CITY OF BUELLTON
CITY COUNCIL AGENDA
Regular Meeting of May 11, 2023 – 6:00 p.m.
City Council Chambers, 140 West Highway 246
Buellton, California
Council meetings will be conducted in person and the public is welcome to attend.
Written comments will not be read aloud but can be sent to the City Council via email at [email protected] (please reference agenda item number/subject matter, and include your name and address). The public can observe Council meetings via City TV Live Stream at:
http://www.cityofbuellton.com/government/cityTV.php
Members of the public can observe and address the meeting electronically by clicking here.
TELECONFERENCE MEETING LOCATION:
Council Member Silva will attend the above referenced regular City Council meeting via teleconference from the following location:
Hotel AzulPitaya Sayulita
Av. del Palmar 12, centro, 63734 Sayulita, Nay., Mexico
CALL TO ORDER
Mayor Dave King
PLEDGE OF ALLEGIANCE
ROLL CALL
Council Members, Hudson Hornick, Elysia Lewis, David Silva, Vice Mayor John Sanchez, and Mayor Dave King
REORDERING OF AGENDA
PUBLIC COMMENTS Speaker Slip to be completed and turned in to the City Clerk prior to commencement of meeting. Any person may address the Council on any subject pertaining to City business, including all items on the agenda not listed as a Public Hearing, including the Consent Agenda and Closed Session. Limited to three (3) minutes per speaker. By law, no action may be taken at this meeting on matters raised during Public Comments not included on this agenda. Public Speakers using a translator are allotted a total of six (6) minutes to speak, unless simultaneous translation equipment is used.
CONSENT CALENDAR (ACTION)
The following items are considered routine and non-controversial and are scheduled for consideration as a group. Any Council Member, the City Attorney, or the City Manager may request that an item be withdrawn from the Consent Agenda to allow for full discussion. Members of the Public may speak on Consent Agenda items during the Public Comment period.
City Council Meeting Agenda Page 2 May 11, 2023
1. Minutes of April 27, 2023 Regular City Council Meeting
2. List of Claims to be Approved and Ratified for Payment to Date for Fiscal Year 2022/2023
3. Financial Report for the Third Quarter Ending March 31, 2023 (Staff Contact: Finance Director Shannel Zamora)
4. Resolution No. 23-10 – “A Resolution of the City Council of the City of Buellton, California, Approving a 5.6% Cost of Living Adjustment (COLA) for all Regular Full-Time Employees, Effective, July 1, 2023”
(Staff Contact: Finance Director Shannel Zamora)
5. Resolution No. 23-11 – “A Resolution of the City Council of the City of Buellton, California, Adopting the Fiscal Year 2023/2024 List of Projects Funded by SB1: The Road Repair and Accountability Act of 2017”
(Staff Contact: Public Works Director Rose Hess)
PRESENTATIONS
PUBLIC HEARINGS (POSSIBLE ACTION)
6. Resolution No. 23-08 – “A Resolution of the City Council of the City of Buellton, California, Adopting a Negative Declaration (23-ND-01) for the 2023-2031 (6th Cycle) Housing Element (23-GPA-01)”
Resolution No. 23-09 – “A Resolution of the City Council of the City of Buellton, California, Approving the 2023-2031 (6th Cycle) Housing Element (23-GPA-01)” (Staff Contact: Planning Director Andrea Keefer)
COUNCIL MEMBER COMMENTS/ITEMS
WRITTEN COMMUNICATIONS
Written communications are included in the agenda packets. Any Council Member, the City Manager, or City Attorney may request that a written communication be read into the record.
COMMITTEE REPORTS
This Agenda listing is the opportunity for Council Members to give verbal Committee Reports on any meetings recently held for which the Council Members are the City representatives thereto.
City Council Meeting Agenda Page 3 May 11, 2023
BUSINESS ITEMS (POSSIBLE ACTION)
7. Annual Report for January 1, 2022 through December 31, 2022 from Visit Santa Ynez Valley
(Staff Contact: Finance Director Shannel Zamora)
8. Resolution No. 23-12 - “A Resolution of the City Council of the City of Buellton, California, for the Purpose of Budget Amendments from Operational Changes related to Fiscal Year 2022-23 Budget through the Third Quarter Ending March 31, 2023”
(Staff Contact: Finance Director Shannel Zamora)
CITY MANAGER’S REPORT
ADJOURNMENT
The next regular meeting of the City Council will be held on Thursday, May 25, 2023 at 6:00 p.m.
