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Shell Beach · City of Pismo Beach

Solemar (Beachcomber Drive subdivision, Tract 3181)

Beachcomber Drive and Shell Beach Road (00 Beachcomber Drive, APN 010-144-025), Pismo Beach, CA

Under constructionas of May 12, 2026Housing

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

Summary

Solemar is a 20-home subdivision on a vacant 3.44-acre marine terrace at South Beachcomber Drive and Shell Beach Road in Shell Beach, between Highway 101 and the bluff. The approved plan divides the lot into 12 townhouse lots of 2,600 to 3,500 square feet, eight single-family lots of 6,000 to 10,450 square feet, a 1.11-acre blufftop park lot to be dedicated to the City as an extension of the coastal trail, and a 0.38-acre open space lot between Shell Beach Road and the highway. Two single-family lots are custom residences that each include an accessory dwelling unit. Homes are limited to 25 feet, or 15 feet nearest the bluff, with a 131-foot bluff setback and three view corridors. The applicants were Fred and Tom McNeal.

The City prepared a mitigated negative declaration. On August 22, 2023 the Planning Commission recommended approval, and on October 3, 2023 the City Council adopted Resolution R-2023-073 approving the coastal development permit, conditional use permit, architectural review permit and Vesting Tentative Tract Map 3181 (project P21-000050) on a 3 to 2 vote, with a condition that fencing along Shell Beach Road be wrought iron to keep ocean views. The project is appealable to the Coastal Commission, and two lots need separate design approval. A December 2023 council closed-session agenda listed litigation by the McNeals against the City; its subject and outcome are not in the records reviewed.

KSBY reported that construction of the Spanish-style development started on May 12, 2026, with 12 townhomes and eight single-family homes, two of them for the McNeal families and six custom lots to be sold. The sales website describes eight custom homesites with reservations in 2026. City grading and building permit records were not reviewed.

Documented scope

Homes
20 dwelling units: 12 townhouses in attached duplex configurations and 8 single-family homes, plus 2 accessory dwelling units on the 2 custom lots [1]
Site
3.44 acres (APN 010-144-025), Planned Residential (P-R) zone; allowable density 9 to 15 units per acre [3]
Townhouse lots
12 lots of 2,600 to 3,500 square feet; homes of 2,884 to 3,400 square feet with 2-car garages [3]
Single-family lots
8 lots of 6,000 to 10,450 square feet; 6 homes of 3,673 to 3,690 square feet and 2 custom homes of 4,776 and 4,311 square feet with 3-car garages and 352- and 375-square-foot accessory dwelling units [3]
Public park and open space
1.11-acre blufftop park lot dedicated to the City and a 0.38-acre open space lot between Shell Beach Road and Highway 101 [1]
Bluff setback
131 feet from the top of bluff (100-foot park dedication plus 31-foot geologic setback); 135 feet provided [3]
Height
25 feet maximum; 15 feet for the two homes closest to the bluff [3]

Milestones

  1. Draft initial study and mitigated negative declaration circulated for public review (SCH 2022060035). [6]
  2. Revised initial study and mitigated negative declaration circulated (SCH 2023030231). [5]
  3. Planning Commission adopted Resolution PC-R-2023-021 recommending approval of project P21-000050. [1]
  4. City Council adopted Resolution R-2023-073 approving the coastal development permit, conditional use permit, architectural review permit and Vesting Tentative Tract Map 3181, 3 to 2, with a wrought iron fencing condition. [2]
  5. City Council closed session listed existing litigation, Fred McNeal and Thomas McNeal v. City of Pismo Beach (case 23CV-0706). [7]
  6. Construction start reported by KSBY News. [4]

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

What changed

  • KSBY reported construction under way; 12 townhomes and eight single-family homes, with six custom lots expected to be offered for sale in mid-2026. [4]

What the records leave open

  • The construction start rests on a news report. City grading and building permits, and whether the final map for Tract 3181 has recorded, were not verified.
  • The project is appealable to the Coastal Commission; no appeal record was found, but the search was not exhaustive.
  • A December 2023 council closed-session agenda listed a lawsuit by the applicants against the City. Its subject and outcome are not documented in the records reviewed.
  • Two of the eight single-family lots (lots 3 and 4) require separate Planning Commission approval of their home designs before construction.
  • The sales website's descriptions and renderings are marketing material and may differ from the approved plans.

More in Shell Beach

All Shell Beach projects

Sources

  1. Coastal Development Permit, Conditional Use Permit, Architectural Review Permit and Vesting Tentative Tract Map 3181, 00 Beachcomber Drive (P21-000050), City Council staff report, Item 11.A, City of Pismo Beach, October 3, 2023 (checked November 5, 2026)
  2. Minutes of the October 3, 2023 City Council meeting (October 17, 2023 agenda packet, Item 9.A), City of Pismo Beach, October 17, 2023 (checked November 5, 2026)
  3. Vesting Tentative Tract Map 3181 for a residential subdivision, 00 Beachcomber Drive, Planning Commission staff report, Item 7.B, City of Pismo Beach, August 22, 2023 (checked November 5, 2026)
  4. New development planned for long-vacant property in Shell Beach, KSBY News, May 12, 2026 (checked November 5, 2026) News report; used for the construction start date, the project name and the owners' plans.
  5. McNeal 20-lot Residential Subdivision, Mitigated Negative Declaration, SCH 2023030231, CEQAnet, Governor's Office of Land Use and Climate Innovation, March 6, 2023 (checked November 5, 2026)
  6. P21-000050, 00 Beachcomber, 20-Lot Residential Subdivision, Mitigated Negative Declaration, SCH 2022060035, CEQAnet, Governor's Office of Land Use and Climate Innovation, June 2, 2022 (checked November 5, 2026)
  7. City Council closed session agenda, December 19, 2023 (Item 3.A, McNeal v. City of Pismo Beach), City of Pismo Beach, December 19, 2023 (checked November 5, 2026)
  8. Solemar Shell Beach, sales website, Solemar Shell Beach (Lindsey Harn Group) (checked November 5, 2026) Marketing site; undated. Describes eight custom homesites and reservations in 2026.

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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