Agenda packet — Buellton City Council, March 24, 2022 (part 2 of 3)

Resolution No. 22-07 Page 29 March 24, 2022
The mechanism for this program shall be established prior to Zoning Clearance, to the satisfaction of the Planning Director.

86. Carport Accessory Structures. The design style of the carport accessory structures shall complement the Art Deco architectural theme of the primary buildings. Construction and design plans for the carport structures shall be submitted to the Planning Department prior to Zoning Clearance and shall be to the satisfaction of the Planning Director. The future installation of solar panels would be addressed as part of the building permit process.

87. Parking Restriction for Single Car and Tandem Garages. A legal mechanism and ongoing monitoring and enforcement program shall be implemented by the Applicant to ensure that the residential single car and tandem garages are used for resident vehicle parking only and not for storage, business or other purposes that preclude the parking of residents’ vehicles. The mechanism for this program shall be established prior to Zoning Clearance, to the satisfaction of the Planning Director.

88. Amenity Bridge Open Space Requirements. A 9’2” wide pedestrian “amenity bridge” with some seating/benches connects Buildings #1 and #2 on the residential third floor. The bridge is not required for pedestrian circulation but is being included as an open space amenity so the residents can enjoy the views of the surrounding vistas. Insofar as the amenity bridge is being counted as open space, the installation of usable amenities such as seating and/or benches (or equivalent) is required and shall be shown on the building plans prior to Zoning Clearance, to the satisfaction of the Planning Director.

89. Development Opportunity Reserve (DOR) Terms.

INCENTIVES
Residential Density Allowance
A maximum density of up to 39 units per acre, which calculates to 48 units for the

1.22 acre property, shall be built, as set forth in the project plans date-stamped February 10, 2022.

Building Height
A typical top-of-parapet building height (per BMC 19.04.110 and 19.12.020) of 41 feet, in lieu of the 35-foot baseline height limit in the underlying CR zone, shall be allowed, as set forth in the project plans date-stamped February 10, 2022.

PUBLIC BENEFIT
In return for the incentives regarding Building Height and Residential Density, Applicant shall deposit funds as required by the Development Agreement (21-DA01).

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Resolution No. 22-07 Page 30 March 24, 2022

90. Development Agreement. Prior to issuance of a Zoning Clearance or grading permit, Applicant shall enter into a development agreement to implement the conditions of approval for 21-FDP-05 as set forth in City Council Resolution No. 22-07; the agreement shall be recorded against the property. As per Condition 73, the development agreement shall govern the duration of the approvals.

91. Roof Plan. A detailed roof plan shall be submitted and shall include the location of any proposed solar panels, HVAC, mechanical equipment, AC condensers, elevators and stair housings, and similar structures. Said structures shall be screened from public view and shall be considered architectural features for the purposes of building height exceptions per BMC 19.04.110 B. The screening shall be architecturally compatible with the primary building design. Roof access shall be provided from the interior of the building and not from exterior roof access ladders. All structures shall be consistent with applicable requirements set forth in the Avenue of Flags Specific Plan and Community Design Guidelines.

92. Utility Service Areas. The design and location of utility service areas shall be consistent with applicable requirements in the Avenue of Flags Specific Plan and Community Design Guidelines, which include compatibility with and integration into the primary building design and site layout.

E. FIRE DEPARTMENT CONDITIONS
The following Fire Department conditions are imposed with the understanding that the Fire Protection Certificate application(s) may involve modifications, which may determine additional conditions. The Fire Prevention Division must be notified of any changes to the project proposal. A change in the project description may cause conditions to be imposed.

CONDITIONS FOR DEVELOPMENT PLAN

93. Relocate utility room for gas and electric to be accessible from the exterior.

94. To comply with aerial apparatus requirements, parking on Second Street in front of structures shall be removed.
 Depending on final road width, one or both sides of Second Street will be required to be designated as required fire lane(s).

95. General concern about visibility for pedestrian crossing at west driveway entrance.

96. DCDA and FDC to be relocated to corner of structures by existing hydrant to the west.

97. The two-bedroom suite with patio, facing the interior walkway, shall be redesigned to comply with emergency escape and rescue requirements.

98. North section of wall built on property line shall be provided a four-hour rating or a rating equivalent to a party wall / fire wall per the CBC.

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Resolution No. 22-07 Page 31 March 24, 2022

CONDITIONS PRIOR TO LAND USE (ZONING) CLEARANCE

99. The following plans shall be submitted to and approved by the Fire Department:
 Site Utility Plan
 Vegetation Plan
 Hydrant Plan
 A building code analysis shall be provided with submittal.  Access Plan
 Signage Plan to include an addressing plan approved by the City of Buellton.

GENERAL CONDITIONS
100. Defensible space of 100 feet (or to the property line, whichever is nearer) around the proposed structures and any existing structures on this property shall be provided.
 Removal does not apply to single specimens of trees, ornamental shrubbery or similar plants that are used as ground cover if they do not form a means of rapidly transmitting fire from the native growth to any structure 101. Fire department apparatus access shall be provided and maintained for the life of the project.
 Prior to vertical construction, access shall be installed per approved access plans.
 All driveways shall have a minimum width of 26 feet.
 Access shall comply with appendix D of the California Fire Code (CFC). o D102.1 Access shall support the imposed load of fire apparatus weighing up to 75,000 pounds.
o D105.1 Any structure that exceeds thirty (30) feet in height shall meet the California Fire Code Appendix D105 requirements.  Surface shall be paved.
 Access ways shall be unobstructed and extended to within 150 feet of all portions of the exterior walls of the first story of any building.  Fire department approved turnarounds shall be provided  A minimum of 13 feet, 6 inches of vertical clearance shall be provided and maintained for the life of the project for emergency apparatus access. 102. Exterior fire department walkway access shall be provided and maintained for the life of the project.
 Minimum five (5) foot path, clear of obstructions shall be provided around all structures.
 Emergency escape and rescue ground ladder access points shall be clear of obstructions.
103. Designated fire lanes shall include red curbs and signs indicating “Fire Lane – No Stopping” placed as required by the fire department. Refer to current adopted California Fire Code.

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Resolution No. 22-07 Page 32 March 24, 2022
104. Additional fire hydrant(s) shall be provided; final number to be determined per current California Fire Code (CFC).
 A minimum of one additional fire hydrant shall be installed on Avenue of Flags to comply with Development Standard spacing requirement.  Prior to vertical construction, fire hydrants shall be installed per approved plans.
 Fire hydrants shall be located per fire department specifications and shall flow a minimum of 1250 gallons per minute at a 20 psi residual pressure.  Commercial fire hydrant(s) shall consist of one 4-inch outlet and two 2-1/2- inch outlets.
 Access to and clearance around fire hydrant(s) shall be maintained at all times 105. An elevator able to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal, open position is required.
106. Automatic fire sprinkler systems designed to NFPA 13 shall be installed in both buildings.
 The fire department shall determine the location of any fire department connection (FDC) that may be required.
107. Full automatic fire or emergency alarm system shall be installed in both buildings.  Fire alarm system shall meet Santa Barbara County Fire Department requirements.
108. Standpipe system shall be installed in both buildings  The fire department shall determine the location of any fire department connection (FDC) that may be required.
109. Portable fire extinguishers are required and shall be in accordance with the current adopted Santa Barbara County Code Chapter 15.
110. Emergency guides shall be provided, maintained and in compliance with CFC 403.10.2.
111. All fire protection systems shall be maintained for the life of the project. 112. Address numbers shall be properly posted for all buildings and suites.  Minimum height of twelve (12) inches for buildings.
 Minimum height of four (4) inches for suites.
 Address number locations shall be approved by the fire department.  Address numbers shall be a color contrasting to the background color.  The address numbers shall be elevated for clear visibility and easy directional identification.
 The numbers shall be visible from the access road when travelling in either direction.
 If the driveway is over 150 feet in length or the building is obstructed from view at the access road and/or driveway, numbers shall be posted at all road and driveway intersections as is necessary.

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Resolution No. 22-07 Page 33 March 24, 2022
113. Access way entrance gates shall conform to fire department requirements. 114. A Knox Box entry systems shall be installed. Spare keys shall be provided for the Knox Box entry system.
115. When access ways are gated, a fire department approved Knox locking system shall be installed.
116. The applicant will be required to pay Fire Department Development Impact Mitigation Fees. In accordance with Chapter 15 of the Santa Barbara County Code, the fee shall be computed per square foot of occupied space in each new building.
 Payment shall be made according to the schedule of fees in place on the date fees are paid. As of the date of this letter, fees currently are as follows:

Residential-Other Residential Housing $0.75 per square foot Nonresidential-Retail/Commercial $0.77 per square foot
Final occupancy clearance inspection will not be scheduled unless fees have been paid.

ADVISORY FOR CONSTRUCTION
117. All standard fire department conditions and current codes shall apply at time of development.
118. Portable fire extinguishers are required on the project site at all times during construction.
119. Temporary address posting is required during construction. Inspections will not be completed without temporary address posted.
 Temporary addressing shall be plainly visible and legible from the street or road fronting the property. Address numbers shall clearly contrast with their background and shall be a minimum of 6 inches high with 1/2 inch stroke. 120. Construction access shall comply with California Fire Code (CFC) requirements during construction.
 Vehicles and materials shall not obstruct fire access.

If you have any questions or require further information, please call Steven Sauer, Inspector, at 805-681-5528 or 805-681-5523.

F. COUNTY OF SANTA BARBARA BUILDING DIVISION CONDITIONS The following information will be required at submittal of building permit application and plans.
121. A soils report to include an assessment and conclusion of the potential for liquefaction will be required. At a minimum, one boring to a depth of 50’ will be required.

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Resolution No. 22-07 Page 34 March 24, 2022
122. Provide grading plans for reference in the construction drawings. 123. Provide Onsite Storm Water Retention Plans for reference in the construction drawings. The Architect, Structural Engineer and Soils Engineer must coordinate the location of any onsite retention basins in relation to the buildings or structural elements and provide structural design accordingly where applicable 124. Identify on the plans if the project is privately or publicly funded, specify compliance with CBC 11A or 11B as appropriate. Provide a separate “Site Accessibility Plan” detailing accessible routes of travel between buildings, accessible site facilities to the public way and/or street serving the site for each building. All accessible features (accessible parking, ramps, stairs, paths of travel, number of accessible or adaptable units) must be fully detailed and dimensioned. The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible exits, accessible site facilities, and the accessible entrance to the sites.
125. Incorporate all discretionary conditions of approval and department condition letters into the plans.
126. Incorporate compliance with the applicable CA Green Code in the plans. 127. Specify the type of fire sprinkler system provided and provide a code analysis for allowable area, maximum height and number of stories. Provide a complete, independent fire resistive plan which graphically delineates all fire areas, fire walls, fire barriers, fire partitions, exterior rated walls due to fire separation distance to property lines, horizontal fire-resistive assemblies and fire resistive construction based on the Type of Construction. Provide thorough detailing for horizontal and vertical continuity of the fire rated assemblies on the plans and protection of penetrations at fire rated assemblies. Label all fire-resistive corridors, shafts, incidental use areas, etc. Cite code sections indicating reasons assemblies are rated.
128. Clearly show egress requirements for the building. A separate, detailed egress plan will be required for clarity of plan review and field inspection. Show occupant load, number of exits required and number of exits provided at each space, story and building totals. Provide a calculation for required exit width. Label all components of the exit access, exit, exit discharge and show compliance with applicable provisions addressing those components throughout the building. Specify and detail an accessible path of travel to and from all entrances and exits to the public right of way.
129. Provide a plumbing fixture analysis and access to plumbing fixtures from all parts of the building for common use spaces.
130. Incorporate any conditions of approval and mitigation measures required by the Flood Plain Administrator into the plans, identify all conditions and mitigation measures on the cover sheet.
131. Landscape plans which detail compliance with the current Model Water Efficiency Landscape Ordinance (MWELO) or City requirements (whichever are most stringent) will be required.

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Resolution No. 22-07 Page 35 March 24, 2022
132. Compliance with Federal Access Laws or Standards (i.e.: Americans with Disabilities Act) is solely the responsibility of the property owner and Architect of Record.
133. Plans shall be in compliance with the California Building Codes in effect at the time of building permit application submittal.

If you have any questions or require further information, please call Beth Brooke, Plans Examiner, County of Santa Barbara, at 805-934-6238 (phone).

G. FINANCE DEPARTMENT CONDITIONS
134. Outstanding Fees. The applicant shall pay all fees including, but not limited to, outstanding balances for processing by the City Engineer, Planning Department, Building Department, traffic mitigation fees, water connection fees, sewer fees, school fees, Fire Department mitigation fees and any additional processing deposits as required prior to zoning clearance.
135. Impact Fees. The project applicant shall pay the water, sewer, and traffic impact fees in accordance with City requirements.

Project Applicant/Property Owner Acknowledgement of Required Conditions of Approval Property Owner Signature Date
Project Applicant/Agent/Representative Signature Date

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SECOND ST

AVENUE OF FLAGS

AVENUE OF FLAGS
Attachment 1 - Vicinity Map
¯ 0 45 90 180
Feet
Legend
City Parcels
Project Location

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AVENUE OF FLAGS

SECOND ST

AVENUE OF FLAGS
100-Year Flood Zone Map
518 Avenue of Flags - Mixed-Use Project
¯ 0 50 100 200
Feet
Text
Subject Property
Attachment 2

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 December 20, 2021, Revised February 11, 2022
City of Buellton
107 West Highway 246
P.O. Box 1819 Buellton, CA 93427
RE: 518 Avenue of the Flags
APN 137-170-006
Final Development Plan Application
Dear City Planning Staff,
MB Development Company is pleased to submit this Final Development Plan application for the 518 Avenue of Flags (518), mixed-use project. Following the successful entitlement of Creekside Village at 480 Avenue of Flags (480), MB Development is excited to be presenting another catalytic project to the City of Buellton. The Avenue of Flags (AOF) Specific Plan is an exemplary effort by the City to develop a vibrant downtown core and revitalize the Avenue. MB Development strongly believes in the potential of the Avenue to bring together both the local community and those outside the City into a central nexus of recreation, shopping, and living.

One of the main challenges of implementing the Specific Plan is to incentivize early investment. Often developers will not want to be the first to market and follow the path of progress. Since day one of pursuing entitlements on 480, and now 518, MB Development’s goal has been to see the long-term vision of the Avenue fulfilled, and we are confident that these projects will be the catalysts the Avenue needs to jump-start that process. Being able to achieve the entitlement of 518 will create a sense of place on the two corners of Second Street and Avenue of Flags and provide consistency for that important gateway on the Avenue, giving both projects the highest potential for success.

Furthermore, the entitlement of 518 will continue to reinforce the City’s vision for the Avenue and support the City’s time and investment of the medians along the Avenue. We look forward to receiving comments on this project and working with the City through the process.

Project Narrative and Objective
518 is a mixed-use project designed to provide and continue a commercial presence on AOF, while creating quality multifamily homes, surrounded with open space amenities. From the central courtyard to the terraced roof decks, the project is designed to provide spaces that capture the sunlight and views of the surrounding hills. The architectural character embraces the approved art deco style to fit within its immediate context, Buellton’s historical origins and roots, and to align with the desires of the AOF Specific Plan and the community. This building will complement and pair well with its neighbors, while having a distinct flare that enhances the vision of Downtown Buellton and the core vision of the Civic Junction District (District #3) in the Specific Plan.

Attachment 3

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 Existing Conditions and Zoning
The site is located at 518 Avenue of Flags in the City of Buellton, CA. AOF is a corridor that traverses through the City’s Downtown and runs parallel to U.S. Highway 101 on the west side. The site is approximately 1.22 acres and designated under the AOF Specific Plan District 3 - Civic Junction and Town Plaza, with a base zoning of General Commercial (CR). The Specific Plan area is a sparsely developed downtown area and the existing site is currently vacant.

The areas immediately surrounding the property are developed with a variety of uses. The properties immediately north of the site are developed with two motel buildings and to the east is Avenue Heights Apartments and the Zaca Creek Business Park. The property immediately south of 2nd Street at 480 AOF was recently approved for a mixed-use development with 64 units and approximately 10,000 sf of commercial space. Properties north of 2nd Street fall within the Civic Junction District (District 3) and south of 2nd Street fall within the Civic Gallery (District 4).

Proposed Project
The proposed project is a 48-unit mixed-use housing development consisting of eight studios, 21 onebedroom, and 19 two-bedroom units. Approximately 5,511 sf of commercial space is proposed at the ground floor along AOF and separated into three retail spaces. The Specific Plan allows 25 to 40 du/ac and the proposed project proposes a 39.34 du/ac density. Surface parking will be located behind the mixed-use building fronting AOF, with a circular vehicular drive aisle connecting to two points of access to 2nd Street. Parking will be provided in a combination of uncovered, carport-covered, and private enclosed tandem garages. An approximately 532-sf corner town plaza, with approximately 1,323 sf of bulb-out adjacent to the plaza will be located at the corner of AOF and 2nd Street, in addition to a centrally located common courtyard/outdoor living space with a shared BBQ and seating area.

Setbacks:

Per Chapter 3, Section F of the AOF Specific Plan, there are no required setbacks. Proposed front and side setbacks are 0-feet and the proposed rear setback is 49 feet, 10 inches.

The Buellton Municipal Code (BMC) Section 19.06.010 regulates accessory structure’s location, including canopy structures. Subsection C provides that an accessory structure may be located in the required rear yard setback provided that it is no closer than five feet to the principal structure and does not exceed a height of 12-feet. The proposed solar carport structures at the rear of the site are located approximately 28-feet (varies in some locations) from the principal residential building and do not exceed 12-feet in height. Additionally the BMC permits accessory structures in the required front and side yard setbacks. A five foot wide landscape strip has been integrated adjacent to the proposed carport-covered parking at the north and east edges of the site.

Height:

Table 3-3 regulates a 35-foot maximum height within the Civic Junction and Town Plaza (Downtown Core) area. The proposed project proposes a maximum plate height of 39 feet and proposed typical parapet height of 41 feet, which is required to accommodate the flood plain requirements, the ground floor commercial uses, building interest / articulation, and provide high-quality living spaces for the rental Attachment 3

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 apartment units. BMC Section 19.04.110 specifies exceptions to zoning height limitations, indicating that architectural features may be 50 feet in height.

Parking
Per Chapter 3, Section H of the AOF Specific Plan, required parking for the residential portion is 77 spaces (one parking space per studio/one bedroom unit and two spaces per two-bedroom unit) and the commercial is 19 spaces (5,503/300), for 96 total spaces required. The proposed project provides 98 parking spaces onsite and 6 new public parallel parking spots along AOF adjacent to the project. Two trash/recycling enclosures are provided for the proposed project on the ground floor and are located in the northwest and northeast corners of the residential-only building. Encompassed within the 98 proposed parking spaces onsite, there are eight single-car garages, 19 tandem garages for tenants of two- bedroom units, 19 covered (carport) parking spaces, and 35 uncovered spaces. We anticipate that the uncovered parking adjacent to the residential Avenue Heights site along the eastern property line will be used for guest parking;
The AOF and the City’s mixed-use regulations do not indicate requirements for commercial or residential bicycle parking; however, four short-term commercial bicycle parking spaces are provided in the corner town plaza at the AOF and 2nd Street intersection. Long-term bicycle parking is provided at one space per unit, or 48 total spaces.

Building Coverage
Per Buellton Municipal Code Section 19.18.018, the maximum allowed lot or building coverage is 60% or 31,882 sf. The proposed building coverage is 39.2% or 20,804 sf.

Open Space and Landscape Requirements
Per Buellton Municipal Code Section 19.18.022, residential open space requires 250 sf per residential unit or 12,000 sf (48 x 250 sf). The proposed project provides 12,868 sf of open space. BMC Section

19.18.022 requires 15 percent of the net site area for all base zoning districts (except RM Zoning District), or approximately 7,956 sf (15% x 53,037 sf). The proposed project provides 7,961 sf of landscape area. Landscape area may be decorative hardscape, including, but not limited to, decorative paving, fountains, statues, or other artwork, and seating areas.

Discretionary Approvals
Based on the proposed program and design with City staff, we anticipate the following discretionary approvals:

1. Final Development Plan and Development Plan Modifications a. Building setback for portions of structures over 30 feet in height b. Tandem Parking

2. Development agreement under the Development Opportunity Reserve Incentive program a. Residential Unit Density
b. Building Height
Policy Consistency
Attachment 3

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 This project will improve an underutilized lot in the City’s Downtown Core area and provide new highquality housing opportunities in Buellton. The mix of unit types from studio to two-bedroom units will accommodate households of varying size and needs. The project’s architecture celebrates and aligns with the desired art deco style in the AOF Specific Plan and will not only enhance the neighborhood, but it will also complement existing and future buildings. The proposed project proposes numerous art deco features and elements into the architecture including, but not limited to, wrought iron guardrails, multipaned windows, tower projections, and ceramic/mosaic tiles. The project will create a more pedestrianfriendly environment, feature terraced roof decks, and offer a variety of open space, common courtyards, a corner plaza, and amenity areas onsite. The development will create new housing opportunities Downtown facilitating the use of alternative modes of transportation and reducing vehicle miles travelled. Lastly, the project will enrich the AOF corridor by beautifying, activating, and increasing walkability along AOF.

For these reasons, we believe the project is in conformance with the AOF Specific Plan and Buellton General Plan, and it will contribute to achieving the following goals and policies.

Land Use Element:

Goal 4: To revitalize the AOF and Highway 246 core as an identifiable “downtown, the physical and social center of Buellton and an inviting place for visitors and residents alike.” Consistency Response: The project is proposed on a currently vacant piece of land and will facilitate activating the AOF corridor. The 2nd Street and AOF intersection is designated as the main town plaza area and provides a public area to frequent and gather.

Policy L-8. New development and changes in existing use should adhere to the pattern of land use recommended in the AOF/Highway 246 Urban Design Plan for the AOF Revitalization Area (refer to Figure LU-6 and the discussion of the Urban Design Plan in the introduction). Nonconforming uses should be encouraged to relocate elsewhere at locations appropriate to the use. Vertical and horizontal mixed-use development should be encouraged in relation to lot depth, and a commercial orientation shall be maintained along the street frontage of the Avenue.

Consistency Response: The project includes a mixed-use development proposal with commercial orientation fronting AOF. The site is currently vacant and therefore no nonconforming uses are present.

Policy L-23. For property with a General Commercial (GC) land-use designation and frontage upon AOF or Highway 246, new residential development may only be allowed: (i) as part of mixed-use projects, subordinate in character and scale to principal permitted commercial uses; (ii) located above or behind commercial uses facing the street; and (iii) where sufficient vehicle access and parking is provided for both residential and commercial uses. Exemptions to this policy may only be granted by a majority vote of the City Council when all of the following findings can be made: (i) compelling public interests are served (e.g., provision of affordable housing) or circumstances particular to a project or site warrant such an exemption (e.g., site characteristics, development constraints, neighborhood compatibility, environmental setting, Attachment 3

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 community benefits, and other relevant factors); (ii) the viability of the remaining commercial corridor is not jeopardized; and (iii) the City’s economic and fiscal goals are not compromised.

Consistency Response: The project includes a mixed-use development proposal, including residential and commercial components. The commercial portion of the project extends the entire property frontage of AOF, with proposed residential above and behind the commercial uses.

Policy L-24. New commercial development shall be encouraged in Buellton along AOF and Highway 246. In general, new commercial development should provide a wider range of retail shopping opportunities for the community.

Policy L-27. Sidewalk areas in the commercial core along AOF and Highway 246 should allow for the free flow and safety of pedestrians.

Consistency Response: The project includes providing sidewalk connectivity along the property’s AOF and 2nd Street frontage. Additionally, as directed in the AOF Specific Plan, the project includes a public plaza at the corner of 2nd Street and AOF, acting as a public space to gather.

Policy L-28. New commercial development should incorporate elements to encourage pedestrian access and to screen parked areas from public view.

Consistency Response: Surface parking is screened from view and located at the rear of the building fronting AOF. The new sidewalk along AOF, as well as the improved sidewalk along 2nd Street (the portion adjacent to the site), will include the installation of street trees to buffer parking from the public realm.

Policy L-29. Residences shall be allowed in conjunction with compatible commercial development on land designated General Commercial. The City shall encourage mixed use development as outlined in Program 3 of the Housing Element by adopting a variable limit for mixed-use units, increasing allowed building heights, allowing off-street parking credits for onstreet and shared parking, and using a density definition that is adjustable for unit sizes. The mixed-use development shall only occur in the General Commercial (CR) designation.

Consistency Response: The project includes a mixed-use development proposal, including residential and commercial components, and meets the maximum density requirements. The proposed project is consistent with the recent approval of another mixed-use development at 480, directly south of the 518 site.

Policy L-30. New development should be required to incorporate streetscape features promoted in the AOF/Highway 246 Urban Design Plan or otherwise contribute toward the cost Attachment 3

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 of installing such features along the property frontage. New development should also adhere to planning principles promoted in the AOF/Highway 246 Urban Design Plan: storefronts should be sited close to the street to better define the street edge and building frontages at street level should be appropriately designed at a human scale.

Consistency Response: The new sidewalk along AOF, as well as the improved sidewalk along 2nd Street (the portion adjacent to the site), will include the installation of street trees to buffer parking from the public realm. As directed in the AOF Specific Plan, the project includes an approximate 532 sf public plaza at the corner of 2nd Street and AOF, acting as a public space to gather. A bulb out at this intersection is also proposed to shorten the crossing distance for pedestrians, creating a more comfortable walking environment and is approximately 1,323 sf.

Circulation Element:

Policy C-16. The City shall require the provision of adequate off-street parking in conjunction with all new development. Parking shall be located convenient to new development and shall be easily accessible from the street. The City may reduce required off-street parking for projects that employ transit demand management strategies that reduce vehicle trips to the site, where there is on-street angular parking along the Avenue of Flags, and for mixed-use shared parking.

The adequacy and appropriateness of parking requirements in the Zoning Ordinance shall be periodically evaluated and adjusted, if necessary.

Consistency Response: Surface parking is screened from view and located at the rear of the building fronting AOF and provides adequate parking for both the commercial and residential components of the project. Six public parking spaces are also provided along AOF for convenience and accessibility to the commercial components of the project.

Economic Development Element:

Goal 6. Continue to support and encourage economic revitalization of the AOF commercial corridor.

Consistency Response: The proposed project brings a mix of residential and commercial uses to the Downtown core area, which offers to better populate the area, particularly in the evening, as well as provide commercial opportunities for jobs and services.

Housing Element:

Policy H-2. The City shall promote mixed-use development throughout the City, with particular focus along AOF, and shall implement smart growth principles.

Consistency Response: The proposed project brings a mix of residential and commercial uses to the Downtown core area, creates a range of unit types for varying household need, and fosters walkability by bring residents to jobs, services, and other amenities.

Noise Element:

Attachment 3

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MB Development Company | 26500 Agoura Rd Suite 102-316, Calabasas, CA 91302 | www.mbdevcompany.com | 805-245-8095/818-307-9051 Goal 2. Protect noise-sensitive uses from areas with high ambient noise levels.

N-5. New mixed-use developments should be designed to prevent transfer of noise and vibration from the commercial or industrial use to the residential use.

N-7. Noise generated by construction activities should be limited to daytime hours to reduce nuisances at nearby noise receptors in accordance with the hours and days set in the adopted Standard Conditions of Approval.

Consistency Response: The proposed project will be subject to the City of Buellton’s construction-hour limitations and the commercial/retail uses on the ground floor will observe typical business hours and will cease primary/peak operations when the residential uses are most active/in use. Figure N-3 projects the 2025 Noise Contours along Highway 101 and State Highway 246 corridors. The project is located within the 65 dB contour; the setback provided from the residential building to the rear property line is approximately 49-feet. The Avenue Heights Apartments and the Zaca Creek Business Park provide additional and sufficient separation from Highway 101.

