9, SB 330 came forward because, honestly, there’s so much NIMBY-ism that it just stopped every project, but this was the shift.”
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