City Manager Review: SW
Council Agenda Item No.: 1
CITY OF BUELLTON
CITY COUNCIL MEETING MINUTES
Regular Meeting of April 27, 2023
City Council Chambers, 140 West Highway 246
Buellton, California
CALL TO ORDER
Mayor King called the meeting to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
ROLL CALL
Present: Council Members Hudson Hornick, Elysia Lewis, David Silva, Vice Mayor John Sanchez, and Mayor Dave King
Staff: City Manager Scott Wolfe, City Attorney Greg Murphy, Planning Director Andrea Keefer, Finance Director Shannel Zamora, Public Works Director Rose Hess, and City Clerk Linda Reid
REORDERING OF AGENDA
None
PUBLIC COMMENTS
None
CONSENT CALENDAR
1. Minutes of April 13, 2023 Regular City Council Meeting
2. Minutes of March 9, 2023 Regular City Council Meeting
3. List of Claims to be Approved and Ratified for Payment to Date for Fiscal Year 2022/2023
4. Monthly Treasurer’s Report – March 31, 2023
MOTION:
Motion by Vice Mayor Sanchez, seconded by Council Member Lewis, approving Consent Calendar Items 1 through 4 as listed.
City Council Meeting Minutes Page 2 April 27, 2023
VOTE:
Motion passed by a roll call vote of 5-0.
Council Member Hornick – Yes, abstain as to Item 2.
Council Member Lewis – Yes
Council Member Silva – Yes, abstain as to Item 1.
Vice Mayor Sanchez – Yes
Mayor King – Yes, abstain as to Item 1.
PRESENTATIONS
5. Proclamation Recognizing Kyle Abello for his Service to the City of Buellton Mayor King read the proclamation recognizing Kyle Abello for his service to the City of Buellton. The City Council thanked Mr. Abello for his hard work and dedication to the City’s Recreation program.
Mr. Abello thanked the Council and staff who helped to grow the Buellton Recreation Center through the years.
George Brumfield, Buellton, spoke about working with Kyle at PAWS Park of Santa Ynez Valley and thanked him for his support and partnership.
Paul Smith, Buellton Recreation Center, thanked Kyle for all his hard work and dedication to the Rec Center and the City of Buellton.
Mayor King called a meeting break at 6:16 p.m. and resumed the meeting at 6:25 p.m.
PUBLIC HEARINGS
6. Resolution No. 23-03 - “A Resolution of the City Council of the City of Buellton, California, Approving the Issuance by the California Statewide Communities Development Authority of Multifamily Housing Revenue Bonds for the Polo Village Apartments”
Council Member Silva recused himself from participating in Item 6 due to the proximity of his residence to the project location and left the dais at 6:27 p.m.
RECOMMENDATION:
That the City Council consider adoption of Resolution No. 23-03.
STAFF REPORT:
City Manager Wolfe presented the staff report.
SPEAKERS/DISCUSSION:
Mayor King reopened the continued public hearing at 6:28 p.m. There being no public comment, Mayor King closed the Public Hearing at 6:29 p.m.
City Council Meeting Minutes Page 3 April 27, 2023
DOCUMENTS:
Staff report with attachments as listed in the staff report.
MOTION:
Motion by Vice Mayor Sanchez, seconded by Council Member Lewis approving Resolution No. 23-03 – “A Resolution of the City Council of the City of Buellton, California, Approving the Issuance by the California Statewide Communities Development Authority of Multifamily Housing Revenue Bonds for the Polo Village Apartments” VOTE:
Motion passed by a roll call vote of 4-0.
Council Member Hornick - Yes
Council Member Lewis – Yes
Vice Mayor Sanchez – Yes
Mayor King – Yes
Council Member Silva returned to the dais at 6:30 p.m.
COUNCIL MEMBER COMMENTS/ITEMS
Council Member Hornick requested that the Arts and Culture Committee look into implementing an instrument donation program for kids in need and said he is willing to work with the Committee on this endeavor.
Vice Mayor Sanchez requested that staff look into adding a Ring camera program and additional roadway striping in the City.
Council Member Silva requested an update on the broadband equity program.
Council Member Silva requested a copy of the road maintenance schedule.
WRITTEN COMMUNICATIONS
None
COMMITTEE REPORTS
Vice Mayor Sanchez announced that he attended the Central Coast Water Authority (CCWA) Board Meeting and provided an oral report regarding the meeting.
Council Member Lewis announced that she attended the Joint-Use Committee meeting and provided an oral report regarding the meeting.