Conclusion
The proposed project is consistent with the AOF Specific Plan and Buellton General Plan goals and policies, and zoning standards for the site. The proposed project will also satisfy the overall vision of the AOF Specific Plan and provide a high-quality development to mirror Creekside Village, highlighting the two Second Street corners. We appreciate your time and consideration of the proposed project information and requested discretionary approvals. We look forward to working with the City and thank you for your time, consideration, and input on the proposed mixed-use project. Should you have any questions, please feel free to contact me at your convenience.

Sincerely,
MB Development Company
Brandon Mann
Principal

Attachment 3

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TITLE SHEET
518 AVENUE OF FLAGS
PERSPECTIVE VIEW - From Corner of Avenue of the Flags
SITE
DAMASSA RD.

AVE. OF FLAGS
101 FREEWAY

PROJECT DIRECTORY
APPLICANT: MB DEVELOPMENT COMPANY
26500 AGOURA ROAD, SUITE 102-316
CALABASAS, CA 91302
CONTACT: BRANDON MANN
PHONE: (805) 245-8095
EMAIL: [email protected]
ARCHITECT: RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT MARTIN
PHONE: (805) 543-1794
EMAIL: [email protected]
LANDSCAPE ARCHITECT: BCLA, INC.

LANDSCAPE ARCHITECTURE, PLANNING
PO BOX 76 254 E HWY 246 STE D
BUELLTON, CA 93427
CONTACT: BETHANY CLOUGH
PHONE: (805) 689-9910
EMAIL: [email protected]
CIVIL ENGINEER: BETHEL ENGINEERING
2624 AIRPARK DR.

SANTA MARIA, CA 93455
CONTACT: ANTHONY GUERRERO
PHONE: (805) 934-5767
EMAIL: [email protected]
PROJECT ADDRESS: 518 AVENUE OF THE FLAGS, BUELLTON, CA
APN: 137-170-006

PROJECT DESCRIPTION
518 AVENUE OF THE FLAGS IS A PRIVATELY FUNDED MIXED-USE

PROJECT DESIGNED TO PROVIDE A COMMERCIAL PRESENCE ON

AVENUE OF THE FLAGS, WHILE CREATING QUALITY MULTIFAMILY HOMES, SURROUNDED WITH OPEN SPACE AMENITIES. FROM ITS

CENTRAL COURTYARD, TO THE TERRACED ROOF DECKS, THE PROJECT

IS DESIGNED TO PROVIDE SPACES THAT CAPTURE THE SUNLIGHT AND BEAUTIFUL VIEWS OF THE SURROUNDING HILLS.

THE MULTIFAMILY HOMES WILL BE COMPRISED OF (8) STUDIOS, (21) ONE BEDROOM, AND (19) TWO BEDROOM UNITS. THE 5,511 S.F OF

COMMERCIAL RETAIL SPACES ARE TARGETED TOWARDS LOCAL SHOPS

THAT WILL CATER TO COMMUNITY NEEDS AND BUSINESS OWNERS THAT

SERVE BOTH THE IMMEDIATE RESIDENTS AND THE COMMUNITY AS A WHOLE.

TO FIT WITHIN ITS IMMEDIATE CONTEXT, BUELLTON’S HISTORY, AND TO

ALIGN WITH THE DESIRES OF THE SPECIFIC PLAN, THE ARCHITECTURE CHARACTER EMBRACES THE ART DECO STYLE. THESE BUILDINGS

WILL COMPLEMENT AND PAIR BEAUTIFULLY WITH ITS NEIGHBORS,

WHILE HAVING A DISTINCT FLARE THAT ENHANCES THE VISION OF DOWNTOWN BUELLTON.

SHEET INDEX
T1 TITLE SHEET
A2 EXISTING SITE SURVEY
A3 ARCHITECTURAL SITE PLAN
A4 LEVEL 1 - COMMERCIAL & RESIDENTIAL GARAGES F.F. PLAN A5 LEVEL 2 - RESIDENTIAL FIRST F.F. PLAN
A6 LEVEL 3 - RESIDENTIAL SECOND F.F. PLAN
A7 LEVEL 4 - RESIDENTIAL THIRD F.F. PLAN
A8 ROOF PLAN
A9 TYPICAL UNIT PLANS
A10 TYPICAL UNIT PLANS
A11 PROPOSED BUILDING ELEVATIONS
A12 PROPOSED BUILDING ELEVATIONS
A13 SITE SECTIONS
A14 AVENUE OF FLAGS STREET CONTEXT
A15 COLOR AND MATERIALS
A16 AVENUE OF FLAGS PROJECT PERSPECTIVE
A17 DETAIL VIGNETTES
A18 CORNER PLAZA & ROOF DECK
A19 2ND STREET COMMON ROOF DECK
A20 CENTRAL COURTYARD & COMMON ROOF DECKS
A21 BIRDS-EYE VIEW LOOKING EAST
A22 BIRDS-EYE VIEW LOOKING SOUTH
A23 BIRDS-EYE VIEW LOOKING WEST
A24 BIRDS EYE VIEW LOOKING NORTH
A25 TYP. TRASH ENCLOSURE
A26 SOLAR CARPORT DESIGN INFORMATION
A27 CIRCULATION PATH DIAGRAMS
A28 COMMON OPEN SPACE AREA PLAN
C1 CIVIL GRADING AND DRAINAGE PLAN
C2 CIVIL SITE SECTIONS
C2 VEHICULAR TURNING EXHIBIT
L1 LANDSCAPE PLAN - SITE
L2 LANDSCAPE PLAN - SECOND FLOOR
L3 LANDSCAPE PLAN - THIRD FLOOR
L4 IRRIGATION - MWELO & LAYOUT
L5 LANDSCAPE AREA AND IDENTIFCATION FOR TAKE OFF
L6 PEDESTRIAN BREEZEWAY LANDSCAPE VIGNETTE
E1 LIGHTING FIXTURE SPECS AND DATA
E2 LEVEL 1 - LIGHTING PLAN
E3 LEVEL 2 - LIGHTING PLAN
E4 LEVEL 3 - LIGHTING PLAN
E5 LEVEL 4 - LIGHTING PLAN

PROJECT STATISTICS

ZONING CIVIC JUNCTION

CONSTRUCTION TYPE VA
SPRINKLERS NFPA 13
PARCEL SIZE: 1.22 ACRES (53,037 SF)
DENSITY ALLOWED: 25-40 DU/ACRE
DENSITY PROPOSED: 39.34 DU (48/1.22 ACRE)
TOTAL GROSS BUILDING AREA 74,152 SF

MIXED USE GROUND FLOOR
AREA
COMMERCIAL = 5,511 SF
COMM. STORAGE = 325 SF
UTILITIES (MECH., ELEC., GAS) = 755 SF
RESIDENTIAL COMMON = 2,900 SF
RESIDENTIAL GARAGES = 11,262 SF
TOTAL GROUND FLOOR = 20,753 SF

RESIDENTIAL FIRST FLOOR
AREA
13,036 SF + 2,265 SF CVRD CIRCULATION

RESIDENTIAL SECOND FLOOR
AREA
17,688 SF + 2,920 CVRD CIRCULATION

RESIDENTIAL THIRD FLOOR
AREA
12,950 SF
MAX LOT COVERAGE: 60% (31,882 SF)
PROPOSED COVERAGE: 39.2% (20,804 SF/53,138 SF)
OPEN SPACE REQUIRED: 250 SF / UNIT = 12,000 S.F.

OPEN SPACE PROPOSED: 12,868 SF
LANDSCAPING REQUIRED: 7,956 SF (15% OF NET SITE AREA)
LANDSCAPING PROPOSED: 5,972 SF + 25% ALLOWANCE
TOTAL LANDSCAPING: 5,972 SF + 1,989 SF = 7,961 SF
IMPERVIOUS: 48,268 SF
PERVIOUS: 4,769 SF
MAX. ALLOWED HEIGHT: 35’-0”
MAX. PROPOSED HEIGHT: 41’-0” FT. (TYPICAL PARAPET)

BUILDING SETBACKS REQUIRED PROPOSED
FRONT 0’ 0’
SIDE 0’ 0’
REAR 0’ 49’-10”

VICINITY MAP PARKING

AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:

RESIDENTIAL 1/BEDROOM = 29*1 + 19*2
= 67 SPACES
67 RESIDENTIAL GUEST 1/5 UNITS = 48/5 = 10 SPACES 10
COMMERCIAL 1/300 SF = 5,511/300 = 19 SPACES 19
TOTAL REQUIRED 96 SPACES 96
TOTAL PROPOSED 19 TANDEM GARAGES (19*2) 38
8 SINGLE CAR GARAGES 8
21 COVERED SOLAR CARPORTS 21
31 UNCOVERED SPACES 31
TOTAL ON-SITE PARKING 98

NEW ADDITIONAL OFF-SITE STREET

PARKING
6 BICYCLE PARKING COMMERCIAL SHORT TERM 4
RES. LONG TERM (ONE PER UNIT - 41
VERTICAL, 7 HORIZONTAL STORAGE)
48 518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
T1
Attachment 4

Page 172 of 362 ends

Feet
0 10 20
M
A Professional Land Surveying & Consulting Company
PO Box 2341
Santa Maria, CA 93457
[email protected]
http://www.jonmckellar.com
Topographic Survey
of
APN 137-170-006
518 Avenue of the Flags
Buellton, CA
Surveyor's Statement
This topographic survey we prepared by me or under my direction in conformance with the requirements of the Professional Land Surveyor's Act. No property corners were found in the performance of this survey. Accessory monumentation was utilized to place the record boundary hereon. The Basis of Bearings for this survey is the bearing of N30°41'01"E between the City of Buellton Control Network points 2010-11 and 2010-12 as calculated from the map filed in Book 177 of Records of Survey, Pages 89 & 90. Horizontal datum is based on CCS 83 1991.35 values.

Vertical datum is based on NAVD 88 elevations determined by direct observation to Benchmark No. 2010-12 , elevation 373.46'. No Preliminary Title Report was provided prior to this survey. Linework updated to reflect removal concrete and asphalt improvements.
______________________
Jon McKellar
PLS 7578
9/29/2021
2374-01-RS21

EXISTING SITE SURVEY
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
A2
Attachment 4

Page 173 of 362 ends

0 6 12 24
1/16” = 1’-0” 24X36 SHEET
1 A12
2 A12
3 A12

PEDESTRIAN BRIDGE ABOVE

PEDESTRIAN BRIDGE
ABOVE
BIKE

PARKING
BIKE

PARKING

CORNER TOWN
PLAZA
TRASH
TRASH
532 SF ONSITE + 1323 SF
BULBOUT = 1855 SF
16' - 0" 8' - 0"
8' - 9"
16' - 0"
8' - 9"
96' - 6"
25' - 6"
24' - 8" 38' - 7"
7' - 10"

24.8% OF PROPERTY WIDTH
49' - 6"

REAR PROPOSED SETBACK
49' - 10"
20' - 0" 20' - 1"
28' - 0" 10' - 1"

SOLAR CARPORT
(12) SPACES

SOLAR CARPORT
(9) SPACES

COMMERCAL

LOADING ZONE
20' x 36'

RES RES RES RES RES RES RES RES
RES
RES
RES
RES
RES
RES
RES
RES
RES
RES
5' - 0"
5' - 0"

80.8% OF PROPERTY WIDTH
214' - 2"

19.2% OF PROPERTY WIDTH
50' - 11"
265' - 1"
200' - 1"
172' - 2" 28' - 0"
20' - 1" 28' - 9" 6' - 4" 26' - 0" 3' - 10" 41' - 1" 25' - 8" 60' - 0" 5' - 8" 26' - 1" 21' - 6" 48' - 11" 36' - 2" 126' - 9" 53' - 3"
265' - 1"
RES
RES

CA/VP/EV

CA/VP/EV
EV
EV
EV
EV
TYP.
18' - 7"
18' - 6"
9' - 0" 9' - 0"
9' - 0"
TYP.
8' - 0" 9' - 0"

RES -GUEST

RES -GUEST
RES -
GUEST
RES -
GUEST
RES -
GUEST
7' - 0"
518 AVENUE OF FLAGS SCHEMATIC SITE PLAN A1
BUILDING 1 01.31.2022 2374-01-RS21

STORAGE /

UTILITIES
640 SF

TANDEM GARAGES
RES. CIRCULATION

AND AMENITIES
RES. BICYCLE

PARKING
STAIRS

GARAGES

A V E N U E O F F L A G S
2 N D S T R E E T
19 19
12 2
N60° 86’ 44”W 265.00’
S29° 04’ 09”W 200.08’
S60° 56’ 44”E 265.00’
N29° 04’ 09”E 200.08’
NOTE:

PARKING ONLY PROVIDED IN STALLS. ALL CURBS SHALL BE
PAINTED RED FOR FIRE LANE AND INDICATED AS “FIRE LANE - NO STOPPING”

SAN MARCOS HOTEL
AVENUE

HEIGHTS

APARTMENTS

COMMERCIAL
SPACE
5,511 SF

ARCHITECTURAL SITE PLAN

PARKING

AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:

RESIDENTIAL 1/BEDROOM = 29*1 + 19*2
= 67 SPACES
67 RESIDENTIAL GUEST 1/5 UNITS = 48/5 = 10 SPACES 10
COMMERCIAL 1/300 SF = 5,511/300 = 19 SPACES 19
TOTAL REQUIRED 96 SPACES 96
TOTAL PROPOSED 19 TANDEM GARAGES (19*2) 38
8 SINGLE CAR GARAGES 8
19 COVERED SOLAR CARPORTS 19
33 UNCOVERED SPACES 33
TOTAL ON-SITE PARKING 98

NEW ADDITIONAL OFF-SITE STREET

PARKING
6 BICYCLE PARKING NOT REQUIRED

COMMERCIAL SHORT TERM
RESIDENTIAL LONG TERM (1 PER UNIT

IN SHARED ROOM ADJACENT TO EL)
4 48

SETBACK AND PL NOTES
0’ ALLOWED SETBACKS FOR 100% OF PROJECT. ONLY 11% OF PROJECT ALONG NEIGHBORING PROPERTY LINES UTILIZES THE 0’ SETBACK.

VERTICAL ELEVATION OVER 30’ PORTION OF BUILDING AT 0’ SETBACK EQUALS ONLY 19.2% OF PROPERTY WIDTH ALONG ADJACENT
COMMERCIAL PROPERTY AND 11% OF TOTAL PROJECT ALONG
NEIGHBORING PROPERTY LINES.

80.8% OF PROPERTY WIDTH ALONG THE NORTH NEIGHBORING
COMMERCIAL PROPERTY LINE PROPOSES A 49’-6” SETBACK.
100% OF PROPERTY WIDTH ALONG THE EAST NEIGHBORING
RESIDENTIAL PROPERTY LINE PROPOSES A 49’-10” SETBACK. (100%

RESIDENTIAL USE FACING RESIDENTIAL USE)
PROJECT MAINTAINS MAJORITY 92.3% RESIDENTIAL USE OF BUILDING

FACADE ALONG ALONG NEIGHBORING NON-STREET PROPERTY LINES (12,250 SF OF RESIDENTIAL FACADE/13,000 SF OF TOTAL FACADE) PROJECT MAINTAINS MINIMAL 5.8% OF COMMERCIAL USE OF

BUILDING FACADE ALONG NEIGHBORING NON-STREET PROPERTY LINES (750 SF COMMERCIAL FACADE/13,000 SF OF TOTAL FACADE)

COMMERCIAL USE OF PROJECT ONLY OCCURS WHEN FACING STREET OR ADJACENT COMMERCIAL NEIGHBOR.

RESIDENTIAL NEIGHBOR ADJACENT TO 100% RESIDENTIAL USE OF PROJECT. 518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A3
Attachment 4

Page 174 of 362 ends

RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

METER ROOM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ACCESSIBLE TANDEM
GARAGE

LAUNDRY

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ACCESSIBLE SINGLE

CAR GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
200' - 2"
49' - 6" 150' - 4"
50' - 8" 39' - 4" 48' - 1" 7' - 10" 60' - 1"
20' - 0" 28' - 9" 36' - 2" 41' - 2" 25' - 6" 60' - 2"

PEDESTRIAN BRIDGE ABOVE

PEDESTRIAN BRIDGE
ABOVE

ENTRY GATEWAY
ELEV. EQUIP.

LINE OF WALKWAY
ABOVE
BIKE

PARKING
BIKE

PARKING

ELEC, MECH, GAS,

METER ROOM

COMMERCIAL

STORAGE

STAIR C UP
UP
UP
TRASH
TRASH

LINE OF BUILDING
ABOVE
SOLAR

CARPORT
SOLAR

CARPORT
EL M. RM
EL. 2
VAN ACCESSIBLE SPACE 3
VAN ACCESSIBLE SPACE 2
VAN ACCESSIBLE SPACE 1
ACCESSIBLE TANDEM SPACE 4 & 5
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A2
BUILDING 1 01.31.2022 2374-01-RS21
0 6 12 24
3/32” = 1’-0” 24X36 SHEET

A V E N U E O F F L A G S
2 N D S T R E E T
RES. BICYCLE

PARKING
LEVEL 1 - COMMERCIAL & RESIDENTIAL GARAGES F.F. PLAN
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A4
Attachment 4

Page 175 of 362 ends

1 BED
1 BED 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED
COMMON SPACE 2 -
143 MAX OCCUPANCY

STAIR A
2 BED
2 BED
1 BED

STAIR B

OPEN TO BELOW

DECK DECK DECK DECK

ROOF BELOW
DECK
DECK

DECK DECK
DECK
DECK
DECK
DECK
ENTRY

GATEWAY

PEDESTRIAN BRIDGE

PEDESTRIAN WALKWAY

PEDESTRIAN BRIDGE

PEDESTRIAN BRIDGE ABOVE
50' - 9" 39' - 2" 125' - 2"
49' - 6" 150' - 4"
200' - 2"
48' - 9" 36' - 2" 36' - 2" 30' - 6" 63' - 6"
215' - 1"
199' - 10"

OPEN TO

COURTYARD BELOW

OPEN TO
BELOW

OPEN TO
BELOW
UP
DN
7' - 4"
8' - 7"
5' - 6"
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A3
BUILDING 1 01.31.2022 2374-01-RS21
0 6 12 24
3/32” = 1’-0” 24X36 SHEET
LEVEL 2 - RESIDENTIAL FIRST F.F. PLAN
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A5
Attachment 4

Page 176 of 362 ends

2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
2 BED
1 BED UNIT 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
2 BED
2 BED
ELEV.

COMMON ROOM - 47
MAX OCCUPANCY 1 BED

STAIR B
1 BED
COMMON
ROOF DECK 1
39' - 2" 125' - 2"
49' - 6" 150' - 4"
200' - 2"
36' - 2" 36' - 2" 30' - 6" 63' - 6"
199' - 10"

PEDESTRIAN BRIDGE

PEDESTRIAN WALKWAY

OPEN TO

COURTYARD BELOW

STAIR C
UP
DN
UP DN
UP DN

PEDESTRIAN

WALKWAY ABOVE

DECK DECK DECK DECK
DECK
DECK
DECK
DECK

DECK DECK
DECK
DECK
?
?
?
?
?
?
?

OPEN TO
BELOW
COMMON
ROOF DECK 0

PEDESTRIAN BRIDGE ABOVE
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A4
BUILDING 1 01.31.2022 2374-01-RS21
0 6 12 24
3/32” = 1’-0” 24X36 SHEET
DECK
DECK
DECK
DECK
DECK
DECK
DECK
LEVEL 3 - RESIDENTIAL SECOND F.F. PLAN
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A6
Attachment 4

Page 177 of 362 ends

2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
1 BED
2 BED
2 BED
2 BED
2 BED
2 BED 1 BED 2 BED
1 BED

PEDESTRIAN BRIDGE
COMMON
ROOF DECK 2
COMMON
ROOF DECK 3
COMMON
ROOF DECK 4

PEDESTRIAN

WALKWAY

PEDESTRIAN

WALKWAY

STAIR A

OPEN TO

COURTYARD
BELOW

PEDESTRIAN BRIDGE
50' - 9" 39' - 2" 125' - 2"
49' - 6" 39' - 2" 111' - 2"
172' - 2" 28' - 0"
22' - 11" 25' - 10" 36' - 2" 36' - 2" 30' - 6" 9' - 8" 24' - 4" 29' - 6" 215' - 1"
199' - 10"

DECK DECK DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK

STAIR C
UP
DN
UP DN
UP DN

STAIR B

OPEN TO
BELOW

OPEN TO
BELOW
COMMON
ROOF DECK 5
COMMON
ROOF DECK 7
COMMON
ROOF DECK 6
35' - 2"35' - 2"
3' - 0"
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A5
BUILDING 1 01.31.2022 2374-01-RS21
0 6 12 24
3/32” = 1’-0” 24X36 SHEET
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
2 BED
1 BED UNIT 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
2 BED
2 BED
ELEV.

COMMON ROOM - 47
MAX OCCUPANCY 1 BED

STAIR B
1 BED
COMMON
ROOF DECK 1
39' - 2" 125' - 2"
49' - 6" 150' - 4"
200' - 2"
36' - 2" 36' - 2" 30' - 6" 63' - 6"
199' - 10"

PEDESTRIAN BRIDGE

PEDESTRIAN WALKWAY

OPEN TO

COURTYARD BELOW

STAIR C
UP
DN
UP DN
UP DN

PEDESTRIAN

WALKWAY ABOVE

DECK DECK DECK DECK
DECK
DECK
DECK
DECK

DECK DECK
DECK
DECK
?
?
?
?
?
?
?

OPEN TO
BELOW
COMMON
ROOF DECK 0

PEDESTRIAN BRIDGE ABOVE
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A4
BUILDING 1 01.31.2022 2374-01-RS21
ROOF
DECK
BELOW
LEVEL 4 - RESIDENTIAL THIRD F.F. PLAN

SETBACK AND PL NOTES
2ND STREET RESIDENTIAL 3RD FLOOR SETBACK NOTES:

OVERALL LENGTH OF PROPERTY LINE ALONG 2ND STREET = 266’-1” OVERALL LENGTH OF BUILDING STREET FRONTAGE = 265’-1”
OVERALL LENGTH OF BUILDING ALONG PROPERTY LINE SETBACK A MINIMUM OF 28’ (WELL OVER THE 10’ REQUESTED) ON THE 3RD RESIDENTIAL FLOOR (I.E. OVER 30’ VERTICAL)= 205’ 8”

OVERALL LENGTH OF BUILDING ALONG PROPERTY LINE NOT SETBACK AN ADDITIONAL 10’ ON THE 3RD RESIDENTIAL FLOOR (I.E. OVER 30’ VERTICAL) = 59’ 4”

77.5% OF 3RD FLOOR BUILDING FACADE ALONG 2ND STREET IN COMPLIANCE, AND AT A MINIMUM NEARLY TRIPLES DESIRED SETBACK OF 10’ (AT A MIN OF 28’)

9.8% OF 3RD FLOOR BUILDING FACADE ALONG 2ND STREET IS NOT SETBACK.

12.7% OF 3RD FLOOR BUILDING FACADE ALONG 2ND STREET SETBACK 3’-3” INSTEAD OF THE MINIMUM 10’-0”.
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A7
Attachment 4

Page 178 of 362 ends

2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
1 BED
2 BED
2 BED
2 BED
2 BED
2 BED 1 BED 2 BED
1 BED

PEDESTRIAN BRIDGE
COMMON
ROOF DECK 2
COMMON
ROOF DECK 3
COMMON
ROOF DECK 4

PEDESTRIAN

WALKWAY

PEDESTRIAN

WALKWAY

STAIR A

OPEN TO

COURTYARD
BELOW

PEDESTRIAN BRIDGE
50' - 9" 39' - 2" 125' - 2"
49' - 6" 39' - 2" 111' - 2"
172' - 2" 28' - 0"
22' - 11" 25' - 10" 36' - 2" 36' - 2" 30' - 6" 9' - 8" 24' - 4" 29' - 6" 215' - 1"
199' - 10"

DECK DECK DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK
DECK

STAIR C
UP
DN
UP DN
UP DN

STAIR B

OPEN TO
BELOW

OPEN TO
BELOW
COMMON
ROOF DECK 5
COMMON
ROOF DECK 7
COMMON
ROOF DECK 6
35' - 2"35' - 2"
3' - 0"
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A5
BUILDING 1 01.31.2022 2374-01-RS21 1/4" / 1'-0" 1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
1/4" / 1'-0" 1/4" / 1'-0"
PARAPET TYP.

PARAPET TYP.

PARAPET TYP.
518 AVENUE OF FLAGS ROOF PLAN A15
BUILDING 1 01.31.2022 2374-01-RS21
0 2 4 8
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A8 ROOF PLAN
Attachment 4

Page 179 of 362 ends

0 2 4 8
1/4” = 1’-0” 24X36 SHEET

TYPICAL UNIT PLANS
STUDIO - 533 SF (8 COUNT)
1/4” SCALE
LIVING
DECK
BED

KITCHEN BATH
D.

CL. CL.
22’-6”
25’-0”
1-BED (B) - 643 SF (3 COUNT)
1/4” SCALE
LIVING
BED

BATH KITCHEN
D.

CL. CL.
25’-0”
25’-8”
1-BED (C) - 719 SF (1 COUNT)
1/4” SCALE
LIVING

BED BATH

KITCHEN
D.

CL.
28’-0”
25’-8”
1-BED (D) - 643 SF (1 COUNT)
1/4” SCALE
LIVING
BED

BATH KITCHEN
D.

CL.
25’-0”
25’-8”
1-BED (A) - 660 SF (16 COUNT)
1/4” SCALE
LIVING
DECK
BED

BATH KITCHEN
D. CL.
29’-4”
24’-0”
CL.
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
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A9
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0 2 4 8
1/4” = 1’-0” 24X36 SHEET
2-BED (A) - 1014 SF (11 COUNT)
1/4” SCALE
LIVING
BED
BED
BATH
BATH

KITCHEN
D.

CL.

TYPICAL UNIT PLANS
36’-0”
2-BED (B) - 1014 SF (5 COUNT)
1/4” SCALE
LIVING
DECK

BED BED
BATH

KITCHEN BATH
CL. D.

CL.

CL.
36’-0”
29’-4”
2-BED (C) - 870 SF (3 COUNT)
1/4” SCALE
LIVING
DECK

BED BED
BATH
BATH

KITCHEN
CL. D.

CL.

