991 Visalia St. - Pismo Beach, CA 93449

Our vacant lot at 991 Visalia St. is approximately 0.4 acres and has a lovely orchard of California Live Oak trees. The property has an active underground PGE service and city water/sewer lines are available for interconnection at the sidewalk, along with SoCal gas. From 2020-2023 two home designs were presented to city planning commission and both were approved. Extensive steps have been completed for development, including archaeological reports, soil and geologic study, sound acoustic study, and numerous submissions with the city. Extensive arborist work has been completed to reduce fire hazards and remove poison oak and improve access to the property by foot. Here's the Zillow MLS listing for this lot. We are continuing our development plans, but also may list the property for sale. COVID and other changes in the world during the time we have been developing this property, have bifurcated our priorities and we are considering timing for this project.

Single Level Design

October 2023 design approved by the Pismo Beach Planning Committee for a 2000 sq ft single level design with a 400 sq ft roof view deck and additional decking and lower level outdoor bbq and seating areas. This plan is our active intended plan for development, and is progressing through detailed build-permitting stage.

Two Level Design

An alternate 2021 approved design and plans for a 3400 sq ft two level home. These plans are currently deprecated, but available for reconsideration. They were carried through to building permitting stage, with complete engineering, electrical, etc. "ready-to-build" details.

Unobstructed panoramic views of ocean and nature preserve

The home site offers 180 degree territorial views of the adjacent Pismo Preserve and the pacific ocean. Unobstructed sunsets and no concerns of any future development that would change these views. The Preserve is deeded to the public trust as a nature conservancy, and the lot is situated above any down-grade development space, ensuring the integrity of these territorial and ocean vistas.

Gorgeous Mature Trees

A lovely orchard of live oak trees has been cared for by certified arborists. Access paths for fire management and poison oak abatement were installed, and have been objected to by the city. Plans for remediating with the city are in place, as a condition for development of the primary home.

Open Floor Plans with Floor-to-Ceiling Views to Nature Preserve & Ocean

Our design iterations maximized the unobstructured 180 degree views over the nature preserve and out to the ocean. Outdoor patios offer privacy and seclusion from the beighborhood, yet the convenience of city services and local fire/police and doordash delivery!

Lot Characteristics

The lot is at the end of a culdesac and planned 2-car-garage and main entrance face the end of Visalia St. (2 car parking in set-back driveway) at street grade.

Lot Placement

Bird's eye view showing lot lines, extending from Visalia St. and abuting the Pismo Preserve

Home Placement

This is the site survey showing placement of a 2-story 3000 ft. home

Home Manifold

Plans for either a single or 2 story home have been approved by city planning comission.

Here are various documents related to the project:

2010 prior owner approval for development of a large multi-bedroom 2 level home
2020 acoustic levels report (condition for permitting)
2020 archaeology report (condition for permitting)
2020 geological site report
2021 Pismo Beach Planning Staff Report / Approval of project for 2 level home
2021 Two level 3400 sq ft home final docs for building department permit
2023 Grading remediation plan and permit
2023 Single level 2000sq ft home Staff Report / city approval of project