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Shell Beach · City of Pismo Beach

401 Shell Beach Road mixed-use

401 Shell Beach Road, Pismo Beach, CA

Approvedas of May 27, 2025Mixed-use

The pin marks a representative location from the cited records, not a verified construction footprint. Map data © OpenStreetMap contributors.

Summary

This entitlement allows demolition of a vacant 3,270-square-foot restaurant at 401 Shell Beach Road, on three parcels in the Retail Commercial zone of Shell Beach, and construction of a new 10,089-square-foot mixed-use building with a restaurant space, a retail space and four residential airspace condominiums. The applicant is Pacific Coastal Properties II. The project is inside the Coastal Zone and is not appealable to the Coastal Commission.

The City Council approved the original project (P15-000130), with a tentative tract map, coastal development permit, conditional use permit and architectural review permit, on May 4, 2021. The Planning Commission granted a first two-year time extension (P23-000033) on May 23, 2023. According to the May 2025 staff report, the applicant had been working toward the final map and building permit until progress stalled because of the inflationary rise in construction costs, and asked for more time to reanalyze the project's feasibility and consider options for an economically viable project.

On May 13, 2025 the Planning Commission adopted Resolution PC-R-2025-008 approving a second two-year extension (P25-000025) and Categorical Exemption 2025-008, extending the planning permit to May 13, 2027. By that date the applicant must begin the project or seek a further extension. The records reviewed show no final map, building permit, revised design or construction.

Documented scope

Building
10,089-square-foot mixed-use building replacing a vacant 3,270-square-foot restaurant [1]
Uses
A restaurant space, a retail space and 4 residential airspace condominium units [1]
Site
Three parcels (APNs 010-334-013, -014 and -016), Retail Commercial (C-1) zone [1]
Entitlement expiration
May 13, 2027, unless the project is started or extended again [1]

Milestones

  1. City Council approved project P15-000130 and adopted Categorical Exemption 2021-008. [1]
  2. Planning Commission considered the first two-year time extension (P23-000033). [4]
  3. Planning Commission adopted Resolution PC-R-2025-008 approving a second two-year time extension (P25-000025) to May 13, 2027, 5 to 0. [2]

Dates are shown with the precision the source gives: a month or a year when the record has no exact day.

What changed

  • Planning Commission granted a second two-year extension to May 13, 2027 after the applicant reported that rising construction costs had stalled the project. [2]

What the records leave open

  • The minutes recording the 2025 extension are draft minutes reproduced in the May 27, 2025 agenda packet; the signed resolution was not reviewed.
  • The applicant told the City in 2025 that the project as designed may not be economically viable and that options were being considered; any revised proposal would need new City review and is not reflected here.
  • No final map, building permit or construction activity was found; the entitlement lapses on May 13, 2027 unless acted on or extended.
  • The 2021 council approval and 2023 extension are taken from the 2025 staff report and the 2023 agenda listing.

More in Shell Beach

All Shell Beach projects

Sources

  1. Time Extension for a mixed-use development at 401 Shell Beach Road (P25-000025), Planning Commission staff report, Item 7.A, City of Pismo Beach, May 13, 2025 (checked November 5, 2026)
  2. Draft minutes of the May 13, 2025 Planning Commission meeting (May 27, 2025 agenda packet, Item 5.A), City of Pismo Beach, May 27, 2025 (checked November 5, 2026)
  3. Planning Commission agenda, May 13, 2025, City of Pismo Beach, May 13, 2025 (checked November 5, 2026)
  4. Planning Commission agenda, May 23, 2023 (Item 5.B, time extension for 401 Shell Beach Road), City of Pismo Beach, May 23, 2023 (checked November 5, 2026) The 2025 staff report states the 2023 extension was approved on this date; the 2023 minutes were not reviewed.

Research reviewed November 3, 2026. Page content reviewed November 5, 2026. Guide last updated November 5, 2026. Research last reviewed November 3, 2026; records cover November 3, 2021 to November 3, 2026. How the guide is built, and what it does not cover.

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