CL.
36’-0”
25’-0”
29’-4”
DECK
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A10
Attachment 4

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0 4 8 16
1/8” = 1’-0” 24X36 SHEET

PROPOSED BUILDING ELEVATIONS
WEST ELEVATION - AVENUE OF THE FLAGS 1 1/8" = 1'-0" (24 X 36 SHEET) SOUTH ELEVATION - 2ND STREET 2 1/8" = 1'-0" (24 X 36 SHEET) 46’-3”
TOP OF CROWN HEIGHT TYP.
2ND STREET

AVE OF FLAGS
0'-0” FF (359.30’)
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
41’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
0’-0” FF (359.30’)
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
50’-0”

MAX HEIGHT LIMIT
41’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
409.56 (50’-0” ABV. AVERAGE NATURAL GRADE)

MAX HEIGHT LIMIT
359.56’

AVERAGE NATURAL GRADE
409.56 (50’-0” ABV. AVERAGE NATURAL GRADE)

MAX HEIGHT LIMIT
359.56’

AVERAGE NATURAL
GRADE
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A11
Attachment 4

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0 4 8 16
1/8” = 1’-0” 24X36 SHEET

AVE OF FLAGS
2ND STREET

PROPOSED BUILDING ELEVATIONS
NORTH ELEVATION 1 1/8" = 1'-0" (24 X 36 SHEET)
EAST ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET)
0’-0” FF (359.30’)
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
50’-0”

MAX HEIGHT LIMIT
41’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
0’-0” FF (359.30’)
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
50’-0”

MAX HEIGHT LIMIT
41’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
409.56 (50’-0” ABV. AVERAGE NATURAL GRADE)

MAX HEIGHT LIMIT
359.56’

AVERAGE NATURAL
GRADE
409.56 (50’-0” ABV. AVERAGE NATURAL GRADE)

MAX HEIGHT LIMIT
359.56’

AVERAGE NATURAL
GRADE
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A12
Attachment 4

Page 183 of 362 ends

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

SITE SECTIONS
LONGITUDINAL SECTION LOOKING EAST 2 1/8" = 1'-0" (24 X 36 SHEET) STUDIO STUDIO STUDIO STUDIO 2 BED
2 BED STUDIO STUDIO STUDIO STUDIO 1 BED
RETAIL SPACE 1 RETAIL SPACE 2 RETAIL SPACE 3
CROSS SECTION WITH SITE NEIGHBOR CONTEXT 1 1/8" = 1'-0" (24 X 36 SHEET) 2 BED 2 BED
2 BED 2 BED 2 BED
2 BED
RETAIL SPACE 3

DRIVE AISLE
2 BED 2 BED
TAND. GARAGE COURTYARD LOBBY TAND. GARAGE

ROOF DECK

ROOF DECK
CROSS SECTION LOOKING EAST 3 1/8" = 1'-0" (24 X 36 SHEET) 1 BED
1 BED COMMON ROOM
1 BED

STAIR A
ELEV
TAND. GARAGE

COMMUNITY SPACE / BANQUET ROOM

GYM / YOGA / LOUNGE

ROOF DECK

DRIVE AISLE

SOLAR CARPORTS

FIRST FLOOR RESIDENTIAL PARKING

SECOND FLOOR RESIDENTIAL

THIRD FLOOR RESIDENTIAL

NEIGHBORING RESIDENTIAL

APARTMENT BUILDING
0'-0” FF
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
0'-0” FF
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A13
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Page 184 of 362 ends

AVENUE OF FLAGS STREET CONTEXT
518 AVENUE OF FLAGS - STREET ELEVATION
518 AVENUE OF FLAGS - STREET PERSPECTIVE
480 AVENUE OF FLAGS - STREET ELEVATION
480 AVENUE OF FLAGS - STREET PERSPECTIVE
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A14
Attachment 4

Page 185 of 362 ends

COLOR AND MATERIALS

A B C D E F G

METAL GUARDRAIL
WROUGHT IRON: ART DECO DESIGN

EXTERIIOR LIGHT FIXTURE
CRENSHAW: ART DECO STYLE WALL LIGHT

FABRIC AWNING

SOLID RED

PAINTED METAL
TRICORN BLACK SW 6258

PAINTED STUCCO
NEBULOUS WHITE SW 7063

PAINTED STUCCO
EXTRA WHITE SW 7006

CERAMIC TILE

DECORATIVE CERAMIT TILE
D D
B
A
A
A A
B
A
C
G
F
C
E
C
C G
F
0 2 4 8
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A15
Attachment 4

Page 186 of 362 ends

AVENUE OF FLAGS PROJECT PERSPECTIVE
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A16
Attachment 4

Page 187 of 362 ends

DETAIL VIGNETTES

DECORATIVE CERAMIC TILE

ACCENT STUCCO DETAILING

RED FABRIC AWNING

STUCCO FINISH DETAILING

METAL RETAIL SIGNAGE

WROUGHT IRON GUARDRAIL

SUSPENDED METAL AWNING

PILASTER W/ STUCCO DETAILING

EXTERIOR LIGHT FIXTURES

METAL STOREFRONT SYSTEM

CERAMIC TILE WAINSCOTE

PEDESTRIAN BRIDGE

DECORATIVE CERAMIC TILE DETAILING

ENTRY ARCH W/ STUCCO DETAILING

COLUMN W/ STUCCO DETAILING
PROJECT ENTRY ARCH 4 RETAIL STOREFRONT 3
PEDESTRIAN BRIDGE & STAIR TOWER 1 CORNER RETAIL FACADE 2

PAINTED METAL PROJECT SIGNAGE

RECESSED RESIDENTIAL BALCONY

SUSPENDED METAL AWNING

METAL RETAIL STOREFRONT SYSTEM
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A17
Attachment 4

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CORNER PLAZA & ROOF DECK
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A18
Attachment 4

Page 189 of 362 ends

2ND STREET COMMON ROOF DECK
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A19
Attachment 4

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CENTRAL COURTYARD & COMMON ROOF DECKS
0248
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A20
Attachment 4

Page 191 of 362 ends

BIRDS-EYE VIEW LOOKING EAST

NEIGHBORING
480 AVE. OF FLAGS

APPROVED PROJECT
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A21
Attachment 4

Page 192 of 362 ends

BIRDS-EYE VIEW LOOKING SOUTH

NEIGHBORING
480 AVE. OF FLAGS

APPROVED PROJECT
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A22
Attachment 4

Page 193 of 362 ends

518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A23 BIRDS-EYE VIEW LOOKING WEST

NEIGHBORING
480 AVE. OF FLAGS

APPROVED PROJECT
NEIGHBORING 3-STORY

APARTMENT BUILDING
Attachment 4

Page 194 of 362 ends

NEIGHBORING
480 AVE. OF FLAGS

APPROVED PROJECT
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A24 BIRDS EYE VIEW LOOKING NORTH

NEIGHBORING
3-STORY

APARTMENT

BUILDING
Attachment 4

Page 195 of 362 ends

0 1 2 4
1/2” = 1’-0” 24X36 SHEET
TYP. TRASH ENCLOSURE
LEFT ELEVATION 3 BACK ELEVATION 4 RIGHT ELEVATION 4
FRONT ELEVATION 2 PLAN VIEW 1
A
A
B
B
B

PAINTED STUCCO
EXTRA WHITE SW 7006

FRONT END LOADING CONTAINERS

PER SANTA BARBARA ENCLOSURE AND FACILITY

DESIGN GUIDELINES FOR TRASH REMOVAL SERVICE
R.

SERVICE PAD
T.

PAINTED METAL
TRICORN BLACK SW 6258
0'-0” FF
6’-0” FF
9’-3” FF
20’-0” FF
GROUND F.F.

TOP OF PILASTER

TOP OF TRELLIS

OVERHEAD CLEARANCE
30”
56”
56”
12”
12”
13’-0”
8’-9”
16’-0”
2” GAP OFF GROUND

HINGE ON OUTSIDE,

DOORS SWING OUTWARDS
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A25
Attachment 4

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CITY OF BUELLTON MUNICIPAL CODE EXCERPTS:
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A26 SOLAR CARPORT DESIGN INFORMATION
Attachment 4

Page 197 of 362 ends

RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

LAUNDRY

STAIR A
LOBBY
ELEV.

MAIL

GARAGES
BIKE

PARKING
BIKE

PARKING STAIR C
TRASH
TRASH
SOLAR

CARPORT
SOLAR

CARPORT
LOBBY

STAIR B

GARAGES

ACCESSIBLE
GARAGE

ACCESSIBLE
GARAGE
BIKE

STORAGE

STAIR D
VAN ACCESSIBLE SPACE 3
VAN ACCESSIBLE SPACE 2
VAN ACCESSIBLE SPACE 1
ACCESSIBLE TANDEM SPACE 4 & 5
ACCESSIBLE SPACE 6

BONUS PLUS

CLOSEST AVAILABLE

SINGLE GARAGE
SPACE
(133)
(181)
(25)
(27)
1 BED
1 BED 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED
COMMON SPACE 2 -
143 MAX OCCUPANCY

STAIR A
2 BED
2 BED
1 BED STAIR B

OPEN TO
BELOW

OPEN TO

COURTYARD
BELOW

OPEN TO
BELOW
OPEN
TO
BELOW

STAIR C
98' - 10"
193' - 1"
2,265 SF OF RATED

EGRESS COVERED

CORRIDOR

STAIR D
8' - 7"
7' - 4"
4' - 7"
4' - 5"
5' - 6"
5' - 5"
5' - 6"
8' - 5"
6' - 2"
5' - 11"
(48)
(48) (48)
(3)
(3) (3) (3) (5)
(3) (3) (5) (5)
(5) (3)
(5)
(3)
(119)
(71)
(62)
(65)
(133)
(184)
(27) (25)
(24)
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
2 BED
1 BED UNIT 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
2 BED STAIR A 1 BED
2 BED
ELEV.

COMMON ROOM - 47

MAX OCCUPANCY
1 BED

STAIR B
1 BED
COMMON
ROOF DECK 1

OPEN TO

COURTYARD
BELOW

STAIR C

OPEN TO
BELOW
2,920 SF OF RATED

EGRESS COVERED

CORRIDOR

STAIR D
5' - 6"
4' - 5"
30' - 6"
23' - 11"
4' - 5"
15' - 9"
10' - 11"
4' - 5"
8' - 6"
8' - 11"
8' - 6"
7' - 4"
4' - 6"
5' - 11"
5' - 6"5' - 6"
4' - 5"
30' - 6"
23' - 11"
8' - 9"
8' - 11"
(46)
(47)
(15)
(62)
(19)
(65)
(24)
(12)
(3) (3) (3) (5)
(3) (3) (5) (5)
(5) (3)
(5)
(3)
(3) (3) (3) (3) (3) (5)
(3)
(25)
(9)
(24) (23)
(3)
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
1 BED
2 BED
2 BED
2 BED
2 BED
2 BED 1 BED 2 BED
1 BED
COMMON
ROOF DECK 2
COMMON
ROOF DECK 3 COMMON
ROOF DECK 4

EGRESS CORRIDOR

STAIR A

OPEN TO

COURTYARD
BELOW

STAIR C

STAIR B

OPEN TO
BELOW

OPEN TO
BELOW
COMMON
ROOF DECK 5
EGRESS

CORRIDOR
EGRESS

CORRIDOR
ELEV.
206' - 0"
136' - 5"

STAIR D
COMMON ROOF DECK 7
COMMON
(19) ROOF DECK 6 (15)
(3)
(12)
(5) (3) (5) (3) (5) (5)
(5)
(3)
(3) (3) (3) (3) (3) (5)
(3)
(9)
518 AVENUE OF FLAGS ACCESSIBLE PATH PLAN A13
BUILDING 1 01.31.2022 2374-01-RS21
1 SCALE: 3/64" = 1'-0"
GROUND FLOOR ACCESSIBLE PATH 2 SCALE: 3/64" = 1'-0"

FIRST FLOOR ACCESSIBLE PATH
3 SCALE: 3/64" = 1'-0"
02-SECOND FLR ACCESSIBLE PATH 4 SCALE: 3/64" = 1'-0"03-THIRD FLOOR ACCESSIBLE PATH 0 6 12 24
3/32” = 1’-0” 24X36 SHEET

CIRCULATION
LEGEND

ADA ACCESSIBLE

PEDESTRIAN

BICYCLES

VEHICULAR

CIRCULATION PATH DIAGRAMS
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A27
Attachment 4

Page 198 of 362 ends

RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

LAUNDRY

STAIR A
LOBBY
ELEV.

MAIL

GARAGES
BIKE

PARKING
TRASH
TRASH
SOLAR

CARPORT
SOLAR

CARPORT
LOBBY

STAIR B

GARAGES

GARAGES
ADA
GARAGE
ADA
GARAGE
BIKE

STORAGE

STAIR C
ELEV B

STAIR D
53' - 1"
28' - 0"
20' - 1"
300 SF OF OPEN SPACE

ADDED TO PUBLIC WAY
(NOT PART OF

CALCULATIONS
111' - 11"
1 BED
1 BED 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED
COMMON SPACE 2 -
143 MAX OCCUPANCY

STAIR A
2 BED
2 BED
1 BED STAIR B

OPEN TO
BELOW

OPEN TO

COURTYARD
BELOW
OPEN
TO
BELOW

STAIR C
ELEV B

STAIR D
TYP. PRIVATE

DECK DIMENSIONS
4' - 6"
12' - 5"

OPEN TO
BELOW
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
2 BED
1 BED UNIT 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
2 BED
2 BED
ELEV.

COMMON ROOM - 47

MAX OCCUPANCY
1 BED

STAIR B
1 BED
COMMON
ROOF DECK 1

OPEN TO

COURTYARD
BELOW

STAIR C

OPEN TO
BELOW
ELEV B

STAIR D
4' - 0"
4' - 0"
5' - 0" 48' - 2"
30' - 5"
57' - 4"
4' - 7"
COMMON
ROOF DECK 1 4' - 11"
4' - 0"
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
1 BED
2 BED
2 BED
2 BED
2 BED
2 BED 1 BED 2 BED
1 BED
COMMON
ROOF DECK 2
COMMON
ROOF DECK 3
COMMON
ROOF DECK 4

STAIR A

OPEN TO

COURTYARD
BELOW

STAIR B

OPEN TO
BELOW

OPEN TO
BELOW
COMMON
ROOF DECK 5
ELEV.

STAIR C
ELEV B

STAIR D

COMMON ROOF DECK
6 28' - 10"
11' - 5"
11' - 8"
29' - 2"
34' - 11"
30' - 7"
24' - 4"
30' - 7"
24' - 11"
34' - 11"
COMMON
ROOF DECK 7
29' - 5"
28' - 6"
53' - 4"
4' - 0"
4' - 7"
4' - 0" 6' - 0"
4' - 0"
4' - 0"
4' - 0"
4' - 0"
4' - 0"
4' - 10"
4' - 3"
9' - 2"
LEGEND

COMMON COURTYARD -
3,994 SF
COMMON ROOF DECK - 6,331 SF
PRIVATE DECK - 2,066 SF
AMENITY BRIDGE - 477 SF
518 AVENUE OF FLAGS AREA PLAN A14
BUILDING 1 01.31.2022 2374-01-RS21
1 SCALE: 3/64" = 1'-0"
GROUND FLOOR PLAN 2 SCALE: 3/64" = 1'-0"

FIRST FLOOR PLAN
3 SCALE: 3/64" = 1'-0"
02-SECOND FLOOR - AREA PLAN 4 SCALE: 3/64" = 1'-0"03-THIRD FLOOR - AREA PLAN 0 6 12 24
3/32” = 1’-0” 24X36 SHEET

COMMON OPEN SPACE AREA PLAN

AREA CALCULATION PER
FLOOR

COMMON OPEN SPACE
GROUND FLOOR 3,994 SF
FIRST FLOOR 534 SF
SECOND FLOOR 3,190 SF
THIRD FLOOR 4,950 SF
TOTAL PROPOSED 12,868 SF > 12,000 SF REQ
ADDITIONAL 300 SF ADDED TO PUBLIC WAY
( NOT A PART OF ABOVE CALCULATIONS)
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A28
Attachment 4

Page 199 of 362 ends

N29° 04' 09"E 200.08'
S60° 56' 44"E 265.00'
S29° 04' 09"W 200.08'
N60° 56' 44"W 265.00'
(360)
(360)
(359)
(359)
[] [] []
Y D
H
Y D
H
2374-01-RS21

CIVIL GRADING AND DRAINAGE PLAN
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
C1
Attachment 4

Page 200 of 362 ends

N60° 56' 44"W 265.00'
EXHIBIT:518 AVE OF FLAGS
GARAGE PARKING vehicular turning exhibit
2374-01-RS21

CIVIL SITE SECTIONS
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
C2
Attachment 4

Page 201 of 362 ends

© 2021 BCLA, Inc.: The design ideas and plans
represented by these documents are the
property of BCLA, Inc. Use or copy is permitted
by contract only. The use or revisions of these
ideas or plans is prohibited without the written
permission of BCLA, Inc.

Landscape Plan
BC
L1.1
Project No.

Sheet Number:
21-01
Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
Ground FloorBuellton CA
Title:

Submittal Date:
bcla
po box 76
254 E H wy 246 Ste D
buellton, ca 93427
m: 805.689.9910
B C _L A @ co m cast.net
C L# 4360
landscape architecture ~ planning
i n c o r p o r a t e d
8/21
9/2022
12/15/2021
DM
DM
DM
second street
avenue of flag
s
commercial
common
resid. lobby
tandem garage
tandem garage
tandem garag
e
project design notes & identification of areas
in the corner courtyard, the art deco narrative begun with the building architecture follows through with concentric and overlapping circles integrated into the concrete paving using sawcuts to delineate the patterning.
the tree planting, along avenue of flags and along second street, integrates wonderfully with the neighborhood by continuing the tree planting species (Ginko and Crepe Myrtle) of adjacent properties and projects.
the central 'gathering area' centers on an artificial turf panel approximately 588 SF. this area is available for outdoor activities such as dining, reading, and small group gathering. plant palette along the east and north property lines include small trees placed so as not to block solar panels. this planting strip is 5'-0" wide.
second street planting strip, including trees, includes lower growing and small shrubs that should not impede ingress and egress from parked vehicles.
the overall plant palette features splashes of color, especially yellow, throughout the year. the north and east property line planting consists of low and very low water using plants. the remainder of the plant palette ustilizes low and occassional moderate plant material. Quercus tomentella is the featured tree with two specimens planned in areas where the more upright nature of Island oak will be appreciated on many levels.
1 2
3 4
5 1
1 2
2 2
3 4
4 5
Landscape Plan - Ground Floor 0 10 20 30 FT 1 Scale: 1/16" = 1'-0" 5'-0"
5'-0"
5'-0"
5'-0"
There are no existing trees on this property.

Gingko Tree - Avenue of Flags Crape Myrtle Tree - Second Street Arbutus Tree - Interior Courtyard Quercus tomentella - Interior Courtyard Paving Pattern Inspiration for Concrete 'PC'
JD
'C'
MSB
'AC'
'SF'
DM
'SS'
'BG'
AM
BB
'M-BOP'
Plant List - Ground Level
Scheduled
Latin Name Common Name Size Qty. Notes
Trees
Arbutus unedo Strawberry Tree 24" box 4
Ginkgo biloba 'Autumn Gold' Autumn Gold Maidenhair Tree 24" box 5 Lagerstroemia x 'Natchez' Natchez Crape Myrtle 24" box 9 Parkinsonia 'Desert Museum' Desert Museum Palo Verde 24" box 3 Quercus tomentella Island Oak 24" box 2
Shrubs
Arctostaphylos 'John Dourley' Manzanita 1 gal 8
Camellia japonica 'Silver Waves' Silver Waves Camellia 5 gal 2 Ceanothus 'Centennial' NCN 1 gal 9 SMG
Ceanothus t. 'Snow Flurry' California Lilac 1 gal 2
Encelia californica Coastal Sunflower 1 gal 9 ToL
Frangula c. 'Eve Case' (Rhamnus c. 'Eve Case') Ev Case Coffeeberry 5 gal 1 Heteromeles arbutifolia Toyon 5 gal 13
Leonotis leonurus Lion's Tail 1 gal 9
Leucadendron 'Safari Sunset' Safari Sunset Conebush 5 gal 2 SMG Phlomis fruticosa Jerusalem Sage 1 gal 57 SMG
Prunus i. lyonii Catalina Cherry 15 gal 4
Rhamnus californica 'Mound San Bruno' Coffeeberry 5 gal 46 Salvia 'Allen Chickering' Allen Chickering Sage 1 gal 9 Salvia c. 'Winifred Gilman' Sage 1 gal 10 ToL
Perennials
Achillea millefolium 'Moonshine' Moonshine Yarrow 1 gal. 19 Artemisia 'Powis Castle' Wormwood 1 gal 22
Bulbine frutescens NCN 1 gal 17
Calylophus hartwegii fendleri Sierra Sundrops 1 gal 79
Liriope muscari 'Silver Sunproof' Lily Turf 1 gal 7
Penstemon h. 'Margarita BOP' Margarita BOP Beard's Tongue 1 gal 48 NS Romneya coulteri Matilija Poppy 1 gal 9
Salvia 'Bee's Bliss' Bee's Bliss Sage 1 gal. 2
Salvia spathacea Hummingbird Sage 1 gal 11
Ferns
Polystichum munitum Western Sword Fern 1 gal 21 MBN
Cacti & Succulents
Agave 'Blue Glow' NCN 1 gal 12
Agave parryi truncata Artichoke Agave 1 gal 3
Agave potatorum 'Swizzle Stick' Swizzle Stick Butterfly Agave 1 gal 8 SMG Vines
Parthenocissus 'Hacienda Creeper' Rancho Viejo Evergreen Creeper 5 gal 9 SMG Vitis california 'Rogers Red' California Wild Grape 1 gal 6 Grasses
Artificial Turf 588 SF
Bulbs
Grasses
Groundcover
SW
Lir
SS
2374-01-RS21

LANDSCAPE PLAN - SITE
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
L1
Attachment 4

Page 202 of 362 ends

Landscape Plan
BC
L1.2
Project No.

Sheet Number:
21-01
Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
Second FloorBuellton CA
Title:

LANDSCAPE PLAN - SECOND FLOOR
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
L2
Attachment 4

Page 203 of 362 ends

Landscape Plan
BC
L1.3
Project No.

Sheet Number:
21-01
Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
Third Floor Buellton CA
Title:

Submittal Date:
bcla
po box 76
254 E H wy 246 Ste D
buellton, ca 93427
m: 805.689.9910
B C _L A @ co m cast.net
C L# 4360
landscape architecture ~ planning
i n c o r p o r a t e d
8/21
9/2022
12/15/2021
DM
DM
DM
-
- -
-
-
-
--
- -
- M
second street
avenue of flag
s
residential
project design notes & identification of areas
there are three gathering areas on the third floor. the furniture matches that on the second floor. trees continue to be strong features, and each area has a planting theme.
the corner gathering area is a residential version of the corner courtyard on the ground floor. a strong single tree defines the space, edge planter plants frame the open view over the courtyard below, and a trellis with vine(s) provides shade. the second street gathering area uses the same tree species, and features the colors purple and grey in the edge planter, which also differentiates it from the corner gathering area. possible activities include reading, small group functions, family gathering, and relaxing.
the third deck area is along second street and features an artificial turf panel, unique to this deck. edge landscaping and a small tree planter fill out the space.
the openess of the core of building two is accentuated by a larger opening, with some views into the second floor
gathering area.
bridge connection between building one and two.
the street trees on avenue of flags and second street have less influence on the third floor, but continue to contribute to the livability, providing dappled shade along the building facade.
planting along 'north' and 'east' property lines takes advantage of opportunities to provide screening/buffer between adjacent properties and structures.
trees are in raised planter (pictured above). other planting is 'at grade' or nearly so. minimum depth with structural soil (light weight, high water holding capacity)
1 2
3 4
5 2
4 6
3 7
residential
residential
residential residential
residential residential
residential
residential
residential
residential
5 7
6 7
deck
1 6
6 Landscape Plan - Third Floor 0 10 20 30 FT 1 Scale: 1/16" = 1'-0" deck
deck
7 6 6
5'-0"
5'-0"
Plant List - Third Floor
Scheduled
Latin Name Common Name Size Qty. Notes
Trees
Acacia pendula Weeping Acacia 24" box 2
Cotinus coggyria 'Royal Purple' Purple smoke bush 24" box 1 Shrubs
Buddleja davidii 'Blue Chip' Blue Chip Butterfly Bush 1 gal 4 Pittosporum tenuifolium 'Tom Thumb' Tom Thumb Pittosporum 1 gal 9 Rhaphiolepis indica 'Eleanor Taber' Eleanor Taber Indian Hawthorn 1 gal 7 Salvia leucantha 'Midnight' Mexican Bush Sage 1 gal 1
Perennials
Lavandula x intermedia 'Provence' Provence French Lavender 1 gal 4 SMG, NS Penstemon 'Apple Blossom' Border Penstemon 1 gal 5 NS
Penstemon 'Garnet' Border Penstemon 1 gal 12 NS
Phormium c. h. 'Tricolor' New Zealand Flax 3 gal 4
Phormium 'Jack Spratt' New Zealand Flax 1 gal 4
Phormium t 'Wildwood' Wildwood New Zealand Flax 5 gal 4 SMG Rosmarinus officinalis 'Majorca Pink' Rosemary 1 gal 15 Rosmarinus officinalis 'Tuscan Blue' Rosemary 1 gal 8
Stachys byzantina 'Silver Carpet' Lamb's Ears 4" pot 11 Turf
Artificial Turf 315 SF
Grasses
Cordyline a. 'Purple Tower' purple tower cordyline 15g 3 Leymus c. 'Canyon Prince' (Elymus c.) Wild Rye 1 gal 6
Pennisetum 'Fairy Tails' Evergreen Fountain Grass 1 gal 2 Pennisetum s. 'Eaton Canyon' Dwarf Red Fountain Grass 1 gal 4 Vines
Wisteria sinensis 'Alba' Chinese Wisteria Alba 5 gal 2
Groundcover
-
RP
'P'
M
TB
BC
TT
ET
'AB'
'G'
'T'
MP
'W'
'PT'
CP
PFT
EC
A
Weeping Acacia Midnight Sage Purple Fountain Grass Jack Spratt Flax Lamb's Ear Lavender Purple-leaved Smoke Tree Smoke Tree Planter Containers color and finish
2374-01-RS21

LANDSCAPE PLAN - THIRD FLOOR
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
L3
Attachment 4

Page 204 of 362 ends

MWELO &
BC
L1.4
Project N
Sheet Number:
21-01
Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
Layout
Buellton CA
Title:

Submittal Date:

Irrigation -
bcla
po box 76
254 E H wy 246 Ste D
buellton, ca 93427
m: 805.689.9910
B C _L A @ co m cast.net
C L# 4360
landscape architecture ~ planning
i n c o r p o r a t e d
8/21
9/2022
12/15/2021
Irrigation - Ground 1 Scale: 3/64" = 1' - 0"
103 (mixedlow/med)
38 (bubbler-low) 147(mixedlow/ very
low)
705 (low) 35 (bubbler-low)
2427(mixedlow/ very
low)
173 (bubbler-med)
1 3/4"
#
2 3/4"
#
3 3/4"
#
889(mixedlow/ very
low)
4 1"
#
5 3/4"
#
5 3/4"
#
6 3/4"
#
7 3/4"
#
deck
Irrigation - 2nd Floor 2 Scale: 3/64" = 1' - 0"
451(mixedlow/med)
B1
3/4"
#
deck
Irrigation - 3rd Floor 3 Scale: 3/64" = 1' - 0"
deck
deck
395(mixedlow/med) 236 (mixedlow/med)
170 (mixedlow/med)
C1
3/4"
# C2
3/4"
# C3
3/4"
#
I have complied with the criteria in MWELO and applied them for the efficient use of water in landscape plan.
12/15/2021
Bethany Clough - LA Lic. 4360 Date
irrigation notes
note:
call landscape architect 48 hours in advance of
all pressure testing, coverage tests, or similar
onsite observations.
irrigation zones (valves) are depicted.
all irrigation is drip except for two tree bubbler
zones (limited to street tree grates and oak in
artificial turf).
second and third floor irrigation is drip to
planters (raised and 'at grade' with deck).

1. This plan is diagrammatic. all pipes, valves, etc.
shown within paved areas are for design
clarification only and shall be installed in planting
areas wherever possible. avoid pipe layout that will
conflict with proposed tree, vine and shrub planting.

2. Irrigation system is designed assuming a static
water pressure of approximately 65 PSI at
point-of-connection. prior to installation of irrigation system, contractor shall verify pressure at
point-of-connection and report any discrepancies to
the landscape architect. add pressure regulator if
necessary.

3. Install the irrigation system in accordance with all local codes.

4. Piping installed under pathways or paved areas,
through walls or footings shall be placed inside
SCH 40 PVC sleeves of adequate size to allow free
movement of the pipe in the sleeve. provide
sleeving for mainline below driveways, sidewalks,
and walls.

