By Theresa-Marie Wilson
Changes could come down the pipeline for an event that has been held for the past 25 years at a picturesque bluff-top mansion in Shell Beach.
The Chapman House, located at 1243 Ocean Blvd., is a stunning estate equipped with a working windmill, a pool, a lighthouse, guest cottages, fountains, gardens and a breathtaking panoramic view of the Pacific Ocean.
Clifford Chapman purchased the 1930’s-era English Tudor in 1962. He and his partner, Don Shidler, lived together in the main four-bedroom house until Chapman’s passing in June of 2012. Chapman deeded the $12 million home to the City of Pismo Beach in his trust.
As part of the trust, Chapman stipulated that the annual Afternoon of Epicurean Delights fundraiser for CAPSLO would continue to be held on the grounds. Proceeds benefit the Health and Prevention Division of CAPSLO, whose programs provide medical, educational and advocacy services for more than 40,000 persons across San Luis Obispo County and nine other central and southern California counties.
Like any other organization or private individual, the City had to go through the process of applying for a conditional use permit (CUP) to hold events on the property because it is located in a residential zone.
In June of last year, the City applied for a CUP to hold private and public events on the property. After hearing residents’ concerns about parking, noise and other disruptions expressed during a standing-room-only meeting, the Planning Commission gave the go ahead with some restrictions.
The commission approved three non-profit events as stipulated by Chapman in the deed: Afternoon of Epicurean Delights CAPSLO and SLO Opera fundraisers as well as a San Luis Symphony event. Also given the green light were a fundraiser for the estate itself and three free community events per 12-month period.
Parameters were drafted to limit the impacts to residents in the area including a maximum capacity at events of 300 people, which includes vendors, parking and shuttle services relocated out of the area for events exceeding 50 people, and Ocean Boulevard would remain open at all times. Any additional events would have to go through the draft CUP process.
“I’m very disappointed in the CUP that the Planning Commission approved,” said Councilman Erik Howell, who lives near the Chapman property. “The Chapman House is supposed to be an asset for the city and for the neighborhood. The majority of us moved to Shell Beach with the Chapman House being part of our neighborhood, part of our environment. Forgive me, but, I’m sorry, everybody that lives in Shell Beach moved to Shell Beach knowing that these events go on, knowing that the Chapman House is there. Since the City took it over, we have had less use of the Chapman House than we ever had. That’s a shame.”
CAPSLO approached the Chapman Estate Advisory Commission (CEAC), which oversees the estate, for an amendment to the cap on people permitted to attend the popular Epicurean foodie fest. An increase from 300 to 600 people was requested.
“I want to remind everyone that we have done this event for 25 years at that site,” said Raye Fleming with CAPSLO. “To my knowledge we have not had any serious problems or even any problems.”
Three members of the public spoke in opposition to doubling the number of attendees.
“We really put our voices together in May and June because nobody wanted to have events in our neighborhood,” said resident Maria Santos, who lives on neighboring Santa Fe. “We live there, our children play there, and we don’t want 600 people at the end of our street. We really don’t. We accepted the CUP because we were forced to compromise, and we worked hard to get a compromise with the City. We worked so hard to establish this CUP, why would we chip away at it. This is our neighborhood. This is not an event center.”
One person spoke in support of the request.
“I know that it does indeed have an impact on the neighborhood,” longtime resident Charlene West said. “I also know that Mr. Chapman felt that this was one of the most important charitable events that he did and that, if anything, he would have had 1,000 people there because he wanted to support the work of CAPSLO. I hope we can find a balance in this.”
The City Council voted 4-1 to in favor of forwarding amendments to the CUP to the Planning Commission for consideration.
Councilwoman Shelia Blake was the lone dissenter. She suggested that neighbors of the Chapman Estate had reached a “critical mass” as to their endurance or their tolerance of the event.
“I love what you do, congratulations, but I’m wondering if maybe we should have a plan first before we make any alterations to the CUP that we have,” Blake said. “I hope that we can come up with something for you that is workable. I certainly don’t want to stop you from having your fundraiser. I’m just getting that feeling from the Shell Beach neighborhood that they are not all that keen on more people.”
As part of the recommendation to the Planning Commission, the council asked that low-impact, free events be held for neighborhood residents as well as loosening the mandatory shuttle parking service for 50-plus people.
Pismo Beach Planning Manger Carolyn Johnson said the shuttle parking requirements are detrimental to free neighborhood events.
“It’s hard for these free events to happen if they have to figure out how to park everyone,” Johnson said.“I think the intent is really to make it available to the Shell Beach neighborhood, but it’s not a situation where you can necessarily turn somebody away if it is a free community event.”
The Planning Commission will consider CAPSLO’s request at its Feb. 10 meeting. The CUP expires on June 24 of this year. A Request for Proposal is being developed to create a business plan for the property. It is expected to go out for bid in March.
