Perched on the bluffs of Shell Beach, a sprawling estate packed with unique art, architecture and one-of-a-kind views of the Pacific Ocean sits undisturbed, its gates often closed to the public.
For the past decade, the property known as the Chapman Estate has been owned by the city of Pismo Beach -- a parting gift from its namesake owner, Clifford Chapman, upon his death in 2013.
However, few who haven't paid the price to attend one of the exclusive events hosted at the house have seen inside the famous home -- and that number of attendees could shrink even further in the coming years as the city contemplates whether or not the property is worth the price to maintain it.
Meanwhile, the Chapman Estate Foundation, which manages the estate and the private events that make up most of the property's revenue, would like to be the party that assumes control of the estate should the city opt to drop its financial and legal commitments to the house, Chapman Estate Foundation secretary Lillian Jewell said.
Jewell, a Shell Beach resident, said she remembers Chapman's final dinner with stakeholders in which he announced his intent to gift the home to the city. She hopes to honor the former owner's wishes should the city move forward with divesting itself from the property -- which could come to the City Council in February at the earliest, according to city manager Jorge Garcia.
"We want to unlock the gates," Jewell told The Tribune. "If people are allowed in, then people can appreciate and support it."
Talks of the city divesting from its ownership of the Chapman Estate got underway in August, when the City Council was presented with several options it could pursue.
Not counting potential repairs and upgrades down the line, the property has cost the city just under $2.3 million since it assumed ownership, requiring around $65,000 a year in maintenance and operations costs, according to the city's estimates.
However, the blufftop location presents several issues, including the ever-present risk of erosion and its unique status as a former residential home.
These issues have compounded and worsened over time, in part due to damage suffered during the 2023 winter storms that battered Gull Cottage, a small building perched on the cliff side of the property.
Minimum work -- which would include building inspection repairs, fire safety improvements, Americans with Disabilities Act-related accessibility features and substantial repairs to the property's seawall, including filling in the caves beneath the bluff -- could cost the city around $6.8 million in total, according to estimates.
Improvements to make the property more profitable -- such as ADA-compliant parking, pathways and an exterior elevator, along with filling and repurposing the pool area and installing a commercial kitchen for larger event use -- could cost up to $8.8 million, while outright redevelopment of the two lots the estate sits on would take several years and cost around $12.9 million.
However, despite the high cost to the city the property incurs, divestment isn't a simple process, Jewell said.
The estate's unique status as a property gifted to the city also means the city would need to work around several of the terms established in the original property transfer, including the fact that the city is prohibited from profiting from the property's use or sale. Under the agreement, selling the property would only allow the city to recoup the money it has put into the property so far.
Jewell said the distribution agreement between Chapman and the city requires the city to keep the property zoned for public recreational uses in perpetuity.
Should the city pull out of its involvement with the estate, the agreement stipulates that it should first be offered to a nonprofit that can continue to honor Chapman's vision.
If no nonprofits can meet the price and or are interested in the estate, only then can it be sold on the open market to a private party.
Even if sold to a private party, the distribution agreement requires the city to make its best efforts to preserve a part of the property as a public park.
"If (the city wants) to divest, the Chapman Estate Foundation wants to be the successor owner as the nonprofit who will operate the property as Mr. Chapman intended, for the access and benefit of the community and its residents" Jewell said.
Jewell said though it's unclear how the foundation can afford the property, if it is able to assume control its top priority will be expanding public access to the estate.
She said while the dinners hosted at the estate are a good source of revenue, the auction price -- $12,000 to host a dinner catered by the Lido Restaurant and Lounge for 12 in the home's dining room overlooking the ocean -- means only a few are sold each year. In 2024, the estate sold three such dinners in addition to its annual fundraiser, Jewell said.
The estate only hosts about a third of the activities allowed by the conditional use permit -- a far cry from the events of the property's heyday, which would draw as many 400 people to Chapman's "Epicurean delights" alongside fundraising efforts, Jewell said.
Under the existing permit, the estate would need to get a permit for any event with over 50 attendees, though Jewell said those conditions are "understandable and workable."
Many of the restrictions on the property's indoor usage come down to the city's ownership; for example, indoor use was prohibited for events until accessible restrooms were installed, which took nearly 10 years, Jewell said.
Outside of private events, the public was able to access the property from April to October 2024 during open gate hours on Tuesdays and Thursdays from 11 a.m. to 2 p.m. and Fridays from 5 p.m. to sunset, according to the city's website.
Jewell said while these hours have already started to expand since the restrooms were finished, hours could be significantly expanded if the foundation is able to operate the property going forward as part of the goal of operating more paid and free events.
Addressing the Pismo Beach City Council at its Tuesday meeting, Jewell said the Foundation believes the completion of some of the required work will bring more donor support to the estate.
While there is work still to be done, including the remaining structural repairs, Jewell said that as a private entity the foundation would likely be able to complete the repairs at around half of the projected cost due to public contracting and prevailing wage laws.
Fundraising efforts and increased revenue from the property could support the foundation's repair efforts, she said.
Book clubs, yoga classes, bird watching, fundraisers and a community garden are a few examples of what the foundation would look to bring to the property, she said.
"We expect more access for small groups to the property and seek to fully utilize the currently allowed activities through the 'garden season,'" Jewell said. "We look to also open the house for small group meetings, especially for our local community groups. We look to collaborate with our other local nonprofits, educational groups and the Shell Beach community to host community meetings and gatherings, resident book clubs, perhaps corporate meetings."
The Chapman Estate Foundation takes donations through its website, chapmanestatefoundation.org.