5. Adjust flow controls for proper performance and
valve longevity.

6. Emitters shall be pressure-compensating and
shall be surface located and staked a maximum of
6" (six inches) from the center of the plant, or at
edge of rootball (whichever is greater). Install a
transfer tube line onto the emitter. Bring the transfer tubing to the edge of the rootball. Install a bug cap
at the end of the transfer tubing. Stake each length
of transfer tubing with a plastic stake so the emitting end is located a maximum of 6" (six inches) from
the center of the plant, or at the edge of the rootball, whichever is greater.

7. Install flush end valves at the ends of all 1/2"
polyethylene drip pipe in round valve boxes with
gravel fill, in planting area. coordinate location with landscape architect.

8. Limit disturbance to rootzone of existing trees by
installing piping at the edges of planters where
possible. Do not trench across the rootzone of
existing trees.

9. Irrigation lines shall be buried at the following
minimum depths:
drip tubing: scratched in 2" MIN.

PVC pressure mainline:18"
PVC lateral line:12"
PVC lines 2-1/2" or larger: 24"

10. Coordinate location of heads, valves and pipes
with the planting.

11. Check valves shall be installed as required at
low ends of irrigation lines to prevent draining of
irrigation lines.
irrigation system design criteria:
assumed new 1" backflow preventer, assumed 65
PSI static pressure.
maximum flow = 5 ft/sec. velocity in main line and
lateral pipe.

CITY OF BUELLTON

WATER EFFICIENT LANDSCAPE WORKSHEET
PLANNING DIVISION  P.O. BOX 1819  BUELLTON CA 93427  805.6887474 City of Buellton Reference Evapotranspiration (ETo): 45.6 Hydrozone #
/Planting Description a
Plant Factor
(PF)
Irrigation
Method b
Irrigation
Efficiency
(IE) c
ETAF (PF/IE) Landscape Area
(sq. ft.)
ETAF x
Area
Estimated Total
Water Use (ETWU) d
Regular Landscape
Areas
Mixed (low/very low) 0.2 drip 0.81 0.25 3,686.00 910.12 25,731.01 Mixed (low/medium) 0.4 drip 0.81 0.49 1,355.00 669.14 18,917.81 Low 0.2 drip 0.81 0.25 705.00 174.07 4,921.42
Low 0.2 bubbler 0.81 0.25 73.00 18.02 509.59
Medium 0.5 bubbler 0.81 0.62 172.50 3,010.44
Non-irrigated 0 0.81 0.00 - - -

0.81 0.00 - -
Totals 5,991.50 1,771.36 53,090.28
Special Landscape
Areas 1 - - -
1 - -
1 - -
1 - -
Totals - - -
ETWU Total d 53,090.28
Maximum Allowed Water Allowance (MAWA)e 76,226.26
a Hydrozone #/Planting Description b Irrigation Method c Irrigation Efficiency E.g overhead spray 0.75 for spray head

1.) front lawn or drip 0.81 for drip

2.) low water use plantings
d ETWU (Annual Gallons Required) e MAWA (Annual Gallons Allowed) = Eto x 0.62 x ETAF x Area = (Eto) ( 0.62) [ (ETAF x LA) + ((1-ETAF) x SLA)] ETAF Calculations:

Average ETAF for Regular Landscape Areas must be 0.55 or below for residential areas, and 0.45 or below for non-residential areas.

All Landscape Areas
1,771.36
5,991.50

0.30 Regular Landscape Areas
1,771.36
5,991.50

0.30 Total Area (A)
Average ETAF (B ÷ A)
where 0.62 is a conversion factor that converts acre-inches per acre per year to gallons per square foot per year.
where 0.62 is a conversion factor that converts acre- inches per acre per year to gallons per square foot per year, LA is the total landscape area in square feet, SLA is the total special landscape area in square feet, and ETAF is .55 for residential areas and 0.45 for non-residential areas.

Total ETAF x Area (B+D)
Total Area (A+C)
Sitewide ETAF (B+D) ÷ (A+C)
Total ETAF x Area (B)
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
L4 IRRIGATION - MWELO & LAYOUT
Attachment 4

Page 205 of 362 ends

Identification
BC
L2.1
Project N
Sheet Number:
21-01
Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
& Take-offs Buellton CA
Title:

Submittal Date:

Landscape Area
bcla
po box 76
254 E H wy 246 Ste D
buellton, ca 93427
m: 805.689.9910
B C _L A @ co m cast.net
C L# 4360
landscape architecture ~ planning
i n c o r p o r a t e d
8/21
9/2022
12/15/2021
R2
Landscape Area - Ground 1 Scale: 3/64" = 1' - 0"
1F
1B
1C
1C
1C
1D
1A 1E
R1
R1
R1
1D
1D
1E
1E
deck
Landscape Area - 2nd Floor 2 Scale: 3/64" = 1' - 0"
2A
deck
3A
Landscape Area - 3rd Floor 3 Scale: 3/64" = 1' - 0"
3B deck
deck
3C
Landscape Requirement per Buellton City Ordinance
15% Net Site Area = 0.15(53,037) = 7,956 SF
[allowed 25% in hardscape = 7,956*.25=1,989 SF]
Area Description Area SF
1A Corner Courtyard (hardscape) 527 SF
1B Central Courtyard (hardscape) 1,462 SF
1C Central Courtyard (planting, artificial turf) 1,582 SF 1D Property Line Landscape (along north & east edge of parking) 2,427 SF 1E Building Perimeter (around Building 2 - south, west, north & east facades) 364 SF 1F Building Perimeter (around Building 1) 48 SF
2A Second Floor Deck (trellis, planters) 451 SF
3A Third Floor Deck 1 (trellis, planters) 395 SF
3B Third Floor Deck 2 (planters) 236 SF
3C Third Floor Deck 3 (planters, artificial turf) 470 SF 7,961 SF
Required 7,956 SF
Deficit/Surplus (negative indicates deficit) 5 SF
- Planting in Right of Way
R1 Second Street Trees and Planting (along sidewalk, 1 tree grate) 718 SF R2 Avenue of Flags Trees (five tree grates) 173 SF
891 SF
Total Landscape Area including Right of Way 8,852 SF
Required 7,956 SF
Deficit/Surplus (negative indicates deficit) 896 SF
*Note: 1A & 1B together total 1,989SF, the 25% allowed of hardscape. 518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
L5 LANDSCAPE AREA AND IDENTIFCATION FOR TAKE OFF
Attachment 4

Page 206 of 362 ends

2374-01-RS21

PEDESTRIAN BREEZEWAY LANDSCAPE VIGNETTE
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
L6
Attachment 4

Page 207 of 362 ends

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

COMMERCIAL OUTDOOR
L
D-Series Size 0
LED Area Luminaire
Specifications
Catalog
Number
Notes
Type
Introduction
The modern styling of the D-Series is striking
yet unobtrusive - making a bold, progressive
statement even as it blends seamlessly with
its environment. The D-Series distills the benefits
of the latest in LED technology into a high
performance, high efficacy, long-life luminaire.

The outstanding photometric performance
results in sites with excellent uniformity, greater
pole spacing and lower power density. It is ideal
for replacing up to 400W metal halide with typical
energy savings of 70% and expected service life
of over 100,000 hours.

EPA: 0.95 ft2
(.09 m2)
Length: 26"
(66.0 cm)
Width: 13"
(33.0 cm)
Height1: 3"
(7.62 cm)
Height2: 7"
(17.8 cm)
Weight
(max):
16 lbs
(7.25 kg)
Hit the Tab key or mouse over the page to see all interactive elements.

H2
W
Ordering Information EXAMPLE: DSX0 LED P6 40K T3M MVOLT SPA NLTAIR2 PIRHN DDBXD DSX0 LED
Series LEDs Color temperature Distribution Voltage Mounting DSX0LED Forward optics
P1 P5
P2 P6
P3 P7 1
P4 1
Rotated optics
P10 2 P12 2
P11 2 P13 1,2
30K 3000 K
40K 4000 K
50K 5000 K
T1S Type I short (Automotive)
T2S Type II short
T2M Type II medium
T3S Type III short
T3M Type III medium
T4M Type IV medium
TFTM Forward throw medium
T5VS Type V very short 3
T5S Type V short 3
T5M Type V medium 3
T5W Type V wide 3
BLC Backlight control 4
LCCO Left corner cutoff 4
RCCO Right corner cutoff 4
MVOLT (120V-277V) 5,6
XVOLT (277V-480V) 7,8,9
120 6
208 6
240 6
277 6
347 6
480 6
Shipped included
SPA Square pole mounting
RPA Round pole mounting 10
WBA Wall bracket 3
SPUMBA Square pole universal mounting adaptor 11
RPUMBA Round pole universal mounting adaptor 11
Shipped separately
KMA8 DDBXD U Mast arm mounting bracket adaptor
(specify finish) 12
Control options Other options Finish (required)
Shipped installed
NLTAIR2 nLight AIR generation 2 enabled 13,14
PIRHN Network, high/low motion/ambient sensor 15
PER NEMA twist-lock receptacle only (control ordered separate) 16 PER5 Five-pin receptacle only (control ordered separate) 16,17 PER7 Seven-pin receptacle only (leads exit fixture) (control ordered separate) 16,17
DMG 0-10V dimming extend out back of housing for external control (control ordered separate) 18
PIR High/low, motion/ambient sensor, 8-15' mounting
height, ambient sensor enabled at 5fc 19,20
PIRH High/low, motion/ambient sensor, 15-30' mounting
height, ambient sensor enabled at 5fc 19,20
PIR1FC3V High/low, motion/ambient sensor, 8-15' mounting height, ambient sensor enabled at 1fc 19,20
PIRH1FC3V High/low, motion/ambient sensor, 15-30' mounting height, ambient sensor enabled at 1fc 19,20
FAO Field adjustable output 21
Shipped installed
HS House-side shield 22
SF Single fuse (120, 277, 347V) 6
DF Double fuse (208, 240, 480V) 6
L90 Left rotated optics 2
R90 Right rotated optics 2
DDL Diffused drop lens 22
HA 50°C ambient operations 1
BAA Buy America(n) Act Compliant
Shipped separately
BS Bird spikes 23
EGS External glare shield
DDBXD Dark bronze
DBLXD Black
DNAXD Natural aluminum
DWHXD White
DDBTXD Textured dark bronze
DBLBXD Textured black
DNATXD Textured natural
aluminum
DWHGXD Textured white
H1
Buy American

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DMHA expressly reserves it's common law copyright and other property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission

NOT FOR CONSTRUCTION
ceiling light
LIGHTING FIXTURE SPECS AND DATA E1
EVERGREEN EXTERIOR WALL LIGHT 1
EXTERIOR PATHWAY WALL LIGHT 1
VCPG LED OUTDOOR CEILING LIGHT 2 D-SERIES SIZE 0 - AREA LUMINAIRE 3

LIGHT FIXTURE NOTES
KELVIN RATING (3000 OR LOWER) AND DARK SKY COMPLIANCE ARE REQUIRED FOR ALL FIXTURES.

ALL LUMINEER BULBS MUST BE FULLY SHIELDED 0 2 4 8
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
Attachment 4

Page 208 of 362 ends

0 10 20 40
1:20 SCALE 24X36 SHEET
One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2021 Acuity Brands Lighting, Inc. All rights reserved.

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

EPA: 0.95 ft2
(.09 m2)
Length: 26"
(66.0 cm)
Width: 13"
(33.0 cm)
Height1: 3" (7.62 cm)
Height2: 7" (17.8 cm)
Weight
(max):
16 lbs
(7.25 kg)
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FOR CONSTRUCTION
2374-01-RS21
LEVEL 1 - COMMERCIAL & RESIDENTIAL GARAGES LIGHTING PLAN RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

METER ROOM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
518 AVENUE OF FLAGS COMMERCIAL GARAGE E2
FLOOR LIGHTING PLAN BUILDING 1 08.19.2021 2374-01-RS21
3 E1 TYP.
1 E1 TYP.
2 E1 TYP.

D-SERIES SIZE 0

LED AREA LUMINAIRE

VCPG LED

OUTDOOR CEILING LIGHT

EVERGREEN LIGHTING

EXTERIOR WALL LIGHT
, GAS,
OM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

METER ROOM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE

STAIR A
LOBBY
ELEV.

MAIL
COMMERCIAL GARAGE E2

FLOOR LIGHTING PLAN

08.19.2021 2374-01-RS21
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LIGHTING
1 BED
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2 BED
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1 BED

STAIR A
ELEV.

COMMON ROOM

STAIR B
COMMON
ROOF DECK 1

PEDESTRIAN BRIDGE
RESIDENTIAL SECOND FLOOR E4

LIGHTING PLAN

08.19.2021 2374-01-RS21
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
E2
Attachment 4

Page 209 of 362 ends

0 10 20 40
1:20 SCALE 24X36 SHEET
2374-01-RS21
LEVEL 2 - RESIDENTIAL FIRST FLOOR PLAN LIGHTING PLAN
1 BED
1 BED 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED
COMMON SPACE 2

BANQUET ROOM

STAIR A
2 BED
2 BED
1 BED

STAIR B

OPEN TO BELOW

OPEN TO BELOW
518 AVENUE OF FLAGS RESIDENTIAL FIRST FLOOR E3
LIGHTING PLAN BUILDING 1 08.19.2021 2374-01-RS21
1 E1 TYP.

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

EPA: 0.95 ft2
(.09 m2)
Length: 26"
(66.0 cm)
Width: 13"
(33.0 cm)
Height1: 3" (7.62 cm)
Height2: 7" (17.8 cm)
Weight
(max):
16 lbs
(7.25 kg)
Hit the Tab key or mouse over the page to see all interactive elements.

FOR CONSTRUCTION
D-SERIES SIZE 0

LED AREA LUMINAIRE

VCPG LED

OUTDOOR CEILING LIGHT

EVERGREEN LIGHTING

EXTERIOR WALL LIGHT
, GAS,
OM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

METER ROOM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
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ADA TANDEM

SINGLE CAR
GARAGE
TANDEM
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TANDEM
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COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
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GARAGE
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GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE

STAIR A
LOBBY
ELEV.

MAIL
COMMERCIAL GARAGE E2

FLOOR LIGHTING PLAN

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EXTERIOR PATHWAY WALL

LIGHTING
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
ELEV.

COMMON ROOM

STAIR B
COMMON
ROOF DECK 1

PEDESTRIAN BRIDGE
RESIDENTIAL SECOND FLOOR E4

LIGHTING PLAN

08.19.2021 2374-01-RS21
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
E3
Attachment 4

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0 10 20 40
1:20 SCALE 24X36 SHEET
2374-01-RS21
LEVEL 3 - RESIDENTIAL SECOND FLOOR PLAN LIGHTING PLAN
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
2 BED
1 BED UNIT 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
2 BED
2 BED
ELEV.

COMMON ROOM 1 BED

STAIR B
1 BED
COMMON
ROOF DECK 1

PEDESTRIAN BRIDGE

PEDESTRIAN BRIDGE
518 AVENUE OF FLAGS RESIDENTIAL SECOND FLOOR E4
LIGHTING PLAN BUILDING 1 08.19.2021 2374-01-RS21
1 E1 TYP.
2 E1 TYP.

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

EPA: 0.95 ft2
(.09 m2)
Length: 26"
(66.0 cm)
Width: 13"
(33.0 cm)
Height1: 3" (7.62 cm)
Height2: 7" (17.8 cm)
Weight
(max):
16 lbs
(7.25 kg)
Hit the Tab key or mouse over the page to see all interactive elements.

FOR CONSTRUCTION
D-SERIES SIZE 0

LED AREA LUMINAIRE

VCPG LED

OUTDOOR CEILING LIGHT

EVERGREEN LIGHTING

EXTERIOR WALL LIGHT
, GAS,
OM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

METER ROOM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE

STAIR A
LOBBY
ELEV.

MAIL
COMMERCIAL GARAGE E2

FLOOR LIGHTING PLAN

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EXTERIOR PATHWAY WALL

LIGHTING
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
ELEV.

COMMON ROOM

STAIR B
COMMON
ROOF DECK 1

PEDESTRIAN BRIDGE
RESIDENTIAL SECOND FLOOR E4

LIGHTING PLAN

08.19.2021 2374-01-RS21
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
E4
Attachment 4

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0 10 20 40
1:20 SCALE 24X36 SHEET
2374-01-RS21
LEVEL 4 - RESIDENTIAL THIRD FLOOR PLAN LIGHTING PLAN
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
1 BED
2 BED
2 BED
2 BED
2 BED
?
? 2 BED 1 BED 2 BED
1 BED OPEN TO BELOW

PEDESTRIAN BRIDGE
COMMON
ROOF DECK 4
COMMON
ROOF DECK 3

PEDESTRIAN BRIDGE
518 AVENUE OF FLAGS RESIDENTIAL THIRD FLOOR E5
LIGHTING PLAN BUILDING 1 08.19.2021 2374-01-RS21
1 E1 TYP.

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

EPA: 0.95 ft2
(.09 m2)
Length: 26"
(66.0 cm)
Width: 13"
(33.0 cm)
Height1: 3" (7.62 cm)
Height2: 7" (17.8 cm)
Weight
(max):
16 lbs
(7.25 kg)
Hit the Tab key or mouse over the page to see all interactive elements.

FOR CONSTRUCTION
D-SERIES SIZE 0

LED AREA LUMINAIRE

VCPG LED

OUTDOOR CEILING LIGHT

EVERGREEN LIGHTING

EXTERIOR WALL LIGHT
, GAS,
OM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

METER ROOM
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
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COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE
TANDEM
GARAGE

STAIR A
LOBBY
ELEV.

MAIL
COMMERCIAL GARAGE E2

FLOOR LIGHTING PLAN

08.19.2021 2374-01-RS21
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EXTERIOR PATHWAY WALL

LIGHTING
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
ELEV.

COMMON ROOM

STAIR B
COMMON
ROOF DECK 1

PEDESTRIAN BRIDGE
RESIDENTIAL SECOND FLOOR E4

LIGHTING PLAN

08.19.2021 2374-01-RS21
518 AVENUE OF FLAGS - MIXED USE
10 February 2022
E5
Attachment 4

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Attachment 5

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Attachment 6
“The 518” Mixed-Use Project - 518 Avenue of Flags
STORY POLES – INSTALLED JANUARY 16, 2022

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Attachment 7
518 AVENUE OF FLAGS MIXED-USE PROJECT (“The 518”)
Development Opportunity Reserve (DOR) Program

SUMMARY OF PROPOSED CONCEPTUAL TERMS
Excerpts from DOR Terms Letter
Dated February 14. 2022 (revised February 23, 2022)
Submitted by MB Development (Applicant)

INCENTIVES REQUESTED
The following information summarizes the underlying code requirement and proposed incentives for Building Height and Residential Density for the 518 Avenue of Flags Mixed-Use project:

Building Height: The City of Buellton’s zoning code allows for a baseline 35-foot height limit and up to a maximum of 50 feet as an incentive for the D.O.R. program. MB is proposing a typical top-of-parapet height of 41-feet, 9 feet under the maximum allowable with DOR incentive and 6 feet over the baseline limit.

Residential Density: The current underlying zoning allows for up to 15 (*) dwelling units per acre, allowing 18 dwelling units “by-right”, while the D.O.R. program allows a project to achieve up to 40 dwelling units per acre, allowing up to 49 dwelling units on the subject site. Creekside Village will be seeking 39 dwelling units per acre or 48 dwelling units. (*) Note: this is a correction to the number of dwelling units allowed by the underlying CR zone for mixed-use project, as stated in the Applicant’s DOR Terms letter. The correct number is 15 du/acre, whereas the Applicant stated that 16 du/acre is allowed.

PUBLIC BENEFIT PROPOSED
The previous Development Agreement for the Creekside Village Mixed-Use Project considered $300,000 in return for an approximately 30% on-site parking reduction, and the increase in residential density. In consideration that The 518 Mixed-Use Project is proportionally 75% of the scale of the Creekside Village project in terms of density, 100% of the required parking is currently accommodated on-site, and is only seeking an additional 3-foot height incentive over Creekside Village's approved development plan modification; MB Development feels it would be appropriate to contribute $200,000 to the City of Buellton to be used towards community benefits and the D.O.R. program. Applicant feels this will grant the City flexibility, and choice, in how it best sees fit to improve Avenue of Flags.

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City of Buellton Design Review Architect’s Review

Page 1 of 3 ends

City of Buellton Design Review
Distribution:

City
S. Wolfe
A. Keefer
R. Hess
B. Crandall
M. Young
J. Greene
Ravatt Albrecht
G. Ravatt

Applicant

Other

1st Review
2nd Review
3rd Review
Final Review
File No.

VIA:

PROJECT: 518 Avenue of Flags Mixed Use
Buellton CA, 93427
ARCHITECT: Ravatt Albrecht & Associates Inc
PO Box 2267, Santa Maria, Ca 93457
(805) 928-5002
DATE: 10/15/2021 CITY FILE NO:

REVIEWER: Greg Ravatt AIA
SITE DESIGN:

1. Site Planning

2. Adjacencies

3. Massing
4 Perimeter Walls/Fence

5. Solar Orientation

6. Landscape
N/A
1 2
3 4
5 6
Complete
1 2
3 4
5 6
Complete w/
Corrections
1 2
3 4
5 6
Incomplete
1 2
3 4
5 6
Remarks:

1. Site is zoned “CR” for general commercial, and it is located in the Avenue of Flags (AOF) Specific Plan and has been reviewed against these guidelines.

2. The Site is located in District 3, Opportunity Site Area O-7, Planning Unit E3, of the Avenue – intended for use as the Civic Junction of the Avenue. It is highly encouraged to provide for civic functions. (Chapter 2 & 3 of AOF)

3. The city envisions this corner to be an anchor site (with a signature building) for the Avenue with a Corner Courtyard building type (Chapter 2 of AOF).

4. Verify height is compliant with Buellton Design Standards. The current design appears to exceed allowable building height (AOF Specific Plan, Figure 3-29)

5. Verify 0’ lot setback allowable heights and setback requirements. Per chapter 2, above 30’ the building must step back 10’ at the property line adjacent to a street. (Chapter 3 of AOF)

6. Elevation callouts on Elevation sheet do no properly align. Ensure stated heights are accurate.

7. Adequate areas for maneuvering, stacking, truck staging, loading, and emergency vehicle access should be provided. (p. 65)

8. Parking areas should be separated from buildings by a pedestrian sidewalk (minimum 6’) and landscape strip (minimum 5’). The landscape strip should be directly adjacent to the building edge to create a buffer. (p. 66)

9. Trees, shrubbery and ground cover shall be provided at suitable intervals and at all ends or parking lanes. (19.04.144 E4 Municipal Code)

10. Stairways, gutters, downspouts, and other functional elements of a structure should be architecturally integrated into the design of the building. Thin, open metal, prefabricated stairs are discouraged. (p. 74)

11. The project is located in a flood zone. Please verify design with any local/flood control and FEMA requirements.

Email Fax U.S. Mail Delivery
Attachment 8

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City of Buellton Design Review Architect’s Review

Page 2 of 3 ends

Remarks Continued:

12. “In buildings with a façade greater than 40’, the appearance of several small buildings rather than one large building should be created to promote a more intimate, pedestrian-friendly scale.” (p.73)

13. Trash enclosures should have pedestrian gates so that large access gates do not need to be opened as often. (p.82)

14. Commercial developments abutting a residential use should provide a 6’ high decorative masonry wall and a 5’ landscape area to buffer the uses. A continuous row of screen trees should be planted to further screen the commercial development; the screen trees should ultimately grow up to at least 20’, but no more than 40’ high.” (p.61). There is a residential development to the rear of the property as well as the proposed Phase II residential development that should be screened from the commercial/office uses. (19.04.144 E1 Municipal Code)

15. Please confirm whether the city will require FEV parking per the California green code.

16. Street trees should be planted every 25’ along the street edge and should be installed at 24” and 36” box container sizes. Accent paving or other decorative features should be provided around the base of the trees. (p. 68). Please confirm proposed street tree spacing.
*Referenced chapters 2 and 3 of The Avenue of Flags Specific Plan and pages 59-86 of Buellton Design Guidelines for comments.

Attachment 8

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City of Buellton Design Review Architect’s Review

Page 3 of 3 ends

BUILDING DESIGN:

1. Design Style

2. Color Schemes

3. Detailing

4. 5.

N/A
1 2
3 4
5 Complete
1 2
3 4
5 Complete w/
Corrections
1 2
3 4
5 Incomplete
1 2
3 4
5 Remarks:

1. Architectural Style is identified as Art Deco.

2. “Architectural details, varied setbacks, recessions and projections, and similar architectural features should be used to create interest, reinforce human scale, and reduce the dominance of taller buildings. (p.76) Art Deco is known for its “exuberance”. Review details for consistency with Art Deco design intent especially at pedestrian level.

3. Overall massing is good, effort is appreciated.

4. Please explore the massing at the South West corner to ensure a strong congruous form. At the moment it reads as 2 unique planes. The intent for this Civic Corner is to develop a signature design element that defines this important node. Please explore designs for a unique landmark composition to ground this corner.

Quirkiness and uniqueness is encouraged.

5. Please clarify roof drainage and how it will tie into the site’s drainage system design.

6. Provide roof plan.

7. Please provide character detailing of parapet caps and/or cornice detailing as applies, especially along street facades and interior open spaces, and any other elements specific to the project that have not been included.

Plaster details define this style and should be developed to the fullest. Chevrons or other decorative crown patterns define this style. Please review for consistency with Art Deco Style. In many instances the parapets can be simplified if a crown pattern is introduced without any loss of character.

8. Consider recessed features in conjunction with applied accent stucco detailing. As it stands, it appears the project relies solely on applied features.

9. Consider exploring residential window proportions, specifically windows with awnings along AOF and Second Street to help emphasize verticality.

10. Consider use of decorative ceramic tile closer to street level to add visual interest.

11. Consider colored accents of tile, metal, or plaster to engage “richness” in the façade along AOF.

12. Explore the arched windows along AOF, multi-pane windows are encouraged.

13. Recessed windows are encouraged to add visual depth.

14. Color palette appears to be quite similar to adjacent proposed building. Consider an alternate canopy color to provide variety along AOF. See submitted plan sheet A13.

15. Please review and provide a sign design package to ensure compliance with the Avenue’s sign standards. At minimum, provide details to show design intent. Locations as shown are appropriate. (Chapter 3, Section I).

16. Signage in Art Deco Buildings is integrated into the design as accent elements. As proposed the signage looks commercial and planted on.
*Referenced chapters 2 and 3 of The Avenue of Flags Specific Plan and pages 59-86 of Buellton Design Guidelines for comments.

Attachment 8

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Attachment 9

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1 Irma Tucker
From: Brooke, Beth <[email protected]>
Sent: Friday, February 11, 2022 3:31 PM
To: Irma Tucker
Subject: REVISED Consultation Notice: 518 Avenue of Flags Mixed-Use Project, APN 137-170-006
Hi Irma
I have reviewed the revised conceptual plans and consultation notice for the subject location, following are Building & Safety comments. The changes from the first email are identified in green italics text below.

1. A soils report to include an assessment and conclusion of the potential for liquefaction will be required. At a minimum, one boring to a depth of 50’ will be required.

2. Provide grading plans for reference in the construction drawings.

3. Provide Onsite Storm Water Retention Plans for reference in the construction drawings. The Architect, Structural Engineer and Soils Engineer must coordinate the location of any onsite retention basins in relation to the buildings or structural elements and provide structural design accordingly where applicable.

4. Identify on the plans if the project is privately or publicly funded, specify compliance with CBC 11A or 11B as appropriate. Provide a separate “Site Accessibility Plan” detailing accessible routes of travel between buildings, accessible site facilities to the public way and/or street serving the site for each building. All accessible features(accessible parking, ramps, stairs, paths of travel, number of accessible or adaptable units) must be fully detailed and dimensioned. The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible exits, accessible site facilities, and the accessible entrance to the sites.

5. Incorporate all discretionary conditions of approval and department condition letters into the plans.

6. Incorporate compliance with the applicable CA Green Code in the plans.

7. Specify the type of fire sprinkler system provided and provide a code analysis for allowable area, maximum height and number of stories. Provide a complete, independent fire resistive plan which graphically delineates all fire areas, fire walls, fire barriers, fire partitions, exterior rated walls due to fire separation distance to property lines, horizontal fire-resistive assemblies and fire resistive construction based on the Type of Construction. Provide thorough detailing for horizontal and vertical continuity of the fire rated assemblies on the plans and protection of penetrations at fire rated assemblies. Label all fire-resistive corridors, shafts, incidental use areas, etc. Cite code sections indicating reasons assemblies are rated.

8. Clearly show egress requirements for the building. A separate, detailed egress plan will be required for clarity of plan review and field inspection. Show occupant load, number of exits required and number of exits provided at each space, story and building totals. Provide a calculation for required exit width. Label all components of the exit access, exit, exit discharge and show compliance with applicable provisions addressing those components.

Specify and detail an accessible path of travel to and from all entrances and exits to the public right of way.

9. Provide a plumbing fixture analysis and access to plumbing fixtures from all parts of the building for common use spaces.

10. Incorporate any conditions of approval and mitigation measures required by the Flood Plain Administrator into the plans, identify all conditions and mitigation measures on the cover sheet.

11. Landscape plans which detail compliance with the current Model Water Efficiency Landscape Ordinance (MWELO) or City requirements(whichever are most stringent) will be required.

12. Compliance with Federal Access Laws or Standards (i.e.: Americans with Disabilities Act) is solely the responsibility of the property owner and Architect of Record.

13. Plans shall be in compliance with the California Building Codes in effect at the time of building permit application submittal.

Let me know if you have any questions.

Attachment 10 Page 230 of 362
2 Regards,
Beth
Beth Brooke
Plans Examiner
Planning & Development
Building & Safety
624 W. Foster Road
Santa Maria, CA 93455
805-934-6238
[email protected]
http://www.countyofsb.org/plndev/home.sbc
From: Brooke, Beth
Sent: Monday, October 18, 2021 3:49 PM
To: Irma Tucker <[email protected]>
Subject: FW: Consultation Notice: 518 Avenue of Flags Mixed-Use Project, APN 137-170-006 From: Brooke, Beth
Sent: Monday, October 18, 2021 3:22 PM
To: 'Irma Tucker' <[email protected]>
Subject: RE: Consultation Notice: 518 Avenue of Flags Mixed-Use Project, APN 137-170-006 Hi Irma
I have reviewed the consultation notice for the subject location, following are Building & Safety comments as well as notes on the consultation plan check set(attached).

1. A soils report to include an assessment and conclusion of the potential for liquefaction will be required. At a minimum, one boring to a depth of 50’ will be required.

2. Provide grading plans for reference in the construction drawings.

5. Incorporate all discretionary conditions of approval and department condition letters into the plans.

6. Incorporate compliance with the applicable CA Green Code in the plans.

7. Specify the type of fire sprinkler system provided and provide a code analysis for allowable area, maximum height and number of stories. Provide a complete, independent fire resistive plan which graphically delineates all fire areas, fire walls, fire barriers, fire partitions, exterior rated walls due to fire separation distance to Attachment 10 Page 231 of 362
3 property lines, horizontal fire-resistive assemblies and fire resistive construction based on the Type of Construction. Provide thorough detailing for horizontal and vertical continuity of the fire rated assemblies on the plans and protection of penetrations at fire rated assemblies. Label all fire-resistive corridors, shafts, incidental use areas, etc. Cite code sections indicating reasons assemblies are rated.

Specify and detail an accessible path of travel to and from all entrances and exits to the public right of way.

9. Provide a plumbing fixture analysis and access to plumbing fixtures from all parts of the building for common use spaces.

10. Incorporate any conditions of approval and mitigation measures required by the Flood Plain Administrator into the plans, identify all conditions and mitigation measures on the cover sheet.

11. Landscape plans which detail compliance with the current Model Water Efficiency Landscape Ordinance (MWELO) or City requirements(whichever are most stringent) will be required.

12. Compliance with Federal Access Laws or Standards (i.e.: Americans with Disabilities Act) is solely the responsibility of the property owner and Architect of Record.

13. Plans shall be in compliance with the California Building Codes in effect at the time of building permit application submittal.

Let me know if you have any questions.

Regards,
Beth
Beth Brooke
Plans Examiner
Planning & Development
Building & Safety
624 W. Foster Road
Santa Maria, CA 93455
805-934-6238
http://www.countyofsb.org/plndev/home.sbc
From: Irma Tucker <[email protected]>
Sent: Monday, October 11, 2021 4:50 PM
To: Brooke, Beth <[email protected]>
Subject: RE: Consultation Notice: 518 Avenue of Flags Mixed-Use Project, APN 137-170-006 Caution: This email originated from a source outside of the County of Santa Barbara. Do not click links or open attachments unless you verify the sender and know the content is safe.

Thanks Beth for clarifying. It seems like Geo-Tech reports sometimes do address Geology, so wasn't sure if they had to be separate reports.
______________
Attachment 10 Page 232 of 362
Memorandum
DATE: March 1, 2022
TO: Irma Tucker
Buellton Planning Department
City of Buellton
FROM: Steven Sauer, Inspector
Fire Department
SUBJECT: APN: 137-170-006 Permit: 21-FDP-05 / 21-DA-01 Project Number: 21FDR-00078 Site: 518 Avenue of Flags, Buellton
Project: Final Development Plan and Development Agreement – New Four-Story Mixed-Use Commercial and Residential Building
The above project is located within the jurisdiction of the Santa Barbara County Fire Department.

The Fire Prevention Division must be notified of any changes to the project proposal.

A change in the project description may cause conditions to be imposed.

GENERAL NOTICE FOR

FINAL DEVELOPMENT PLAN

1. Relocate utility room for gas and electric to be accessible from the exterior.

2. To comply with aerial apparatus requirements, parking on Second Street in front of structures shall be removed.
 Depending on final road width, one or both sides of Second Street will be required to be designated as required fire lane(s).

3. General concern about visibility for pedestrian crossing at west driveway entrance.

4. DCDA and FDC to be relocated to corner of structures by existing hydrant to the west.

5. The two-bedroom suite with patio, facing the interior walkway, shall be redesigned to comply with emergency escape and rescue requirements.

6. North section of wall built on property line shall be provided a four-hour rating or a rating equivalent to a party wall / fire wall per the CBC.

THE FOLLOWING ARE CONDITIONS FOR

FINAL DEVELOPMENT PLAN

CONDITIONS PRIOR TO LAND USE CLEARANCE

7. The following plans shall be submitted to and approved by the Fire Department:
 Site Utility Plan

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137-790-008 / 20-DPM-01

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 Vegetation Plan
 Hydrant Plan
 A building code analysis shall be provided with submittal.  Access Plan
 Signage Plan to include an addressing plan approved by the City of Buellton.

GENERAL CONDITIONS

8. Defensible space of 100 feet (or to the property line, whichever is nearer) around the proposed structures and any existing structures on this property shall be provided.  Removal does not apply to single specimens of trees, ornamental shrubbery or similar plants that are used as ground cover if they do not form a means of rapidly transmitting fire from the native growth to any structure.

9. Fire department apparatus access shall be provided and maintained for the life of the project.  Prior to vertical construction, access shall be installed per approved access plans.  All driveways shall have a minimum width of 26 feet.
 Access shall comply with appendix D of the California Fire Code (CFC).  D102.1 Access shall support the imposed load of fire apparatus weighing up to 75,000 pounds.  D105.1 Any structure that exceeds thirty (30) feet in height shall meet the California Fire Code Appendix D105 requirements.
 Surface shall be paved.
 Access ways shall be unobstructed and extended to within 150 feet of all portions of the exterior walls of the first story of any building.
 Fire department approved turnarounds shall be provided  A minimum of 13 feet, 6 inches of vertical clearance shall be provided and maintained for the life of the project for emergency apparatus access.

10. Exterior fire department walkway access shall be provided and maintained for the life of the project.  Minimum five (5) foot path, clear of obstructions shall be provided around all structures.  Emergency escape and rescue ground ladder access points shall be clear of obstructions.

11. Designated fire lanes shall include red curbs and signs indicating “Fire Lane – No Stopping” placed as required by the fire department. Refer to current adopted California Fire Code.

12. Additional fire hydrant(s) shall be provided; final number to be determined per current California Fire Code (CFC).
 A minimum of one additional fire hydrant shall be installed on Avenue of Flags to comply with Development Standard spacing requirement.
 Prior to vertical construction, fire hydrants shall be installed per approved plans.

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137-790-008 / 20-DPM-01

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 Fire hydrants shall be located per fire department specifications and shall flow a minimum of 1250 gallons per minute at a 20 psi residual pressure.
 Commercial fire hydrant(s) shall consist of one 4-inch outlet and two 2-1/2-inch outlets.  Access to and clearance around fire hydrant(s) shall be maintained at all times.

13. An elevator able to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal, open position is required.

14. Automatic fire sprinkler systems designed to NFPA 13 shall be installed in both buildings.  The fire department shall determine the location of any fire department connection (FDC) that may be required.

15. Full automatic fire or emergency alarm system shall be installed in both buildings.  Fire alarm system shall meet Santa Barbara County Fire Department requirements.

16. Standpipe system shall be installed in both buildings  The fire department shall determine the location of any fire department connection (FDC) that may be required.

17. Portable fire extinguishers are required and shall be in accordance with the current adopted Santa Barbara County Code Chapter 15.

18. Emergency guides shall be provided, maintained and in compliance with CFC 403.10.2.

19. All fire protection systems shall be maintained for the life of the project.

20. Address numbers shall be properly posted for all buildings and suites.  Minimum height of twelve (12) inches for buildings.
 Minimum height of four (4) inches for suites.
 Address number locations shall be approved by the fire department.  Address numbers shall be a color contrasting to the background color.  The address numbers shall be elevated for clear visibility and easy directional identification.  The numbers shall be visible from the access road when travelling in either direction.  If the driveway is over 150 feet in length or the building is obstructed from view at the access road and/or driveway, numbers shall be posted at all road and driveway intersections as is necessary.

21. Access way entrance gates shall conform to fire department requirements.

22. A Knox Box entry systems shall be installed. Spare keys shall be provided for the Knox Box entry system.

23. When access ways are gated, a fire department approved Knox locking system shall be installed.

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137-790-008 / 20-DPM-01

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24. The applicant will be required to pay Fire Department Development Impact Mitigation Fees. In accordance with Chapter 15 of the Santa Barbara County Code, the fee shall be computed per square foot of occupied space in each new building.
 Payment shall be made according to the schedule of fees in place on the date fees are paid. As of the date of this letter, fees currently are as follows:

ADVISORY FOR CONSTRUCTION

25. All standard fire department conditions and current codes shall apply at time of development.

26. Portable fire extinguishers are required on the project site at all times during construction.

27. Temporary address posting is required during construction. Inspections will not be completed without temporary address posted.
 Temporary addressing shall be plainly visible and legible from the street or road fronting the property. Address numbers shall clearly contrast with their background and shall be a minimum of 6 inches high with 1/2 inch stroke.

28. Construction access shall comply with California Fire Code (CFC) requirements during construction.  Vehicles and materials shall not obstruct fire access.

As always, if you have any questions or require further information, please call me at 805-686-8182 or 805-681-5523.

SS:ps

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CITY OF BUELLTON
Planning Commission Agenda Staff Report
Planning Director Review: AK
Planning Commission Agenda Item No: 2
To: The Honorable Chair and Commission Members
From: Irma Tucker, Contract City Planner
Meeting Date: March 3, 2022
Subject: Resolution No. 22-02 – “ A Resolution of the Planning Commission of the City of Buellton, California, Recommending Approval of a Final Development Plan (21-FDP-05) for the 518 Avenue of Flags Mixed-Use Development Project Located at 518 Avenue of Flags, Assessor’s Parcel Number 137-170-006, and Making Findings in Support Thereof”

BACKGROUND
Owner: Kamran Amiri, 518 Avenue of Flags LLC
Agent: Brandon Mann, The 518 LLC/MB Development Company Zoning: CR-SP (General Commercial - Specific Plan)
APNs: 137-170-006
The project consists of a Final Development Plan (21-FDP-05) for the development of a mixed-use project located at 518 Avenue of Flags, on a 1.22+/- acre parcel located on one of the four Town Plaza Corners at the north-east corner of Avenue of Flags and Second Street (Attachment 1 – Vicinity Map). The property is within the Avenue of Flags (AOF) Specific Plan and has an underlying zoning of CR- General Commercial. The entire site is in the 100-year flood zone (Attachment 2 – Flood Zone Map).

The proposed mixed-use Art Deco building with enhanced corner courtyard represents a landmark development intended to anchor the City’s Town Plaza and downtown core. The applicant is requesting to participate in the Development Opportunity Reserve (DOR) program of development incentives/public benefits created by the Specific Plan. The DOR application and related Development Agreement (21-DA-01) will be acted on at a future date by City Council but is not part of this hearing.

The Applicant’s project description is attached hereto (Attachment 3). The proposed project, known as “The 518”, consists of commercial and residential uses in two separate buildings: approximately 5,511 square feet of ground floor commercial space in Building #1, a signature corner courtyard building situated along the Avenue of Flags frontage; and 48 multi-family residential units located above the commercial space in Building #1 and also in a separate building complex, Building #2, which is located along the Second Street frontage of the property.

The type and intensity of proposed uses and the Art Deco architectural style appear to be generally consistent with Specific Plan development guidelines and the urban design vision for this prominent downtown core location. As identified in the AOF Specific Plan, the 1.22-acre project site is located on a portion of Opportunity Site #07, which is suitable for a signature courtyard/plaza building with general commercial and mixed use, as proposed by the Project. The site is vacant, previously developed land (no existing structures) on a relatively flat parcel.

Existing buildings and uses on the adjacent properties are: San Marcos Motel immediately to the north; Avenue Heights Apartment to the east; the recently approved Creekside Village Mixed-Use Project to the south; and the Avenue of Flags roadway and Median 3 to the west.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 2 March 3, 2022
The subject property has an existing entitlement for Final Development Plan (17-FDP-03) for a mixed-use development, which was approved in 2019 on behalf of Owner Kamran Amiri. The Owner has not proceeded with building construction plans and the property is on the market for sale. The current Applicant has entered into an agreement with the Owner to authorize filing of the subject application (21-FDP-05) for new development entitlements, and related Development Agreement (21-DA-01), with a different project description than the previously approved mixed-use project. Upon Planning Commission and City Council approval of the proposed Final Development Plan 21-FDP-05 and Development Agreement 21-DA-01, the existing entitlement approval for Final Development Plan 17-FDP-03 shall be terminated; this requirement is included in the conditions of approval.

On October 21, 2021, the Planning Commission conducted a preliminary review of the project application and expressed overall favorable comments regarding the proposed project. The Commission provided direction to Staff and the Applicant regarding items to be addressed in the project plans and materials submitted for public hearing. Planning Commission and Staff comments have been addressed by the Applicant as described in the discussion below, and a revised set of plans and related information that address the comments have been submitted.

DISCUSSION
Project Features
The mixed-use development consists of two separate buildings with a total gross floor area of 74,152 square feet, of which 5,511 square feet of ground floor commercial space are in Building #1 and 48 total residential units are distributed between Buildings #1 and #2. A total of 98 parking spaces are provided at ground level, consisting of both outdoor and indoor spaces, with the latter being located in a parking garage underneath the residential units in Building #2. Amenities include a ground level Town Plaza corner courtyard; outdoor and indoor common areas and other site features for the residential uses; and a pedestrian “amenity bridge” that connects the two buildings and provides views of the surrounding area.

Both buildings are the same height: 41 feet at typical top-of-parapet. Building #1 is 3 stories, while Building #2 is 4 stories. This differential in the number of stories is described as follows:
 Building #1 has ground floor commercial space, which is almost entirely one level (includes single dwelling at mezzanine) with a tall internal plate height of 19’8”. On top of this level, there are 2 residential floors. The building is interpreted technically and visually as a 3-story structure.  In Building #2, this same plate height (19’8”) accommodates both the ground floor garage level plus the 1st residential level above; on top of this, there are 2 residential levels, for a total of 3 residential stories. While Building #2 may technically be interpreted as a 4-story structure, it is the same height as Building #1.

The proposed project plans depict the following information:
 Building #1
o Ground floor: 5,511 square feet of at-grade general commercial space, fronting on Avenue of Flags o Mezzanine level (single dwelling unit), 2nd and 3rd residential floors above commercial space: 16 dwelling units; one elevator and two exterior stairs provide pedestrian access o Outdoor common areas: 532 square foot Town Plaza corner courtyard o One roof deck; pedestrian “amenity bridge” connecting to Bldg #2 o Bicycle racks at two locations
 Building #2

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 3 March 3, 2022
o Ground floor: 2 entrance lobbies, both with interior stairs and one with elevator; mail, laundry and bicycle storage rooms; at-grade covered parking garage (serves as foundation to support residential floors above); provides single car and tandem parking for dwelling units; (see discussion in Consistency with City Standards below, specifically regarding Policy Interpretation) o 3 floors of multi-family residential use: 32 dwelling units o Centrally located common courtyard/outdoor living space with shared BBQ & seating area o Outdoor common space: 7 roof decks; pedestrian “amenity bridge” connecting to Bldg #1 o Indoor common space #1: Gym, Yoga, Lounge areas
o Indoor common space #2: Banquet Room
o Private outdoor decks for 43 of the 48 units
o Two vehicular access points via driveways along Second Street The following Project plans are attached to the staff report:
 Applicant’s Project Description (Attachment 3)
 Revised Project Plans, received December 22, 2021 and updated February 10, 2022 (Attachment 4), consisting of Site Plan, Floor Plans, Color Exterior Elevations, Color & Materials Images; Landscape Plans, Grading Plan, Color 3D Illustrations, Conceptual Lighting Plan, Detail Sheets  Conceptual Signage Plan, received January 20, 2022 (Attachment 5) Story poles were installed on January 16, 2022, more than the minimum required 30 days prior to the public hearing. Photos of the story poles are included as Attachment 6.

Consistency With City Standards
The 1.22-acre project site is located in AOF Specific Plan District #3 – Civic Junction & Town Plaza (Downtown Core), on a portion of Opportunity Site #07, which is suitable for a signature courtyard/plaza building with general commercial and mixed use, as proposed by the Project. Overall, the Project conforms to AOF Specific Plan development and building standards, with exceptions noted in the discussion below. The Project is also generally consistent with applicable sections of the underlying CR (General Commercial) zone (BMC § 19.02.220) and related development standards/procedures on which the AOF Specific Plan is silent, as well as with other applicable regulations of the City’s Municipal Code, policies of the Buellton General Plan, and the Community Design Guidelines.

Table 1. Project Consistency With AOF Specific Plan & CR Zone Development
Feature City Requirement Proposed Project Project Consistency Proposed Use(s) General Commercial & Mixed-Use Mixed-Use Consistent Siting of Land
Uses
Ground Floor on AOF Frontage:
• Non-Residential first 150’ depth (*)
• No parking garages or similar (*)
Retail Consistent
(*) With Policy
Interpretation
Upper Floors:
• Non-Residential or Residential
Residential Consistent
Building Types
Allowed
Mercantile, Mixed-Use
Courtyard Corner (Town Plaza Corner)
Mixed-Use
Town Plaza Corner
Consistent

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 4 March 3, 2022
Setbacks & Bldg.

Placement on
Lots
Zero lot lines encouraged,
Max Front Setback: 20’
(applicable to courtyard building types)
Buildings placed along side &
front property lines
Side Setbacks: 0’ – 3’
Front Setback: 0’ – 3’
Consistent
Consistent
Setbacks for
Town Plaza
Corner Courtyard
AOF & 2nd St. corner,
ground-floor courtyard req’t:

Min 15’, Max 55’
Corner Courtyard:

Front Setback: 20’
Side Setback: 28’
Consistent
Heights Allowed Minimum: 16’
-----
Maximum: 35’ (w/out incentives)
---------
Max. Façade Height at Property Line: 30’
Add’l Height to be Setback 10’
-----
Architectural Features: Max. 50’
(BMC § 19.04.110 (B))
Minimum: 30
-----
Predominant Max: 41’
---------
3 rd floor Façade Height: 41’
(Front/Side Property Lines)
Setbacks Vary: 0’ – 49’
Front (AOF): 0’ – 23’ setbacks
(32% of frontage setback >10’)
Side (2nd St.): 0’– 35’ setbacks
(64% of frontage setback >10’)
Side (No. P/L): 0’– 49’setbacks
(71% setback at >10’)
-----
Art Deco Tower Elements: 46’3”
(typical)
Consistent
-----
Inconsistent;
Allowable with DOR
Incentive
----------
Inconsistent;
Potentially
Allowable with
Development Plan
Modification
-----
Consistent
Minimum Lot Area No minimum 1.22 acres Consistent
Site Coverage No maximum 39% Consistent
Landscaping /
Hardscaping
15% ; incl’g hardscape and setback areas
fronting on streets
15% Consistent
The proposed combined building footprint is 20,804 square feet, which is roughly 39% of the 53,138 square foot gross parcel area; this includes 11,262 square feet of ground-level covered parking garage in Bldg #2 underneath the residential floors. The remainder of the parcel area is utilized for landscape, hardscape (including the Town Plaza corner courtyard), outdoor parking, and pedestrian/vehicular circulation The proposed Project generally complies with the AOF Specific Plan development and building standards, as well as applicable regulations of the City’s Zoning code and policies of the Buellton General Plan, with the following exceptions: typical building height, façade height setback at property lines, density, and tandem parking. (See discussion below regarding potential development plan modifications for façade height setback and tandem parking, and DOR incentives for building height and residential density.) Floodplain Ordinance (Building Flood-proofing Conditions) The site is within the 100-Year Flood Zone; grading and/or flood-proofing are required to bring the building pad and proposed structures into compliance with the City’s Floodplain ordinance. The Applicant proposes to floodproof the non-residential (commercial) ground floor level of Building #1; residential uses are located on two

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 5 March 3, 2022
floors above and are thus elevated out of the floodplain. The residential uses in Building #2 are located above the ground level garages and are thus elevated out of the floodplain. Compliance with the Floodplain Ordinance and any related Building & Safety or Fire Department requirements is included as a condition of approval for the project.

AOF Frontage Ground Floor Non-Residential/Parking Setback Area (Policy Interpretation) The AOF Specific Plan intent is clearly to have a commercial streetscape along the Avenue of Flags frontage, and to avoid having parking or residential uses on the ground floor of this frontage. Further, the Specific Plan allows for different kinds of mixed-use projects, such as horizontal mixed-use, where commercial uses front along the Avenue and housing is in the rear, away from the Avenue frontage, as proposed by the subject Project.

Determination of a project’s consistency with the Specific Plan is intended to be flexible in consideration of sitespecific constraints and economic viability. Guided by the spirit and intent of the Specific Plan, the Planning Director has made a formal Policy Interpretation in order to allow residential and parking uses within the 150-foot ground floor non-residential/parking setback area as long as the proposed parking and residential uses are situated to the rear of the required ground floor frontage of viable commercial use on the Avenue of Flags. No incentive or modification is needed for said proposed uses within the 150-foot setback area.

Building Height & Façade Heights Setbacks
(includes DOR incentive for Height, Development Plan Modification for Façade Height Setbacks) In accordance with the AOF Specific Plan, the proposed development is considered a mixed-use, Town Plaza corner courtyard building. Per the Specific Plan and underlying baseline CR Zoning, a maximum 35 foot building height is allowed; the proposed building height is 41 feet at typical top of parapet (6 feet in excess of the baseline allowance). At strategic locations, architectural elements of the building façade and tower features extend slightly above top of parapet to approximately 46’ feet; architectural features such as tower elements may extend to 50 feet per the Municipal Code. As provided for in the Specific Plan, a DOR incentive is being requested by the Applicant for the 6 foot excess height above the baseline at the typical top of the parapet. No incentive is needed for the tower features or other architectural elements.

Per the Specific Plan, front and side property line building setbacks may be provided but are not required. The project proposes the following building setbacks:
 Western street frontage - variable Zero to 20-foot setbacks along the front property line (Avenue of Flags)  Southern street frontage - Zero-foot setbacks along the side property line ( Second Street).  Eastern interior rear property line - 50-foot +/- setback for Building #2; and a 5-foot setback for the uncovered and covered carport parking spaces, which extend along the 200-foot length of the property line
 Northern interior side property line - Zero-foot setback for Building #1, which extends to a depth of 51+/- lineal feet; along the remaining 214 feet depth of the property line, Building #2 is set back 49’ and its footprint occupies only about 50% of the property depth. A 5-foot setback is proposed for the uncovered and covered carport parking spaces which extend along 214 feet of the property line.  Town Plaza Corner Courtyard at Avenue of Flags & Second Street – setbacks of 20 and 28 feet, respectively
Per the AOF Specific Plan Form-Based Code, building façade standards call for variation, with vertical/horizontal articulation and facades to broken into appropriate modules. Facades shall be a minimum of 2 stories and a maximum of 3 stories at the property line. The Project generally meets the intent of the façade standards and has provided façade modules and articulation.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 6 March 3, 2022
The ground level building footprint is consistent with setback requirements in the Specific Plan. At the property lines, building heights above 30 feet require façade setbacks of at least 10 feet; portions of the project are inconsistent and require a development plan modification as discussed below. The Art Deco building design, site placement and articulation of the facade modules has resulted with approximately 33% overall average of the 3rd floor facades (30+ feet high) that are not set back 10 feet; and approximately 67% of the 3rd floor facades (30+ feet high) that are setback greater than 10 feet from the front, rear and side property lines. Table 2 below shows the portions of the building façades at property lines that *do (do not) observe the building height setback requirement.

Table 2
PROPERTY LINES & BUILDING FAÇADE HEIGHT SETBACKS
Maximum Building Façade Height at Property Line = 30’
Additional Height Allowed With Setback of 10’
Property Line (P/L) Length of Building
Footprint
Building Footprint Length
w/ Facade Height Setbacks
of 10’ to 49’
Bldg Footprint Length w/
Facade Height Setbacks Less
than 10’
Lineal Feet / Percent
Compliant
Lineal Feet / Percent
Non-Compliant
Front P/L (west)
Avenue of Flags =
200 lineal feet
200’ 63 L.F. / * 32% 137 L.F. / (68%)
Side P/L (south) –
2 nd Street =
265 lineal feet
179’ 114 L.F. / * 64% 65 L.F. / (36%)
Rear P/L (east) –
Interior parcel line =
200 lineal feet
150’ 150 L.F. / 100% 0 L.F. / 0%
Side P/L (north) –
Interior parcel line =
265 lineal feet
176’ 125 L.F. / * 71 % 51 L.F. / (29%)
Averages:
* 67% average
* Meets height setback
(33% average)
(does not meet height setback)
Building Height DOR Incentive
The building height of 41 feet, which is 6 feet above the 35 foot baseline height allowed in the CR zone, may potentially be considered a DOR incentive as set forth in the AOF Specific Plan. The Applicant is requesting a DOR incentive/benefit package to address the proposed height; the specific terms of the DOR package would be determined as part of a future action by the City Council and formalized in a Development Agreement. A Summary of Proposed Conceptual DOR Terms is set forth in Attachment 7 hereto. Staff is in support of the Applicant’s request insofar as the DOR program is the appropriate mechanism to address the proposed height increase.

Building Façade Height Setback Modification
The façade height setback deviation, where the 41 foot facade heights exceed the 30 foot height allowance at the property line, would require a development plan modification in accordance with BMC 19.08.120 (g), which allows the Planning Commission to modify height and setback requirements when it finds that such modifications are justified.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 7 March 3, 2022
The AOF Specific Plan Form-Based Code is intended to allow for flexibility in building design, massing and site layout. The proposed buildings have been thoughtfully designed to embrace the Art Deco style and fulfill the Specific Plan vision to provide a signature development located at the core of Buellton’s downtown.

Staff is in support of a plan modification as the appropriate mechanism to address the façade height setback deviation from Form-Based Code standards. This would allow for an average of 33% of the building heights at property line to deviate from the 10 foot setback requirement above the 30-foot height level.  The façade height deviations are located primarily along the Avenue of Flags street frontage, and to a lesser degree along the Second Street frontage, where sidewalks extend an additional 8 to 12 feet (respectively) beyond the property line and add, in effect, an additional setback to the building façade when viewed from the street and surrounding neighborhood.  There is also a lesser façade height deviation along the northern property line is for Building #1, which has a relatively short depth of 51 feet, representing a 29% portion of the combined building frontages along that property line depth. This segment abuts the San Marcos Hotel property at a location that is currently a landscaped area and provides a visual buffer to the proposed Project. Along the remaining northern property line, Building #2 is setback 49 feet, and carport-covered parking spaces (maximum 12 feet high) are setback 5 feet.

Residential Density(includes DOR Incentive for Density) The mixed use project proposes to construct 48 dwelling units (rental apartments) on the 1st, 2nd and 3rd residential floors. The residences consist of a mix of studio (8 units), 1-bedroom (21 units) and 2-bedroom (19 units) dwellings. The baseline underlying CR Zoning allows a maximum residential density of 15 units per acre for a mixed-use project, which would result in 18 allowable units for the subject property. (BMC 19.02.220 C.1) The proposed density of residential use (48 units) is 39 dwelling units per acre. Per the AOF Specific Plan, a residential density range of 20 – 40 units per acre is potentially allowed with the Development Opportunity Reserve (DOR) program. The Applicant is requesting a DOR incentive/benefit package to address the proposed density; the specific terms of the DOR package would be determined as part of a future action by the City Council and formalized in a Development Agreement. (See Attachment 7, Summary of Proposed Conceptual DOR Terms.)
Affordable Housing Ordinance
In accordance with the City’s Affordable Housing Ordinance, BMC Chapter 19.16, the residential component of the proposed mixed-use project is subject to 15% inclusionary housing requirement and would require the construction of an estimated 8 affordable housing units on-site. The Applicant states that the affordable units would be spread throughout the Project and proportional to the overall unit mix. Compliance with the Affordable Housing Ordinance is included in the conditions of approval, which set forth provisions for an Affordable Housing Agreement and requirements precedent to issuance of permits.

The following conditions of approval related to affordable housing have been included:

82. Affordable Housing Ordinance. Compliance with the Affordable Housing Ordinance (AHO) is required in accordance with Municipal Code Chapter 19.16. Compliance as detailed in the AHO includes but is not limited to:
a. Inclusionary Zoning and Affordable Units. At least 15% of the 48 residential units, total of eight (8) units, shall be developed as Affordable Units (as defined in the AHO). b. Affordable Housing Agreement. As a condition precedent to obtaining any building permits, the Applicant shall prepare and submit an Affordable Housing Agreement for review and

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 8 March 3, 2022
approval by City Council for the purpose of detailing and ensuring compliance with the AHO.

The Affordable Housing Agreement will be recorded against the property prior to issuance of said permits.

Parking (includes Development Plan Modification for Tandem Parking) Based on the proposed plans, required parking for the residential portion is 77 spaces and the commercial is 19 spaces, for 96 total spaces required; 98 parking spaces are provided on-site, 2 spaces more than the minimum requirement. Ground level parking is proposed, consisting of:
 Surface parking behind Building #1 and along the north and east property lines,  A combination of indoor garage parking in Building #2 (tandem and single-car spaces for residents), carport-covered (with potential solar panels, also for residents) and uncovered parking (for residents and commercial uses)
 A circular drive-aisle serves the parking spaces, with two points of driveway access from Second Street.

The proposed parking is consistent with the AOF Specific Plan and applicable Zoning Code parking standards, as set forth in Table 3.

TABLE 3 - PARKING ANALYSIS
Use Proposed Area
(or Factor)
Parking Space
Ratio
Parking Req’d Parking
Provided
Commercial 5,511 sf 1 per 300 sf 19 21
Residential 48 units:
8– Studio
21 - 1-bedroom
19 - 2-bedroom
Visitor Parking
1 per unit
1 per unit
2 per unit
1 per each 5 unit
77 8
21 38
10 77
TOTALS 96 98
Consistent
w/ Stds
Handicapped (counts toward
total number of spaces provided)
Per total number of
spaces on site
3 spaces for site
with 81 – 120
spaces
3 6
Loading Space Commercial Uses w/
floor area of 3,000+ s.f.
1 space 1 space
(10 ft. x 30 ft).
1 Proposed uses and related parking required/proposed are summarized below.  Commercial: 5,511 square feet gross floor area proposed. At a 1:300 ratio for general commercial uses, 19 parking spaces are required; the project provides 19 outdoor, uncovered spaces on-site. At this time no commercial tenants have been secured; the Applicant states that no restaurant uses are anticipated (this would require additional parking for employees).
 Residential: a total of 48 units are proposed, consisting of studio, 1-bedroom and 2-bedroom units. A total of 77 parking spaces are required (67 for residents, 10 for guests); 77 spaces are provided.  Code Consistency: for the proposed uses, 96 vehicle parking spaces are required and 98 spaces are provided; the 2 extra spaces would be used as needed by the project.  Three (3) outdoor and three (3) indoor handicapped accessible spaces are proposed; the indoor space consists of one tandem garage (2 spaces) and one single-car garage. Minimum handicapped parking space requirement is 3 stalls, while the Project is providing 6 spaces.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 9 March 3, 2022
 Guest parking for the residential uses is provided along the eastern (rear) property line, adjacent to the neighboring Avenue Heights Apartments
 The required one (1) loading space for commercial uses is provided; this is in the form of a 10’x30’ striped area that occupies 4 of the required standard commercial parking spaces at the rear of Building #1.

The Applicant states that loading and deliveries would occur only between the hours of 6-9am Monday through Friday; at all other times, the area will be available for public parking to serve the commercial uses. Loading hours and terms would be included as part of any future commercial leases. The Applicant’s obligation to ensure compliance with loading zone requirements, including hours and relevant terms, is included in the conditions of approval for the Project  Bicycle parking: outdoor public bike racks are shown at 2 locations along Building #1. A dedicated indoor bicycle parking room off the main entrance lobby to Building #2 is provided for the residents; at this location, long-term bicycle parking is provided at one space per unit, or 48 total spaces.

The following parking-related items are addressed as part of the recommended actions and discretionary approvals for the Project:
 Carport-covered Parking with Future Solar Installation. A total of 21 carport-covered parking spaces are proposed (9 spaces along the northern side property line, and 12 spaces along the eastern, rear property line). Considered “accessory structures”, the carports would not exceed 12 feet in height, would be located approximately 28 feet from the principal residential structure (Building #2), and would be setback 5 feet from the respective property lines. A landscape strip has been integrated into the 5-foot setback area; this fulfills landscaping requirements surrounding parking areas and also serves to screen the residential carports from the adjacent residential uses (Avenue Heights Apartments to the east). The design style of the carport accessory structures shall complement the Art Deco architectural theme of the primary buildings. Construction and design plans for the carport structures shall be submitted to the Planning Department prior to Zoning Clearance and shall be to the satisfaction of the Planning Director; this is a conditions of approval for the Project. The future installation of solar panels would be addressed as part of the building permit process.
 Tandem Parking for Residents. On the ground floor of Building #2, 19 indoor tandem garages, each with 2 parking spaces, are proposed for the 19 two-bedroom units; an additional 8 single-car garages are shown. A total of 46 indoor parking spaces are proposed, of which 38 are tandem. The provision for tandem parking would require a development plan modification in accordance with BMC 19.08.120 (g), which allows the Planning Commission to modify parking-related requirements when it finds that such modifications are justified.

BMC 19.04.144 (Design and Improvement of Parking), paragraph C. (Construction and Design) states that, “5. The design of parking areas shall not require the moving of any car to gain access to a required parking space unless the applicable zone district regulations specifically permit tandem parking.” The Buellton Municipal Code does allow for tandem parking in mobile home parks, for Accessory Dwelling Units (ADUs), and as an incentive if needed to achieve an affordable housing mix as set forth in BMC Section 19.16.018. Affordable Housing, Density Bonus, paragraph B.1.b. (Off-street parking requirements).

The Avenue of Flags Specific Plan Form-Based Code is intended to allow for flexible interpretations of development standards regarding building design and site layout. The proposed project does meet and exceed the minimum required on-site parking requirement; a total of 98 standard-size (no compact) parking spaces are proposed, 2 spaces in excess of the minimum 96 spaces required. While the design and layout of the tandem parking spaces deviate from the strict interpretation of code requirements in the underlying CR zone; it is important to note that the concept of tandem parking is utilized in other zoning

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 10 March 3, 2022
districts and types of development as a mechanism to address site constraints in the design of parking spaces, particularly for projects with higher-density residential and affordable housing uses.

In general, the dimensions of the parking spaces within the garages appear to be consistent with industry standards and meet the minimum size of spaces as defined in the Municipal Code . The depths of the individual parking garages and tandem parking spaces vary, reflecting the exterior articulation of the overall building. The Applicant has provided the following minimum dimensions (some garages may have additional depth):
 Minimum Tandem Parking Garage Dimensions = 11’-2” width x 36’ depth  Minimum Single Parking Garage Dimensions = 11’-2” width x 20’ depth Accessible parking garage spaces reflect the required 5 foot access aisle on the driver side of the car and the path of travel.

During its preliminary review in October 2021 of the Project, the Planning Commission was generally supportive of the proposed tandem layout. Tandem parking is being viewed as a creative and appropriate solution to providing adequate on-site parking in a location such as the subject Project, which is located at the core of Buellton’s downtown and seeks to fulfill the AOF Specific Plan vision of serving as a catalyst for rejuvenation of the surrounding Specific Plan area.

It is also noted that, as part of the Environmental Review process (discussed later in this report), a Traffic & Parking Study was conducted for the Project. The Study determined that adequate vehicular access, turning radii, and safe vision clearance (particularly at garage entrances, driveways and corners) are being provided. The Study also analyzed potential peak parking demands based on average parking rates for mixed-use developments as set forth in the Institute of Transportation Engineers (ITE) parking generation rates. The peak parking demand for the Project was forecast to be 69 spaces, which is 29 spaces less than the 98 spaces being is being provided by the Project. The Study concluded that there are more than adequate on-site parking spaces being provided to serve peak demand generated by the proposed mixeduse development.

The conditions of approval require that a legal mechanism and ongoing monitoring and enforcement program be implemented by the Applicant to ensure that the tandem garages are used for resident vehicle parking only and not for storage, business or other purposes that preclude the parking of residents’ vehicles. The mechanism for this program shall be established prior to Zoning Clearance, to the satisfaction of the Planning Director.

In consideration of the above facts, Staff is in support of a development plan modification as the appropriate discretionary action to address the allowance of tandem parking.

Architectural Design
Overall, the Project generally complies with the Art Deco design as well as the Specific Plan vision for a landmark corner courtyard building at the prominent Town Plaza intersection of 2nd Street and Avenue of Flags.

Architectural Design Review by the City’s contract Architect has been completed for the Project. Comments in the design review report dated 10/15/21 (Attachment 8) have generally been addressed by the Project.

In particular, the following Architectural Design items have been addressed:
 height and setback deviations are included in the discretionary actions being requested  site plan revisions have been made to ensure adequate maneuvering space for vehicles; this has been verified by the Traffic Study
 to the extent feasible, parking areas have been separated from buildings by pedestrian pathways and landscaping; vehicle and pedestrian circulation diagrams have been added to the plans

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 11 March 3, 2022
 the entirely residential portion (Building #2) of the proposed Project is adjacent to the residential apartment uses to the east, and is separated by a drive aisle, surface parking (portion covered with solar carport) and a 5 foot landscaped buffer strip
 compliance with Flood Control requirements is a condition of approval  Clean Air/Van Pool/EV spaces have been noted on the plans  roof plans have been added to the plan set; no visible exterior utility equipment appears to be proposed; roof drainage will be utilized via drains on the flat roof and conveyed internally via downspout with the walls
 decorative ceramic tiles, wainscoting, color accents, parapet caps and other design elements have been incorporated as shown in the Detail Vignettes
 the subject Project is intended to be complementary to the companion Creekside Village Mixed-Use development approved on the opposite (south) side of Second Street; thus the proposed Project’s color pallet is intentionally similar
There are two outdoor, ground floor trash collection enclosures proposed, on the eastern and western sides of Building #2. Commercial tenants and residents in both buildings would deposit trash at these locations. The City’s trash collection service, Marborg, has reviewed the trash/recycling area plans for layout and accessibility, and has provided a letter of approval (Attachment 9). (Note: a pedestrian gate is not being proposed.) The trash enclosure plans show design details with decorative elements complementing the overall building design.

Landscaping/Hardscape
A minimum of 15% landscaping of net site area is required for mixed-use projects, of which a maximum 25% may be hardscape. The project is required to provide 7,956 s.f. of landscape area on-site. The revised plans indicate that approximately 7,961 s.f. (15%) of the project site will be landscaped; of this amount, 5,972 s.f. is softscape (plantings) and 1,989 s.f. is hardscape. Additional landscaped areas are proposed off-site along Second Street in the public right-of-way; these areas are not counted towards meeting the minimum on-site landscaping requirement. The conditions of approval require that, if the final Project plans do reflect a landscape strip in the Second Street right-of-way, this area shall be in addition to the 8 foot wide sidewalk public improvement requirement as well as the on-site landscape requirement. Location and dimensions for all of the landscape and hardscape areas are shown in the revised plans.

The landscape plans state that there are no existing trees on site. Some architectural features, such as trellises, seating) have been identified. The conditions of approval require that the final project site plan and/or landscape plans identify the location, dimensions and design details for all applicable landscape architectural features such as walls, fencing, gates, screening, paving types, trellises, arbors, benches, outdoor furniture and other similar features.

Screening of parking areas is addressed in BMC 19.04.144, which requires non-residential parking areas abutting residentially developed properties to have a wall of at least five feet in height between the parking area and the adjoining residential property. For the proposed Project, at surface parking areas along the northern and eastern property lines, the required 5’ wide landscaped strip is depicted in the landscape plans. It is noted that the entirely residential portion (Building #2) of the proposed Project, along with ancillary parking for its residents and guests, is adjacent to the existing residential apartment uses to the east; the surface parking areas (portion covered with solar carport) are separated from the existing apartment uses by the 5 foot landscaped buffer strip. Given that two residential uses abut one another other at this location, the installation of a 5 foot masonry wall is not warranted and would detract from the aesthetic viewsheds of both properties.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 12 March 3, 2022
Street tree varieties proposed for Avenue of Flags and Second Street will be reviewed as part of the street improvement plans.

The Preliminary irrigation plans include a statement referencing compliance with applicable water efficiency landscape measures (i.e. MWELO). Per the conditions of approval, prior to Zoning Clearance, final irrigation plans shall be included with future iterations of the project landscape plans submitted for building permit review and shall also include a statement referencing compliance with applicable water efficiency landscape measures.

Residential Open Space
BMC Section 19.18.022 requires that an open space area of two-hundred fifty (250) square feet per residential unit, exclusive of the required landscaping, shall be provided for mixed-use projects. The open space areas shall contain usable amenities, and private patio or balcony areas may be included in the required area. The proposed 48 residential units would require a minimum 12,000 square feet of open space.

Project plans indicate that 12,868 square feet of open space are provided. The locations and dimensions of the areas being counted toward meeting the open space requirement along with a summary of calculations have been provided in the revised Project plans. Usable amenities counted toward meeting the open space requirement include: a centrally located common courtyard/outdoor living space with shared BBQ & seating area; the Town Plaza corner courtyard; outdoor common spaces consisting of 8 roof decks distributed throughout the two buildings; private decks/balconies for 43 of the 48 dwelling units; and a 9’2” wide pedestrian “amenity bridge” that connects Buildings #1 and #2 on the residential third floor. The bridge is not required for pedestrian circulation but is being included as an open space amenity so the residents can enjoy the views of the surrounding vistas. In order for the amenity bridge to be counted as open space, the installation of usable amenities such as seating and/or benches (or equivalent) is required and shall be shown on the building plans prior to Zoning Clearance, to the satisfaction of the Planning Director; this is a condition of approval. Not being counted toward the open space requirement, but provided in Building #2 as communal amenities to the residents, are the following: a combination gym/yoga/lounge area on the ground floor, opening onto the common courtyard; and a banquet room on the residential first floor.

Signage
Signage allowances for commercial zones are calculated at one square foot of sign area per lineal foot of the longest street property frontage, and an additional one-half square foot of sign area per lineal foot of side/secondary street frontage. With approximate street frontages of 265 feet along Second Street (longest frontage) and 200 feet on Avenue of Flags (secondary frontage), it is estimated that a maximum aggregate sign area of 365 square feet is allowed for the Project.

The project plans show approximate locations for some proposed signage on the building facades; additional signage to be determined. A Conceptual Signage Plan (Attachment 5) has been submitted with the project plans and reflects designs which appear to be aesthetically compatible with the Art Deco design styles and applicable standards of the AOF Specific Plan.

A separate sign permit will need to be submitted prior to Zoning Clearance; this is a condition of approval. The sign permit application shall include a Master Sign Program reflecting design details and dimensions for all proposed signage (wall, awning, building identification, suspended/projecting, tenant/building directory, individual tenant, door, window, directory, etc.) and in sufficient detail to allow for calculation of compliance with the City’s Sign Ordinance (Municipal Code Section 19.04). Sign lighting details and specifications shall be included. All signage and sign lighting shall be consistent with the Art Deco design theme.

Lighting

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 13 March 3, 2022
The project plans provide some information on exterior lighting. General location and types of exterior wallmounted light fixtures on ground floor, 1st, 2nd and 3rd floors of the buildings are shown. The exterior light fixtures appear to be generally consistent with the Art Deco style and dark sky friendly; ratings below 3500 Kelvin are recommended. Exterior building lighting and security lighting for the outdoor parking area needs to be further detailed as part of the building plans. Outdoor lighting shall be shielded in a manner that prevents a direct line between its luminary and any residentially zoned or residentially developed parcel. Within 50 feet of residential uses, lighting shall be installed no higher than 20 feet above the ground directly below the light fixture.

All exterior lighting shall be consistent with Art Deco design style, and dark sky friendly It is a condition of approval that a detailed lighting plan, which complies with the above lighting standards and any other applicable requirements, be incorporated into the building plans prior to Zoning Clearance. To the extent feasible, the lighting plan shall take into consideration lighting-related comments submitted by Nancy Emerson on behalf of W.E.Watch.

Photometric lighting plan has not been provided. It is a condition of approval that a photometric plan be provided in compliance with the City’s Mixed Use Ordinance (BMC Chapter 19.18), which requires that outdoor lighting shall not exceed the following levels: one-half foot-candles at property line if the subject property abuts a residential zoning district or use; and two foot-candles at the property line if the subject property abuts a nonresidential zoning district. This requirement shall apply to wall-mounted exterior lighting on the ground floor, the residential uses on the 1st, 2nd and 3rd floors, as well as perimeter lighting, path lighting, and security lighting in the exterior parking lot. All outdoor lighting, including parking lot and security lighting and any lighting impacting the on-site and adjacent residential uses, shall also comply with the Mixed-Use Ordinance and any other applicable Municipal Code requirement.

Project Access & Public Improvements
Vehicular access to the project is provided via two main driveways along Second Street, with a circular drive aisle looping around the property. The drive aisle provides access to both the exterior parking spaces throughout the site and the indoor parking garages on the ground floor of Building #2.

Ground-floor pedestrian access to the commercial uses in Building #1 is provided along Avenue of Flags, Second Street and from the drive aisle at the rear of the building. Residential uses in Building #1 are accessed via an elevator and two staircases. Residential uses in Building #2 are accessed through a main lobby, with elevator and interior stairs, opening onto the entry gateway on Second Street. Also providing access is a secondary lobby, with interior stairs, which opens onto the central courtyard. Pedestrian circulation on the 1st, 2 nd and 3rd residential
floors is provided via interior and exterior walkways and courtyards. The path of travel throughout the entire site needs is depicted in the project plans.

The project would be conditioned to provide street and sidewalk improvement plans at time of building plan review. Features on Avenue of Flags will need to include the brickwork and lighting that matches other locations on the Avenue, and other applicable specifications (e.g. street furniture, streets trees) described in the AOF Specific Plan.

Development Opportunity Reserve (DOR) Program & Development Agreement The specific terms of the DOR package will be determined as part of a future action by the City Council and formalized in a Development Agreement. A Summary of Proposed Conceptual DOR Terms is set forth in Attachment 7 hereto. The actual terms of the DOR agreement (if approved) would lie within the purview of the City Council. While the DOR terms are not before the Planning Commission, the Commission may wish to include within its recommendation to the City Council a component which addresses the DOR agreement and whether the proposed terms included within Attachment 7 are viewed by the Commission as being adequate to compensate the City for the concessions being requested. While such a recommendation would only be advisory in nature, it may provide the City Council with useful information as they consider the requested agreement.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 14 March 3, 2022
Recommendations on the DOR agreement would not be included within the resolution adopted by the Planning Commission but would be forwarded to the City Council through the staff report for the hearing on the matter.

Building Department Comments
The Santa Barbara County Building Department submitted updated comments via correspondence dated February 11, 2022 (Attachment 10). Building Department comments are included in the conditions of approval for the project.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 15 March 3, 2022
Fire Department Comments
The Santa Barbara County Fire Department submitted initial comments via correspondence dated November 2, 2021 (Attachment 11). The revised plans are being reviewed by the Fire Department and upon receipt of updated comments, any revised or new requirements will be included in the conditions of approval for the project.

Planning Commission Comments
A Preliminary review of the Project was held on October 21, 2021, by the Planning Commission, at which time the Commission expressed overall favorable comments toward the proposed development. Highlights of the Planning Commission comments/issues along with notes on how some of the issues have been addressed are reflected below:

1. Likes: Overall design of site and buildings, Art Deco architectural elements, renderings and perspectives (especially Avenue of Flags frontages and design harmony with the neighboring streetscape.)

2. Tandem Parking: generally supportive of concept; requesting enforcement mechanism to ensure that garages are used for vehicle parking and not for storage. (Note: a condition of approval is included to require a monitoring and enforcement program to ensure that the tandem garages are used for resident vehicle parking only and not for storage.)

3. Bicycle Access & Storage: requested that bike storage area for residents be identified. (Note: revised plans included a dedicated indoor bicycle storage room.)

4. Landscaping & Open Space: it is important that the Project meets or exceeds the minimum code-required landscape area and that adequate open space be provided. (Note: the plans have been revised to ensure that the on-site landscaping provided meets the minimum amount required by code; and to increase the amount of common open space available to the residents.)

5. Flood Ordinance compliance: supportive of using flood-proofing for the buildings as proposed by the Project

ENVIRONMENTAL
In accordance with the requirements of the California Environmental Quality Act, California Public Resources Code section 21000 et seq., the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, sections 15000 et seq., and the Environmental Impact Report Guidelines of the City of Buellton (collectively, “CEQA”), the proposed Project uses were adequately addressed in the prior Mitigated Negative Declaration prepared for the Specific Plan pursuant to the California Environmental Quality Act. Applicable mitigation measures consistent with that document have been included in the Project conditions of approval.

As part of the site-specific initial environmental assessment of the proposed project, a Traffic & Parking Study dated January 27, 2022 (Attachment 12 hereto) was prepared for the Project by Associated Transportation Engineers. The Study determined that:

1. The peak hour and total vehicle trips generated by the proposed Project would not result in a significant impact on the levels of service for the local street system per the analysis in the AOF Specific Plan MND.

2. The Project’s proposed site access and circulation plan would adequately accommodate Project traffic, would provide adequate maneuvering space for vehicles pulling in and out of the parking garages, and would not upset traffic along Second Street adjacent to the Project driveway.

3. Adequate on-site parking is available to satisfy the Project’s parking demand.

4. Under the new State law utilizing Vehicle Miles Traveled (VMT) as the new CEQA metric to determine transportation impacts, the Project is considered a “Small Project” and therefore would have a less than significant VMT impact.

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518 Avenue of Flags Mixed-Use Project
Resolution No. 22-02 Page 16 March 3, 2022
As a result of the findings in the Traffic & Parking Study, no additional mitigation measures are required.

CONDITIONS OF APPROVAL
The project is subject to several conditions of approval. These include:
 General Provisions (Standard City Conditions);
 Engineering Conditions;
 Planning Conditions;
 Santa Barbara County Fire Department Conditions;
 Santa Barbara County Department of Building and Safety Conditions; and  Finance Department Conditions
The complete list of conditions is included within Planning Commission Resolution No. 22-02.

RECOMMENDATION
That the Planning Commission consider the adoption of Resolution No 22-02 as follows:

Resolution No. 22-02 – “ A Resolution of the Planning Commission of the City of Buellton, California, Recommending Approval of a Final Development Plan (21-FDP-05) for the 518 Avenue of Flags– Mixed Use Development Project Located at 518 Avenue of Flags, Assessor’s Parcel Number 137-170-006, and Making Findings in Support Thereof”

ATTACHMENTS
Planning Commission Resolution No. 22-02 (recommending approval of Project with conditions of approval)
Attachment 1: Vicinity Map
Attachment 2: 100-Year Flood Zone Map
Attachment 3: Applicant’s Project Description
Attachment 4: Revised Project Plans, received December 22, 2021 and updated February 10, 2022, consisting of Site Plan, Floor Plans, Color Exterior Elevations, Color & Materials Images; Landscape Plans, Grading Plan, Color 3D Illustrations, Conceptual Lighting Plan, Additional Detail Sheets
Attachment 5: Conceptual Signage Plan, (Received January 20, 2022) Attachment 6: Photos of Story Poles (Installed January 16, 2022) Attachment 7: Summary of Proposed Conceptual DOR Terms
Attachment 8: Design Review Comments dated October 15, 2021 Attachment 9: Marborg Letter dated December 10, 2021
Attachment 10: Building Department comments (revised) dated February 11, 2022 Attachment 11: Fire Department Comments dated November 2, 2021 Attachment 12: Traffic & Parking Study dated January 27, 2022

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PLANNING COMMISSION RESOLUTION NO. 22-02
"A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY

OF BUELLTON, CALIFORNIA, RECOMMENDING APPROVAL OF A
FINAL DEVELOPMENT PLAN (21-FDP-05) FOR THE 518 AVENUE OFFLAGS MIXED-USE DEVELOPMENT PROJECT LOCATED AT 518 AVENUE OF FLAGS, ASSESSOR'S PARCEL NUMBER 137-170-006,AND MAKING FINDINGS IN SUPPORT THEREOF" BE IT RESOLVED by the Planning Commission of the City ofBuellton as follows:

SECTION 1: Pursuant to the Zoning Ordinance of the City of Buellton, an application has been filed by Kamran Amiri, 518 Avenue of Flags LLC, property owner, and Brandon Mann, The 518 LLC/MB Development Co., agent, hereinafter jointly referred to as "Applicant",requesting approval to develop a mixed-use project on 1.22 acres of vacant land located at 518Avenue of Flags, on the north-east comer of its intersection with Second Street, Assessor'sParcel Number 137-170-006 (the "Site"). The Site is located within the boundaries of theAvenue of Flags (AOF) Specific Plan; the underlying zoning is CR (General Commercial) zonewith a General Plan land use designation of General Commercial.

SECTION 2: The proposed project consists of:

Final Development Plan (21-FDP-05) for the construction of two separate mixed-use commercial and residential buildings with comer courtyard and parking. Located on a vacant

1.22 acre parcel at the northeast comer of Avenue of Flags and Second Street, the proposed new buildings will be an average of 41 feet in height to typical top-of-parapet with tower elements extending to approximately 46 feet. Architectural style is Art Deco, consistent with the AOF Specific Plan and with applicable Community Design Guidelines. The following uses are proposed:
• Building #\ - 5,511 square feet of ground floor commercial space with 16 residential units on the Mezzanine (single dwelling unit), 2" and 3 floors; Town Plaza comer courtyard, outdoor roof deck, pedestrian "amenity bridge" connecting to Bldg #2 • Building #2 - ground level parking garage with 32 residential units on the 1st, 2nd and 3rd floors, common courtyard/outdoor living area; 7 outdoor common roof decks and 2 indoor common spaces (gym, yoga and lounge area as well as banquet room); privateoutdoor decks for 43 of the 48 units; pedestrian "amenity bridge" connecting to Bldg #1 • Indoor ground-level parking garages and outdoor surface parking, consisting of carportcovered (with potential solar panels) and uncovered spaces; a total of 98 parking spaces are provided on-site
• Other amenities include: entrance lobby, mail room, laundry room, bicycle storage room

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PC Resolution No. 22-02 Page 2 March 3, 2022
SECTION 3: All proceedings having been duly taken as required by law, and upon review of the information provided in the staff report, consideration of the testimony given at the public hearing, as well as other pertinent information, the Planning Commission finds the following:

A. Record. Prior to rendering a decision on the Project, the Planning Commission considered the following:

1. All public testimony, both written and oral, received in conjunction with that certain public hearing conducted by the Planning Commission on March 3, 2022 ("PC Public Hearing").

2. All oral, written and visual materials presented in conjunction with that certain PC Public Hearing.

3. The following informational documents, which by reference, are incorporated herein:
a. The project file for 21-FDP-05 and the set of project plans date-stamped Febmary 10,2022
b. The staff report dated March 3,2022.

B. Public Review. On the basis of evidence hereinafter listed, all administrative procedures and public participation requirements prescribed in the Buellton Zoning Ordinance have been lawfully satisfied:

1. A notice of PC Public Hearing was published in a newspaper of general circulation on Febmary 17, 2022 (the "PC Public Notice"), a minimum of 10 days in advance of the PC Public Hearing conducted on March 3, 2022.

2. The PC Public Notice was mailed to the Applicant, affected public agencies, persons owning property within 300 feet of the Project site and others known to be interested in the matter on Febmary 17, 2022, a minimum of 10 days in advance of the PC Public Hearing.

3. The PC Public Notice was posted in two public locations on Febmary 17, 2022, a minimum of 10 days in advance of the PC Public Hearing.

C. Environmental Review. In accordance with the requirements of the California Environmental Quality Act, California Public Resources Code section 21000 el seq., the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, sections 15000 et seq., and the Environmental Impact Report Guidelines of the CityofBuellton (collectively, "CEQA"), the proposed Project uses are consistent with and therefore were adequately addressed in the prior Mitigated Negative Declarationprepared for the Specific Plan pursuant to the California Environmental Quality Act.Applicable mitigation measures have been included in the Project conditions of approval.

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PC Resolution No. 22-02 Page 3 March 3, 2022
D. Consistency Declarations. Based on (i) the evidence presented in the project file (incorporated herein by reference), (ii) consultations with affected City Departments,and (iii) testimony and comments received in connection with the PC Public Hearing, the Planning Commission does hereby declare as follows:

1. Final Development Plan (21-FDP-05).
a. Findings:
i. That the site for the project is adequate in size, shape, location, and physical characteristics to accommodate the density and intensity of development proposed because the project site is appropriatelydesignated for such uses under the City's General Plan, the Avenueof Flags Specific Plan, zoning is consistent, and the proposed siteimprovements and conditions of approval allow for adequatecirculation around and through the site. ii. No adverse impacts have been identified with this project through the incorporation of conditions of approval.
iii. That streets and highways are adequate and properly designed pursuant to the requirements of the City Engineer and the traffic study.
iv. That there are adequate public semces, including but not limited to fire protection, water supply, sewage disposal, and policeprotection to serve the Project. The Public Works Department is able to provide water and sewerage sendce to the Project. The Building & Safety Division and the Fire Department have provided conditions of approval to address their concerns. The Sheriffs Department has no concerns with the Project.
v. That the Project will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhoodand will be compatible with the surrounding area. The mixed-use Project is consistent with the use intended for the site per theAvenue of Flags Specific Plan. The proposed three-story building is expected to be compatible with nearby existing and plannedmulti-story mixed-use, commercial and multi-family residential land uses.
vi. That the project is in conformance with the applicable provisions of Title 19 of the Municipal Code and the General Plan. With imposition of the conditions of approval, the project complies with both the General Plan and Title 19 (Zoning).

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PC Resolution No. 22-02 Page 4 March 3, 2022
vii. That the project will not conflict with any easements required for public access through, or use of, a portion of the property as none exist on this property.
viii. That the proposed development is in conformance with the Avenue of Flags Specific Plan, including the Art Deco
architectural style as described in the Specific Plan and with applicable Community Design Guidelines as reviewed by theCity's contract architect.

2. Building Facade Height Setback Modification (Municipal Code Sectionl9.08.120 (G).
a. Findings:
i. The fa9ade height setback modification will not be detrimental to the health, safety, comfort, convenience, and general welfare of theneighborhood and will not be incompatible with the surrounding areas. The modification would allow for an average of 33% of the building fa9ade heights at property line to be setback less than 10 feet, which would deviate from the 10 foot setback requirement above the 30-foot height level as set forth in the Avenue of Flags Specific Plan; 67% of the building facades are in compliance with the requirement. The proposed mixed-use development meets the overall goals and intent of the Specific Plan which envisions alandmark, signature corner-courtyard building at this prominent Town Plaza location at the core of Buellton's downtown. The facade height setback deviation is warranted given the landmark nature and the creative Art Deco design of the building. The fa9adeheight deviations are located primarily along the Avenue of Flags street frontage, and to a lesser degree along the Second Street frontage, where sidewalks extend an additional 8 to 12 feet (respectively) beyond the property line and add, in effect, anadditional setback to the building fa9ade when viewed from thestreet and surrounding neighborhood. There is also a lesser facade height deviation along the northern property line is for Building #\, which has a relatively short depth of 51 feet, representing a 29% portion of the combined building frontages along that property line depth. This segment abuts the San Marcos Hotelproperty at a location that is currently a landscaped area and provides a visual buffer to the proposed Project. Along theremaining northern property line, Building #2 is setback 49 feet.

The proposed development will serve to provide a potential economic stimulus for the downtown area, which will enhance theoverall convenience and general welfare of the surrounding neighborhood.

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PC Resolution No. 22-02 Page 5 March 3, 2022
ii. The proposed building fa9ade heights and setbacks would not be incompatible with the surrounding area because the proposed overall building heights are envisioned as part of the Avenue of Flags Specific Plan. A three-story mixed-use development hasbeen entitled on the adjacent Town Plaza comer across 2nd Street to the south, and a 3-story multi-family residential project has been constructed on the immediately adjacent property to the east.

Further north on the opposite side of Avenue of Flags and at ahigher relative street grade, a 3-story mixed use building (Vintage Walk) has been constructed. The proposed building heights arecomparable to or lower than the nearby Marriot Hotel on theopposite side of Highway 101 to the east. iii. The proposed building facades conform with other applicable provisions of Title 19 (Zoning), with the Avenue of Flags Specific Plan and with the Community Design Guidelines.

3. Tandem Parking Modification (Municipal Code Sectionl9.08.120 (G). a. Findings:
i. The tandem parking modification will not be detrimental to the health, safety, comfort, convenience, and general welfare of theneighborhood and will not be incompatible with the surrounding areas. The modification would allow for tandem parking garages,each with 2 vehicle spaces that are located one in front of the other, to be provided for the residents of the proposed 19 two-bedroom units whereby 38 spaces would be in the tandem configuration.The remaining 29 of the 48 total dwelling units, residential guests and the commercial uses are provided with 60 standard parking spaces. A total of 98 parking spaces are provided, which exceeds the code required parking of 96 spaces.

While the Specific Plan Form-Based Code is intended to allow forflexible interpretations of development standards, the tandem parking layout is not expressly allowed in the underlying CR Zone.

However, tandem parking is allowed in other zoning districts and types of developments as a mechanism to address site constraints in the design of parking spaces, particularly for projects withhigher-density residential and affordable housing uses. The proposed Project is located on a parcel that is at the core of Buellton's downtown and is intended for higher density residential uses in the Specific Plan. In addition, 15% of the proposed dwelling units would be provided as affordable housing. Tandemparking is being proposed as a creative solution to providing adequate on-site parking for the subject development, which seeks

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PC Resolution No. 22-02 Page 6 March 3, 2022
to fulfill the Specific Plan vision of serving as a catalyst forrejuvenation of the surrounding neighborhood.

Dimensions of the parking spaces within the garages appear to be consistent with industry standards for tandem parking and meet the minimum size of spaces defined in the Municipal Code. The depths of the individual parking garages and tandem parking spaces vary, reflecting the exterior articulation of the overall building. The Applicant has provided the following minimum dimensions (some garages may have additional depth):

Minimum Tandem Parking Garage Dimensions = 11'-2"
width x 36' depth
Minimum Single Parking Garage Dimensions = 11'-2"
width x 20' depthAlso, the Traffic & Parking Study for the Project analyzed potential peak parking demands based industry standard parking rates for mixed-use developments and concluded that the peakparking demand of 69 spaces is 29 spaces less than the 98 spacesbeing provided by the Project. Based on the Study, there are more than adequate on-site parking spaces provided to serve peak demand generated by the proposed mixed-use development.Consequently, the proposed 19 tandem parking garages would not result in a negative impact upon the surrounding neighborhood. ii. The proposed 19 tandem parking garages, each with two residential parking spaces, would not be incompatible with the surrounding area because an overall adequate amount of parking, with a total of 98 spaces, is provided by the Project to serye the proposed mixed-use development for which the code requiredparking is 96 spaces and the peak parking demand is estimated tobe 69 spaces. In an effort to ensure that parking spillover impactsupon the surrounding be minimized, the conditions of approvalrequire that a legal mechanism and ongoing monitoring and enforcement program be implemented by the Applicant to ensure that the tandem garages are used for resident vehicle parking only and not for storage, business or other purposes that preclude the parking of residents' vehicles.
iii. Except as stated above, the proposed overall parking layout conforms with other applicable provisions of Title 19 (Zoning), with the Avenue of Flags Specific Plan and with the Community Design Guidelines.

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PC Resolution No. 22-02 Page 7 March 3, 2022
SECTION 4: Based on the findings set forth in Sections 2 and 3, and subject to the conditions attached hereto, the Planning Commission hereby recommends approval to the City Council of a Final Development Plan (21-FDP-05) for the 518 Avenue of Flags Mixed-Use Project located at 518 Avenue of Flags.

PASSED, APPROVED and ADOPTED this 3rd day of March, 2022.

Patty Hammel
Chair
ATTEST:
y^uMs^/^
Clare Barcelona
Planning Commission Secretary

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PC Resolution No. 22-02 Page 8 March 3, 2022

STATE OF CALIFORNIA )

COUNTY OF SANTA BARBARA ) SSCITY OF BUELLTON )
I, Clare Barcelona, Planning Commission Secretary of the City of Buellton, do hereby certify that the foregoing Resolution No. 22-02 was duly approved by the Planning Commission of the City ofBuellton at a meeting held on the 3 day of March, 2022, by the following vote, to wit.

AYES: (4) Commissioners Bob Blokdyk, Aaron Liggett, Vice Chair Art Mercado and Chair Patty Hammel
NOES: (0)
ABSENT: (1) Commissioner Marcilo Sarquilla
NOT VOTFNG: (0)
IN WITNESS WHEREOF, I have hereunto set my hand this 3rd day of March, 2022.
ojj^ r~^u^((n^-^ LQL^-/0
Clare Barcelona
Planning Commission Secretary

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PC Resolution No. 22-02 Page 9 March 3, 2022

CONDITIONS OF APPROVAL
518 AVENUE OF FLAGS - MIXED-USE DEVELOPMENT
518 AVENUE OF FLAGS
FINAL DEVELOPMENT PLAN 21-FDP-05
A. GENERAL PROVISIONS

1. Project Description. The approval granted herein is based upon and limited to compliance with the Project Description and conditions of approval set forth below. The Project Description is as follows: This Project is a request byKamran Amiri, 518 Avenue of Flags LLC, property owner, and Brandon Maim, The 518 LLC/MB Development Co., agent, hereinafter jointly referred to as "Applicant", for approval of a Final Development Plan (21-FDP-05) ("Application") to develop a mixed-use project consisting of two separate mixeduse commercial and residential buildings, each 41 feet in height to typical top-ofparapet, with comer courtyard and parking on 1.22 acres of vacant land located at 518 Avenue of Flags, on the north-east comer of its intersection with Second Street, Assessor's Parcel Number 137-170-006 (the "Property").

The Project plans that are included in this approval are date-stamped February 10,2022. The approved color palette is shown on the color and materials digital images in the Project Plans. Any deviations from the Project Description, exhibits or conditions must be reviewed and approved by the City for conformity with thisapproval. Deviations may require formal modification of the approval and/orfurther environmental review. Deviations without the above-describedauthorization will constitute a violation of this approval.

2. Additional Permits Required. Before using any land or structure, or commencing any work pertaining to the erection, moving, alteration, enlarging, or rebuilding of any building, structure, or improvement, the Applicant shall: (i) obtain a Zoning Clearance (hereinafter defined below); and (ii) obtain all other permits and approvals that may be required by operation of the Buellton Municipal Code (e.g., grading permit, building permit, encroachment permit, etc.). Before any Zoning Clearance will be issued by the City, the Applicant mustobtain written clearance from all departments having jurisdiction; such clearance shall indicate that the Applicant has satisfied all pre-constmction conditions ofapproval. To the extent any condition or provision of the approval set forth hereinis incompatible with or at variance with any other permit for the Project, the most restrictive condition and provision shall prevail.

3. Print & Illustrate Conditions on Plans. All conditions of approval shall be printed in their entirety on applicable pages of final development, grading and construction plans submitted to the City.

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PC Resolution No. 22-02 Page 10 March 3, 2022

4. Terminology. Except where otherwise noted, the terms appearing throughout the conditions of approval set forth herein shall have the meanings as defined below.

Capitalization is used to identify defined terms and shall have the meanings as set forth below unless the context in which they are used clearly requires otherwise. a. "Applicant" means Kamran Amiri, 518 Avenue of Flags LLC, property owner, and Brandon Mann, The 518 LLC/MB Development Co., agent, and includes all agents, subdividers, developers, contractors, workersand personnel employed on the Project, as well as all successors andassigns of interest. b. "Building Department" means the Building and Safety Division of the County (and all successors and assigns thereof), on behalf and undercontract to the City to perform building plan check and inspectionsemces. c. "City" means the City of Buellton and includes the City Manager, City Engineer, Planning Director and all other duly appointed officials havingresponsibility for land use matters, as well as their respective assignees (e.g., Department staff members). Unless otherwise indicated, the Planning Department shall be the primary point of contact for the City. d. "County" means the County of Santa Barbara.e. "Environmental Monitor" means person or personnel of the City assigned to monitor field mitigation in order to ensure compliance with the Mitigation Measures. The City has discretion to determine the qualifications of the Environmental Monitor, the number of monitors needed and the disciplines of the monitors, their duties and the arrangements for compensation
f. "Final Building Inspection Clearance" means acknowledgement by the Building Department that construction of the Project has been completed in full compliance with plans and specifications approved by the City and the Building Department. Such acknowledgement is typically evidencedby signature of appropriate staff on the building permit inspection form. g. "Fire Department" means the Fire Department of the County (and all successors and assigns thereof), furnishing fire prevention and protectionsemces to the City by operation of special district. h. "Mitigation Measures" means conditions and measures required to mitigate environmental effects of the Project as identified in General PlanUpdate EIR in connection with the Project under the provisions of the California Environmental Quality Act of 1970, as applicable.

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PC Resolution No. 22-02 Page 11 March 3, 2022
i. "Entitlement" means the type of land use permit required by the Buellton Municipal Code in connection with the Project for which approval is granted herein.
j. "Project" means and includes all of the actions described in the Project description above.
k. "Project Inspection" means a field inspection and documentation review performed by the Planning Director at the time of Final Building Inspection Clearance to verify that the Project has been completed in full compliance with the terms and conditions of approval. The Project Inspection shall be performed upon completion of construction and theProject must be fully compliant with all terms and conditions of approvalprior to and as a condition precedent to obtaining Final Building Inspection Clearance.

1. "Project Manager" means person or personnel of the City assigned to oversee and administer the Permit including, but not limited to,compliance with the Mitigation Measures set forth herein. m. "Property" means the land and improvements identified in the Project Description.
n. "Property Owner" means Kamran Amiri, 518 Avenue of Flags LLC, and includes all persons and entities possessing fee title (in full or in part) to the site of the Project, and all successors and assigns of such persons and entities.
o. "Retained Monitor" means person or personnel of the Applicant assigned to monitor field mitigation in order to ensure compliance with the Mitigation Measures. The Retained Monitor must be qualified in his or her respective field and their appointment/retention is subject to approval by the City. For instance, the Retained Monitor assigned to verify compliance with cultural resources Mitigation Measures should be anarchaeologist or a person trained to identify cultural resources and who isacceptable to the City p. "Zoning Clearance" means approval granted pursuant to 19.08.100 of the Buellton Municipal Code requisite to issuance of a building permit for authorized construction or land development activities.

5. Interpretations and Exceptions. The Planning Director is authorized to render decisions as to the applicability or interpretation of the conditions set forth herein, including minor changes, when the strict application of the conditions conflicts withthe underlying purpose of the conditions or creates undue hardship or administrative

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PC Resolution No. 22-02 Page 12 March 3, 2022
burden. Any administrative change granted shall be subject to such conditions aswill: (i) assure that the adjustment thereby authorized shall appropriately implementpurposes and objectives of the original conditions; and (ii) not change or compromise the effectiveness of the original conditions. As an example, and for illustrative purposes only, the Planning Director may modify the implementation timing of specific conditions at the mutual convenience of the City and Applicant.

Minor changes authorized pursuant to this condition shall not require separate processing of a formal amendment.

6. Indemnity. The Applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal,equitable, declaratory, administrative or adjudicatory in nature), and alternativedispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures) (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, arising from or in connection with theapproval, decision or action of the City Council, Planning Commission, or other decision-making body, or staff action concerning the Project, including but not limited to writ proceedings, claims for inverse condemnation, personal injury, property damage, and/or breach of a mandatory duty, challenges under the California Environmental Quality Act, and/or any action that attacks, challenges, or seeks to set aside, void, or annul all or any part of the approvals, decisions, oractions concerning the Project. City shall promptly notify the applicant of any Action brought and request that the applicant defend the City. It is expressly agreed that applicant may select legal counsel providing the applicant's defenseand the City shall have the right to approve separate legal counsel providing the City's defense. The applicant shall reimburse City for any attorneys' fees, costsand expenses directly and necessarily incurred by the City in the course of thedefense.

7. Legal Challenge. In the event that any condition imposing a fee, exaction, dedication or other mitigation measure is challenged by the Applicant in an actionfiled in a court of law or threatened to be filed therein which action is brought within the time period provided for by law, this approval shall be suspended pending dismissal of such action, the expiration of the limitation period applicable to such action, or final resolution of such action.

8. Approval Limitations. This approval is issued pursuant to the provisions of Title 19 of the Buellton Municipal Code and is subject to the foregoing conditions and limitations. Failure to comply with said conditions of approval may subject theApplicant to remedies ^nd penalties specified in the Buellton Municipal Code.

9. Compliance Costs. All projects are subject to Project Inspection that is funded under existing permit fees. This condition shall serve as implementation of the

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PC Resolution No. 22-02 Page 13 March 3, 2022
Mitigation Monitoring and Reporting Program for the Mitigation Measures as well as the general conditions of approval set forth herein. The Applicant agrees to participate in this permit compliance program and to fund all reasonable expenses incurred by the City and/or City contractors for permit condition implementation,reasonable studies, and emergency response directly and necessarily related tomonitoring and enforcement of these permit conditions and applicable City ordinances. Any staff time spent in excess of the Applicant's current deposit will be billed to the Applicant and the Applicant shall reimburse City within 30 days of invoicing by City.

10. Enforcement Costs. In the event the City determines that it is necessary to take legal action to enforce any of the conditions of approval herein, and such legal actionis taken, the Applicant shall be required to pay any and all costs of such legal action,including reasonable attorney's fees, incurred by the City, even if the matter is notprosecuted to a final judgment or is amicably resolved, unless the City should otherwise agree with the Applicant to waive said fees or any part thereof.

11. Failure to Comply. In the event that the Applicant fails to comply with any order of the City issued hereunder or any injunction of the Superior Court, it shall be liable in accordance with the provision of Section 1.32 of the Buellton Municipal Code.

12. Access to Records and Facilities. As to any condition that requires for its effective enforcement the inspection of records or facilities by City or its agents, the Applicant shall make such records available or provide access to such facilities upon reasonable notice from City

13. Payment of Fees. All applicable fees associated with development of the Project shall be paid by the Applicant at the time such fees become payable as provided by Buellton Municipal Code or otherwise stipulated in this approval (whichever date is sooner), and the amount payable shall be based on the those fee schedules adopted by the City and then in effect at the time such fees become payable.

14. Acceptance of Conditions. The Applicant shall acknowledge and agree to all conditions of this approval within 60 days of the notice of final action, evidenced by the Applicant's signature on the space provided at the end of this document. The Applicant shall record this document on title to the subject Property prior to or concurrently with the filing of a Zoning Clearance. The Applicant, and all successorsor assignees, are responsible for complying with all conditions of approval. Any zoning violations concerning the installation, operation, and/or abandonment of theProject are the responsibility of the Applicant, and all successors or assignees.

B. ENVIRONMENTAL MITIGATION MEASURES
Air Quality

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PC Resolution No. 22-02 Page 14 March 3, 2022

15. AQ - 1: Location-specific Health Risk Assessments
For future land use development permit applications within the Project area,alocation-specific health risk assessment (HRA) shall be required if the development would place sensitive receptors, such as residences, within 500 feet of Highway 101. If the HRA indicates that the proposed development would expose sensitive receptors to an unacceptable health risk resulting from its proximity to Highway 101, then additional mitigation that reduces health risk below standards recommended by SBCAPCD, such as MERV filtration, shall beincorporated into the development prior to permit issuance.

Monitoring:

Planning Department will verify at the time of future land use development permit approval and Zoning Clearance issuance that Mitigation Measure AQ-1 has been incorporated into the individual project/permit approval, as applicable.

Cultural Resources

16. CR - 1: Halt Work Order for Archaeological Resources If unanticipated cultural resources are exposed during potential future developments within the Project area, all earth disturbing work within the vicinity of the find must be temporarily suspended until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriatelymitigated, work in the area may resume. A representative should monitor anymitigation excavation associated with Native American materials.

Monitoring:

Planning Department will verify at the time of future land use development permit approval and Zoning Clearance issuance that Mitigation Measure CR-1 has been incorporated into the individual prqject/permit approval, as applicable.

Noise

17. N - 1: Construction Noise Attenuation
For all demolition and construction activity within the Project Area, noise attenuation techniques shall be employed as needed to ensure that noise remains within levels allowed by the City of Buellton construction noise standards (Section 8.04.030(G)(4)(d); 75 dBA Leq). Construction noise attenuation measures shall include:
• All construction equipment shall have properly maintained sound-control devices.
• No equipment shall have an unmuffled exhaust.
» All construction equipment powered by internal combustion engines shall be properly muffled and maintained.

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PC Resolution No. 22-02 Page 15 March 3, 2022
• Unnecessary idling of internal combustion engines shall be prohibited.

As necessary to achieve the construction noise standard, contractors shall implement appropriate additional noise mitigation measures including, but not limited to, siting the stationary construction equipment away from residential areas to the extent possible, shutting off idling equipment, rescheduling construction activity, notifying adjacent residents in advance of construction work, and installing temporary acoustic barriers around stationary constructionnoise sources.

Monitoring:

Planning Department will verify at the time of future land use development permit approval and Zoning Clearance issuance thatMitigation Measure N-l has been incorporated into the individual project/permit approval, as applicable.

Transportation / Traffic

18. T-l: Traffic Mitigation Fee Program
Developments within the Project area would be required to contribute to the City's traffic mitigation fee program to fund long-term programmatic improvements.Monitoring:

Planning Department will verify at the time of future land use development permit approval and Zoning Clearance issuance that Mitigation Measure T-l has been incorporated into the individual project/pemiit approval, as applicable.

C. ENGINEEMNG CONDITIONS - FINAL DEVELOPMENT PLAN (21-FDP-05) PRIOR TO GRADING PERMIT ISSUANCE:

19. Improvement Plans. Applicant shall cause to be prepared by a Civil Engineer, registered in the State of California, grading and utilities improvement plans, including, but not limited to, street, water, sewer, and storm drain improvements.

An engineering cost estimate shall be submitted with the grading and improvement plans along with any calculations, signed/stamped certifications and plan check processing fees.

20. Improvement Plan Requirements. Plans shall be drawn by a California Registered Civil Engineer. Drawings shall be prepared on 24-inch by 36-inchmylar (4 mil) showing all proposed improvements including, but not limited to, curbs, gutters, sidewalks, paving, driveway cuts, storm drains, street lights,

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PC Resolution No. 22-02 Page 16 March 3, 2022
utilities, and street trees. Final plans shall be wet-stamped by the Civil and SoilsEngineer and subsequently signed by the City Engineer prior to permitting.

21. Soils Report. At the time that Improvement Plans and/or Grading and Drainage Plans are submitted for review and approval by the City Engineer, two copies of a Soils Report, prepared by a California Registered Geologist or Soils Engineer,shall be submitted. The Report shall address soils engineering and compaction requirements, R-values, and other soils and geology related issues (including liquefaction) and shall contain recommendations as to foundation design, and paving sections, where applicable for the project.

22. Grading Oversight by Geotechnical Engineer. A geotechnical engineer or geologist licensed in the State of California shall provide guidance during gradingoperations and shall certify constructed pads and ensure all mitigation measures are properly implemented. Certifications and final reports shall be submitted to the City Engineer for approval.

23. Erosion Control Plan. Erosion Control Plans shall be completed and submitted to the City Engineer for review and approval. Appropriate BMP measures shall be undertaken at all times. This shall be in compliance with the Regional Water Quality Control Board requirements. N01 shall be filed. A SWPPP shall bedeveloped for the project site by a certified QSD, draft copy shall be submitted for review prior to issuance of the grading permit. SWPPP shall be on-site at alltimes. Implementation shall be performed by a QSP.

24. Hydrology Report. At the time that Improvement and/or Grading and Drainage Plans are submitted for review and approval by the City Engineer, a complete hydrology/hydraulic report shall be submitted by the applicant's engineer determining the adequacy of the proposed drainage system and the adequacy of the existing downstream system. A rain fall frequency of twenty-five (25) years shall be used for sizing piping and inlet structures. If no overland escape isavailable, 100-year flows shall be used as the basis of design. Santa Barbara County Engineering Design Standards shall be used. The report shall include a flood study the reviews pre-development and post development flood conditions, recommendations to be implemented to minimize or resolve flood issues that may impact the proposed development and recommendations to be implemented that minimize or resolve flood issues outside of the development property that results from the proposed development. These recommendations shall be incorporated in the project improvement plans.

Plans shall clearly delineate floodway and floodplain limits. Any work within Floodplain areas shall be reviewed and analyzed in the Hydraulic and Hydrology study to ensure there is no adverse effects of flooding to any properties. Project shall comply with all floodplain development requirements including minimum pad elevations and building flood-proofmg as applicable.

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PC Resolution No. 22-02 Page 17 March 3, 2022

25. Stormwater. Development shall be undertaken in accordance with conditions and requirements of the State of California Regional Water Quality Control Board. Project Grading and Storm Drain Improvement Plans shall identify and incorporate Best Management Practices (BMPs) appropriate to the uses conducted on-site and during construction to effectively mitigate storm water pollution during construction as well as post-constmction.

Stormwater management shall be incorporated in the improvement plans (low impact development). This project is subject to Post Construction Requirementsas outlined in the City's Stormwater Technical Guide for a Tier 4 project.A Stormwater Control Plan that analyzes the potential flows, mn-off and drainagemanagement area's and proposed lid improvements to address run-off and water quality, including a maintenance/water quality control plan, shall be submitted.

This document shall include an owner's statement that maintenance of facilitieswill occur regularly (at least twice annually) and will be ongoing. The plan shall include an Operations and Maintenance Plan which requires an annual maintenance report which must be signed/certified by the QSD/QSP, property owner and contractor and submitted to the Public Works Department.

26. Fire Department Review. Applicant shall submit improvement plans for concurrent review with the Santa Barbara County Fire Department and shall provide documentation of submittal along with grading and utility improvementplans to the City Engineer. A copy of the Fire Department approval shall be submitted prior to issuance of grading permit.

27. Right-of-Way Improvements. All off-site, public frontage improvements, including driveway, sidewalk, curb and gutter, street lighting, pavers and any other improvements made within the public right-of-way shall be shown on aseparate sheet. These improvements shall utilize City of Buellton standard details and provide for ADA access.

28. Regulatory Agency Permits. All applicable permits and approvals required from other regulatory agencies such as Regional Water Quality Control Board,USFW/DFG, FEMA, etc., shall be obtained prior to issuance of Grading Permit.

29. Mylars. Upon approval of the final plans, the applicant shall furnish original stamped mylars to the City Engineer for signature and reproduction for permitting purposes. A final Engineer's estimate shall be prepared (updated from the original submittal and shall utilize prevailing wage rates) and permit/inspectionfees paid.

30. Sureties. A faithful performance and labor/material bond for the grading and utilities (each to be equal to 100% of the final City Engineer's estimate of costs,which shall include a 20% contingency), or equivalent form of guarantee, shall beposted by the applicant. The bonds shall remain in effect until the completion ofthe project and a certificate of occupancy has been issued, at which time, 10% ofthe bond shall be retained for a warranty period of 1 year after the City has

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approved a Notice of Completion and after receipt/approval of the As-built Record Drawings.

31. Restaurants - FOG Program Compliance. Any restaurant activities shall comply with City's FOG Program and shall identify grease interceptors in gradingimprovement plans. If unknown at this time, applicant shall install a greaseinterceptor if any restaurant occupies any of the buildings.

32. Utilities on Plans. All utilities shall be shown on the plans. All proposed water (including irrigation and fire), sewer, drainage and dry utilities such as Comcast, PG&E, Gas, etc. shall be located per City standards, to the satisfaction of thePublic Works Department.

33. Water Improvement Plans. Water improvements shall identify location of all backflow devices for the commercial buildings, irrigation and fire. Separatemeters shall be required. If applicant wishes to utilize the existing water meter for service for building and irrigation, tee shall be past the backflow device. Water bills will not distinguish between landscape and domestic use, domestic use willbe billed.

PRIOR TO BUILDING PERMIT ISSUANCE:

34. Grading Permit. The applicant shall obtain a grading permit from the City Engineer prior to obtaining a building permit.

35. Rough Grading. Rough grading certification by the geotechnical engineer shall be approved by the City Engineer prior to obtaining a building permit.

36. Industrial Waste Discharge Permit. The applicant shall obtain an industrial waste discharge permit, as applicable, from the City Public Works Departmentprior to obtaining a building permit.

PRIOR TO OCCUPANCY CLEARANCE:

37. Completion of Improvements. The applicant shall complete all required improvements to the satisfaction of the City Engineer. The applicant shall furnish the mylar or a reproducible copy of the improvement plans to the City Engineer,modified to reflect field changes made during construction and stamped "As-BuiltRecord Drawings."

38. Water and Sewer Fees. The applicant shall pay water and sewer utilities fees from the Public Works Department prior to occupancy. In addition, all pretreatment and FOG compliance requirements must be in place prior topayment ofwater/sewer fees and occupancy.

39. Public Easement Dedication. Any public easements requiring dedication shall be approved and accepted by the City prior to occupancy.

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40. Industrial Discharge. If applicable, an Industrial Discharge permit for specific tenant improvements will be required prior to occupancy.

41. Traffic Fees. The applicant shall pay Traffic Mitigation Fees and other applicable fees prior to occupancy.

42. Payment of Fees. All fees and any unpaid balances from plan check or inspection and permits, shall be paid in full.

GENERAL CONDITIONS:

43. Landscape Maintenance By Property Owner. Landscaping along property frontage (including landscaping within the public right-of-way) shall bemaintained by property owner in perpetuity.

44. Public Improvement Standards. Unless superseded by Caltrans all public improvements shall be designed and constructed in conformance with The City of Buellton Standards, and when applicable, the Santa Barbara County Standards.

45. Utility Easements. Existing and proposed easements for all utilities shall be located and described on the engineering plans.

46. Utility Relocation. Applicant hall be responsible for any utility relocation, in addition to provision of new easement dedication as appropriate. Should a neweasement be necessary, applicant shall submit the easement to the City Engineer review.

47. Utility Permits and Undergrounding. Applicant is responsible to submit permit applications to/for all utility services to PG&E, Comcast, So Cal Gas, Frontier, etc. All facilities shall be underground.

48. Avenue of Flags Public Improvements. Applicant shall complete public improvements on the Ave of Flags frontage. Design of improvements shall match existing improvements on Ave of Flags such as payers, pedestrian lights andappurtenant facilities, including the installation of street trees and signage regarding potential time limit restrictions for on-street parking during businesshours (subject to City Council direction), to the satisfaction of the Public Works Director. Applicant is responsible for the design, PG&E application and installation of pedestrian lights along their frontage.

49. As-Built Record Drawings. Prior to the release of any bonds, the applicant shall furnish the mylar or a reproducible copy of the improvement plans to the CityEngineer, modified to reflect field changes made during construction and stamped "As-Built Record Drawings." A PDF of the final As-Built Record Drawings shall be submitted to the City.

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50. Waste Collection and Disposal. Applicant shall provide adequate waste collection and disposal through the City's provider and shall comply with all requirements ofAB341 andAB1826.

D. PLANNING CONDITIONS

51. Zoning Clearance. As a condition precedent to obtaining building permits, and prior to improving any portion of the Property or commencing any workpertaining to the Project approved herein, the Applicant shall obtain Zoning Clearance from the Planning Director. Zoning Clearance shall only be granted upon satisfying all conditions precedent to construction as stated in these conditions of approval.

52. Performance Standards. The design, operation, and use of the Project and Property shall comply with all outdoor storage, trash collection design, performance standards, landscaping requirements, and lighting provisions of the Buellton Municipal Code. All exterior lighting shall be located and designed so asto avoid creating substantial off-site glare, light spillover onto adjacent properties, or upward illumination into the sky. In addition, the Property shall be maintained in strict compliance with the following additional standards. a. Use Limitations. No building or other improvement upon the Property shall be constructed, maintained, or used for any purpose other than that which is allowed by the Buellton Municipal Code or otherwise stipulated in the conditions of approval herein. Furthermore, the Property shall be maintained in strict compliance with the following additional standards:
(1) Unobstmcted Access. All driveways and areas designated for offstreet parking shall remain accessible at all times. Except as allowed by revocable license approved by the City, parking shall not be allowed on driveways at any time.
(2) Vehicle Repair. No disassembly, repair or any other work shall be performed on any vehicle, machine, motor, appliance or other similar device shall be allowed on any portion of the Propertyexcept or unless such work and device is wholly removed from public view.
(3) Exterior Storage. No storage of any goods, materials or equipment shall be permitted on the Property except within the confines offully enclosed buildings. b. Prohibited Activities. No person owning, leasing, occupying or having charge or possession of the Property, or any portion thereof, shall maintain

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or use the premises in such a manner that any of the following conditions are found to exist:
(1) Fire and Explosion Hazards. Storage and transportation of flammable or explosive materials, as defined by the County of Santa Barbara Fire Department, which are provided without adequate safety devices against the hazard of fire and explosionand adequate firefighting and fire-suppression equipment anddevices, standard in the industry. (2) Fissionable, Radioactivity or Electrical Disturbance. Storage or use of fissionable or radioactive material, if their use or storageresults at any time in the release or emission of any fissionable orradioactive material into the atmosphere, the ground, or sewage systems, or any activities which emit electrical disturbances,affecting the operation at any point of any equipment other than that of the creator of such disturbance.
(3) Glare, Humidity, Heat and Cold. Direct or sky-reflected glare, whether from floodlights or from high temperature processes, orhumidity, heat or cold that is produced and is perceptible without instruments by the average person at the Property line. (4) Liquid and Solid Wastes. Discharge at any point into any public sewer, private sewage disposal system, or stream, or into theground, of any material of such nature or temperature as cancontaminate any water supply, interfere with bacterial processes in sewage treatment, or otherwise cause the emission of dangerous oroffensive elements, except in accordance with standards approved by the California Department of Public Health or such other governmental agency as shall have jurisdiction over such activities. (5) Odors. Emissions of odorous gases or other odorous matter that are produced in nuisance quantities at the Property line. (6) Particulate Matter and Air Contaminants. Emissions, including but not limited to, fly ash, dust, fumes, vapors, gases, and other forms of air contaminants which are produced from any facility or activity which are readily detectable without instrument by theaverage person at the Property line which can cause any damage to health, animals, vegetation or other forms of property, or which can cause excessive soiling at any point.
(7) Vibration. Ground vibration that is produced and is discernible without instmments to the average person at the Property line.

Ground vibration caused by motor vehicles, trains, aircraft, and

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temporary construction or demolition work is exempted from this standard.
(8) Prohibition of Dangerous Elements. Land or buildings which are used or occupied in any manner so as to create any dangerous,noxious, injurious or otherwise objectionable fire, explosive or other hazard; noise or vibration; glare; liquid or solid refuse or waste; or other dangerous or objectionable substance, condition, or element in such a manner or such an amount as to adversely affectother uses. (9) Noise. Unless otherwise conditionally allowed, no person shall operate or cause to be operated any source of sound at or on the Property, or allow the creation of any noise on the Property owned, leased, occupied or otherwise controlled by such person which causes the noise level when measured on any receiving property toexceed the noise level limits set forth by the Buellton Municipal Code as adopted and amended.

53. Fire Department. The Project is located within the jurisdiction of the County Fire Department and shall comply with all applicable standards of that agency.

54. Building Standards. All building construction shall be designed and performed in accordance with the currently adopted California Building Code, and all other appropriate sections of the Buellton Municipal Code, State of California energyconservation standards and Title 24 handicap accessibility standards. All necessary plans and documentation shall be submitted at time of plan check including, but not limited to, complete architectural plans and appropriate engineering calculations prepared by a California Licensed Architect or Engineer.

55. Grading and Drainage. All building construction, grading and drainage shall be designed and performed in accordance with the currently adopted Excavation and Grading Code and all other appropriate sections of the Buellton Municipal Codeand Santa Barbara Flood Control Design Standards dealing with grading, drainageand public improvements. Prior to construction, necessary plans anddocumentation shall be submitted for review and approval by the City Engineer including, but not limited to, complete civil engineering drawings, public improvement plans, utility specifications and appropriate engineering calculations prepared by a California Registered Civil Engineer.

56. Construction Hours. Construction shall be limited to the hours of 7:00 a.m. to 5:00 p.m., Monday through Friday. Equipment maintenance and servicing shall be confined to the same hours. Weekend construction and other exceptions shall require special approval from the Planning Director, in consultation with the City Engineer, and be limited to the hours of 9:00 a.m. to 4:00 p.m. Prior to issuance of building permit, the Developer shall provide proof that all construction

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equipment utilizing internal combustion engines have mufflers that are in goodcondition.

57. APCD Permits. Prior to occupancy, APCD permits must be obtained for all equipment that requires an APCD permit. APCD Authority to Construct permits are required for diesel engines rated at 50 bhp and greater (e.g., firewater pumps and emergency standby generators) and boiler/large water heaters whose combined input rating exceeds 2.0 million BTUs per hour.

58. Rule 360 Emissions Compliance. Small boilers and water heating units (rated between 75,000 and 2.0 million BTU/hr) must comply with the emission limits and certification requirements of APCD Rule 360. Please see www.sbapcd.org/eng/boiler/mle360/rule 360.htm for more information and a list of certified boilers (note: any units fired on fuels other than natural gas must be certified by the SBAPCD on a case-by-case basis, even if the unit is certified when fired on natural gas).

59. Compliance with Air Quality Regulations. The project shall comply with APCD Rule 345 and related air quality requirements, as described below, whichwould ensure that construction emissions would remain less than significant. a. During construction, use water trucks or sprinkler systems to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this should include wetting down such areas in the late morning and after work is completed for the day. Increased watering frequency should be required whenever the wind speed exceeds 15 mph. Reclaimed water should be used whenever possible. However, reclaimed water should not be used in or around crops for human consumption.
b. Minimize amount of disturbed area and reduce on site vehicle speeds to 15 miles per hour or less.
c. Gravel pads must be installed at all access points to prevent tracking of mud onto public roads.
d. If importation, exportation and stockpiling of fill material are involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting fill materialto and from the site shall be tarped from the point of origin. e. After clearing, grading, earth moving or excavation is completed, treat the disturbed area by watering, or revegetating, or by spreading soil binders until the area is paved or otherwise developed so that dust generation will not occur.
f. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust offsite. Their duties shall include holiday and weekend periods when work may not be in progress. The name andtelephone number of such persons shall be provided to the Air Pollution

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Control District prior to land use clearance for map recordation and land useclearance for finish grading for the structure. g. Prior to land use clearance, the applicant shall include, as a note on a separate informational sheet to be recorded with map, these dust control requirements.

All requirements shall be shown on grading and building plans. h. All portable diesel-powered construction equipment shall be registered with the state's portable equipment registration program OR shall obtain an APCDpermit. i. Fleet owners of mobile construction equipment are subject to the California Air Resource Board (CARB) Regulation for In-use Off-road Diesel Vehicles (Title 13 California Code of Regulations, Chapter 9, § 2449), the purpose of which is to reduce diesel particulate matter (PM) and criteria pollutant emissions from in-use (existing) off-road diesel-fueled vehicles. For moreinformation, please refer to the CARB website at www.arb.ca.gov/msprog/ordiesel/ordiesel.htm.
j. All commercial diesel vehicles are subject to Title 13, § 2485 of the California Code of Regulations, limiting engine idling time. Idling ofheavyduty diesel construction equipment and trucks during loading and unloadingshall be limited to five minutes; electric auxiliary power units should be used whenever possible.
k. Diesel construction equipment meeting the California Air Resources Board (CARB) Tier 1 emission standards for off-road heavy-duty diesel enginesshall be used. Equipment meeting CARB Tier 2 or higher emission standards should be used to the maximum extent feasible.

1. Diesel powered equipment should be replaced by electric equipment whenever feasible.
m. If feasible, diesel construction equipment shall be equipped with selective catalytic reduction systems, diesel oxidation catalysts and diesel particulate filters as certified and/or verified by EPA or California. n. Catalydc converters shall be installed on gasoline-powered equipment, if feasible.
o. All construction equipment shall be maintained in tune per the manufacturer's specifications.
p. The engine size of construction equipment shall be the minimum practical size.
q. The number of construction equipment operating simultaneously shall be minimized through efficient management practices to ensure that the smallest practical number is operating at any one time.
r. Construction worker trips should be minimized by requiring carpooling and by providing for lunch onsite

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60. Final Occupancy Clearance. No Final Building Inspection Clearance or release of occupancy will be granted for any building on the Property until allconstruction is completed and all improvements and landscaping associated with the Project are installed in accordance with the plans approved and the conditions specified herein. Exceptions to this requirement may be granted subject to: (i) approval of the City Engineer and Planning Director; (ii) assurance that unfinished items will be completed within a reasonable period of time (including,but not limited to, the posting of appropriate performance security to assure such completion); (iii) essential infrastructure necessary to serve the entire Project is fully installed; and (iv) public safety and convenience is appropriately protected.

61. Property Maintenance. The Project and Property, including the landscaping, shall be maintained in a continuous state of good condition and repair, in fullcompliance with all approved plans, specifications and conditions of approval.

Corrective improvements shall be undertaken as necessary to continuouslyconform with and implement conditions of Project approval including, asapplicable, repair, repaintmg and/or replacement of Project components as needed. Where a Project is found to be non-compliant, the Applicant shall adhere to City recommendations to bring the Project into compliance.

62. Avenue of Flags Specific Plan. The Project shall be in conformance with the Avenue of Flags Specific Plan, including the Art Deco architectural style and any applicable Community Design Guidelines and Municipal Code requirements.

63. Architectural Design. The Project is designed as Art Deco. The architectural design of the buildings shall conform to that shown on the Project plans submitted Febmary 10, 2022, which include: architectural elevations; the color andmaterials board submitted (image sheets included in the plans); and the color 3DIllustrations.

64. Streetscape Improvements. Streetscape improvements such as decorative sidewalk, decorative street lights, landscaping, street furnishings, trash and recycle bins, shall be in confomiance with the Avenue of Flags Specific Plan tothe satisfaction of the Planning Director as part of the Zoning Clearance process.

65. Trash Enclosure Design. The color and materials utilized for the Project's trash enclosure shall be consistent with the overall building design

66. Project Inspections. Upon completion of construction and prior to occupancy or use, the Planning Director shall conduct a Project Inspection prior to and as a condition precedent to obtaining Final Building Inspection Clearance.

Compliance with all conditions of approval is a pre-requisite to obtaining the Final Building Inspection Clearance.

67. Final Landscape and Irrigation Plans. The final landscape and irrigation plans shall be in compliance with the City's Water Efficient Landscaping Ordinanceand utilize species from the City's Approved Tree Planting List or to the

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satisfaction of the City Planning Director. Final Landscape Plans must include the Model Water Efficiency Landscape Ordinance statement to ensure compliance. The final landscape plans shall be included in the building plans prior to Zoning Clearance and shall identify the location, dimensions and design details for all applicable landscape architectural features such as walls, fencing, gates, screening, paving types, trellises, arbors, benches, outdoor furniture andother similar features. If the final Project plans do reflect a landscape strip in the Second Street right-of-way, this landscape strip area shall be in addition to the 8 foot wide sidewalk public improvement requirement as well as the on-site landscape requirement.

68. Landscape Surety. Prior to issuance of a building permit, a surety for installation of the landscaping and irrigation, and for maintenance for one year, shall be posted in a form acceptable to the City. The surety estimate shall besubmitted as part of the building permit submittal.

69. Landscape Installation. Prior to obtaining Final Building Inspection Clearance, all landscaping and irrigation shall be completed and fully installed in accordance with the approved landscape plan. All trees shall be at a minimum size of 24 inchbox. A letter from the landscape architect shall be submitted verifying compliancewith the plans. The landscape and irrigation surety, less the one year maintenanceportion, can be released at this time.

70. Landscape Maintenance. Following installation, all landscaping shall be continuously maintained thereafter for a period of not less than one year or until such time that all plant material has been completely established. The Planning Director shall inspect or cause to be inspected all landscaped areas after the one year maintenance period. If the landscaping is healthy and established, the oneyear maintenance portion of the surety may be released.

71. Landscape Maintenance Agreement. The Applicant shall acknowledge and sign the City's Landscape and Maintenance Agreement prior to issuance of the building permit. The Applicant, and all successors or assignees, are responsiblefor complying with all conditions of the Agreement. Any violations of theLandscape and Maintenance Agreement may result in Code Enforcement action.

72. Approval. Approval of21-FDP-05 (the "Permit") is granted to the Applicant for the Property as identified in the Project Description. Except or unless indicated otherwise herein, all buildings, driveways, parking areas, and other facilities or features shall be located and maintained substantially as shown on the exhibits accompanying the application for the Project.

73. Development Time Frame. The Final Development Plan shall expire after five years unless substantial physical construction has been completed or the Applicant has applied to the Planning Commission for an extension. Projects maybe eligible for a maximum of two one-year time extensions. Any request for an extension shall be processed under the procedures set forth in the Municipal

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Code. If a Development Agreement has been approved by City Council pertaining to the Project, development time frame terms of said agreement shall takeprecedence.

Substantial physical construction is defined as:
a. All zoning and related approvals are effective; and
b. All required building and grading permits have been issued; and c. The "foundation inspection" and "concrete slab or under floor inspection" as defined in the California Building Code or its successor have been made and received approval from the Building Department, i.e., alltrenches must be excavated, forms erected, and all materials for the foundation delivered on the job and all in-slab or under floor building service equipment, conduit, piping accessories and other ancillary equipment items must be in place. Nothing in this definition shall be constmed to alter the applicable legal standards for determining when vested property rights have arisen.

74. Parking. A total of 98 parking spaces, including 6 handicapped accessible spaces, plus 1 loading space must be provided for the Project. All parking spacesshall be striped in accordance with City of Buellton standards prior to issuance of the occupancy permit.

75. Signage. A maximum aggregate sign area of 365 square feet is allowed for the Project. Any proposed sign lighting shall be dark-sky friendly. A separate signpermit will need to be submitted prior to Zoning Clearance and signage design shall be in substantial conformance with the Conceptual Signage Plan, datestamped Febmary 10. 2022. The sign permit application shall include a Master Sign Program reflecting design details and dimensions for all proposed signage (wall, awning, building identification, suspended/projectmg, tenant/building directory, individual tenant, door, window, directory, etc.) and in sufficient detail to allow for calculation of compliance with the City's Sign Ordinance (Municipal Code Section 19.04). Sign lighting details and specifications shall be included.

All signage and sign lighting shall be consistent with the Art Deco design theme.A Minor Use Permit will be required if the overall proposed sign area exceeds400 square feet.

76. Masonry Block. All masonry walls shall be split face block, as applicable.

77. Bike Racks. A bike room for residents shall provide parking spaces for 48 bicycles; bike racks for the public shall be as determined by the Planning Commission and as shown on project plans.

78. Lighting. All new exterior lighting fixtures shall comply with the Art Deco style and any applicable requirements of the Community Design Guidelines; and shall

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be fully shielded to protect dark skies and minimize glare. All lighting shall be LED or Inductive technology or other energy efficient type of lighting. Exterior building lighting and security lighting for the outdoor parking area needs to be further detailed as part of the building plans. Outdoor lighting shall be shielded in a manner that prevents a direct line between its luminary and any residentially zoned or residentially developed parcel. Within 50 feet of residential uses,lighting shall be installed no higher than 20 feet above the ground directly below the light fixture. All exterior lighting shall be consistent with Art Deco design style and dark sky friendly. The detailed lighting plan shall comply with theabove lighting standards and any other applicable requirements to the satisfactionof the Planning Director, and shall be incorporated into the building plans prior to Zoning Clearance.

79. Light Intensities. All exterior lighting to be hooded and dark-sky friendly; documentation to support dark-sky friendly fixtures shall be provided, as applicable. Prior to Zoning Clearance, a Photometric Lighting Plan shall be required to demonstrate compliance with performance standards applicable to outdoor lighting for mixed-use projects (BMC § 19.18.024). This shall apply to wall-mounted exterior lighting on ground, 1st, 2" and 3 floors, as well asperimeter lighting, path lighting, and security lighting in the exterior parking lot.

All exterior lighting, including parking lot and security lighting, shall be hooded and no unobstmcted beam of exterior light shall be directed toward any area zoned or developed residentially. Lighting shall be designed so as not to interfere with vehicular traffic on any portion of a street.

80. Green Building Standards. Green building features above the mandatory green building code requirements of the County of Santa Barbara shall be incorporated into the project where feasible.

81. Encroachments. Resolution of the existing water heater closet encroachment on the southerly property line shall be addressed prior to issuance of buildingpermits.

82. Affordable Housing Ordinance. Compliance with the Affordable Housing Ordinance (AHO) is required in accordance with Municipal Code Chapter 19.16and as set forth in the Planning Commission Staff Report dated March 3, 2022, asapplicable; or with negotiated terms in an Affordable Housing Agreement to beapproved by City Council. Compliance as detailed in the AHO includes but is not limited to:
a. Inclusionary Zoning and Affordable Units. At least 15% of the 48 residential units, total of eight (8) units, shall be developed as Affordable Units (as defined in the AHO). b. Affordable Housing Agreement. As a condition precedent to obtaining any building permits, the Applicant shall prepare and submit an Affordable Housing Agreement forreview and approval by City Council for the purpose of detailing and ensuring compliance with the AHO. The Affordable Housing Agreement will be recorded against the property prior to issuance of said permits.

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83. Covenants, Conditions & Restrictions (CCt&Rs). CC&Rs are required for all mixed-use projects and shall include provisions notifying future residentialtenants and owners of the potential noise and nuisance impacts of living in a mixed-use project.

PRIOR TO ZONING CLEARANCE - PROJECT-SPECIFIC CONDITIONS

84. Termination of Existing Entitlements. Upon Planning Commission and City Council approval of the proposed Final Development Plan 21-FDP-05 and Development Agreement 21-DA-01, the existing entitlement approval for Final Development Plan 17-FDP-03 shall be temiinated.

85. Commercial Loading Zone. Pursuant to the approved project plans, a commercial load zone shall be provided in the form of a 10'x30' striped area thatoccupies 4 of the required standard commercial parking spaces at the rear of Building #1. Loading and deliveries shall occur only between the hours of 6:00 to 9:00 am Monday through Friday; at all other times, the area will be available for public parking to serve the commercial uses. A legal mechanism and ongoing monitoring and enforcement program shall be implemented by the Applicant to ensure that the commercial loading zone requirements as set forth in this condition are observed. The mechanism for this program shall be established prior to Zoning Clearance, to the satisfaction of the Planning Director.

86. Carport Accessory Structures. The design style of the carport accessory structures shall complement the Art Deco architectural theme of the primary buildings. Construction and design plans for the carport structures shall be submitted to the Planning Department prior to Zoning Clearance and shall be to the satisfaction of the Planning Director. The future installation of solar panelswould be addressed as part of the building permit process.

87. Parking Restriction for Tandem Garages. A legal mechanism and ongoing monitoring and enforcement program shall be implemented by the Applicant to ensure that the tandem garages are used for resident vehicle parking only and notfor storage, business or other purposes that preclude the parking of residents' vehicles. The mechanism for this program shall be established prior to Zoning Clearance, to the satisfaction of the Planning Director.

88. Amenity Bridge Open Space Requirements. A 9'2" wide pedestrian "amenity bridge" with some seating/benches connects Buildings #1 and #2 on the residential third floor. The bridge is not required for pedestrian circulation but isbeing included as an open space amenity so the residents can enjoy the views ofthe surrounding vistas. Insofar as the amenity bridge is being counted as open space, the installation of usable amenities such as seating and/or benches (orequivalent) is required and shall be shown on the building plans prior to Zoning Clearance, to the satisfaction of the Planning Director.

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Buellton City CouncilMarch 24, 2022

Buellton City Council
March 24, 2022