Mayor King announced that he and City Manager Wolfe attended the City Leader’s Summit in Sacramento and provided an oral report for the record.
City Council Meeting Minutes Page 4 April 27, 2023
Mayor King announced that he attended the City Leadership meeting and provided an oral report regarding the meeting.
BUSINESS ITEMS
7. Fiscal Year 2023-24 & 2024-25 Requests for Funding from Outside Agencies RECOMMENDATION:
That the City Council consider funding requests from outside agencies.
STAFF REPORT:
Finance Director Zamora presented the staff report.
SPEAKERS/DISCUSSION:
The City Council discussed the following issues:
• Whether the Children’s Museum can be added to the list of funding requests for Fiscal Years 2023-24 & 2024-25
• Setting a funding cap and possibly looking at other agencies that may apply for funding through future budget adjustments
Pam Gnekow, Executive Director of the Buellton Senior Center, spoke on behalf of the Foodbank of Santa Barbara County and their generous donations to the community.
Lauren Coiro, representing the Foodbank of Santa Barbara County, sent a message to be read into the record addressing the Foodbank’s non-profit funding request.
Sue Eisaguirre and Theresa Reilly, representing NatureTrack, addressed the City Council and explained their organization’s non-profit funding request and provided a handout for the record.
Deron DeFazio, representing Buellton Community Garden addressed the City Council and explained his organization’s non-profit funding request and provided a handout for the record.
Valerie Kissell, representing People Helping People, addressed the City Council and explained her organization’s non-profit funding request.
The City Council discussed funding for each of the outside agencies and provided their individual funding allocations for each agency. The average allocations for Fiscal Year 2023-24 and 2024-25 are as follows:
• Santa Ynez Valley People Helping People - $13,600
• Foodbank of Santa Barbara County - $8,000
• Santa Ynez Valley Fruit and Vegetable Rescue - $8,400 • NatureTrack - $3,400
• Central Coast Film Society - $1,600
• Buellton Community Garden - $6,400
City Council Meeting Minutes Page 5 April 27, 2023
DOCUMENTS:
Staff report with attachments as listed in the staff report.
DIRECTION:
The City Council agreed to the average funding amounts for non-profit agencies as listed above for Fiscal Year 2023-24 and 2024-25, which will be reflected in the upcoming budget.
8. Determination of Employee Cost of Living Adjustment (COLA) for Fiscal Year 2023- 24 RECOMMENDATION:
That the City Council consider approval of a COLA for all full-time regular City employees for Fiscal Year 2023-24.
STAFF REPORT:
Finance Director Zamora presented the staff report.
SPEAKERS/DISCUSSION:
The City Council discussed the proposed COLA for Fiscal Year 2023-24.
DOCUMENTS:
Staff report with attachments as listed in the staff report.
MOTION:
Motion by Vice Mayor Sanchez, seconded by Mayor King approving a (5.6%) COLA for all regular full-time employees for Fiscal Year 2023-24, effective July 1, 2023.
VOTE:
Motion passed by a roll call vote of 4-1, with Council Member Silva voting no.
Council Member Hornick – Yes
Council Member Lewis – Yes
Council Member Silva – No
Vice Mayor Sanchez – Yes
Mayor King – Yes
9. Review of Design and Budget for 202 Dairyland Road
RECOMMENDATION:
That the City Council provide direction on improvement plans for 202 Dairyland Road and approve a budget amendment to the Capitol Improvement Project (CIP) Fund 092-221.
STAFF REPORT:
Public Works Director Hess presented the staff report.
City Council Meeting Minutes Page 6 April 27, 2023
SPEAKERS/DISCUSSION:
The City Council discussed the design and budget for 202 Dairyland Road and how to move forward with the process.
Correspondence was received and made part of the record from Paul Gelles, Ph.D., Buellton, wherein he discussed his support for moving the Library to the Willemsen house.
Paul Gelles, Ph.D., discussed his support for moving the Library to the Willemsen house and stated it would be a great benefit for the entire community.
DOCUMENTS:
Staff report with attachments as listed in the staff report.
MOTION:
Motion by Vice Mayor Sanchez, seconded by Council Member Lewis approving the improvement plans for 202 Dairyland Road and a budget amendment to the Capitol Improvement Project (CIP) Fund 092-221.
VOTE:
Motion passed by a roll call vote of 4-1, with Council Member Hornick voting no.
Council Member Hornick – No
Council Member Lewis – Yes
Council Member Silva – Yes
Vice Mayor Sanchez – Yes
Mayor King – Yes
MOTION:
Motion by Council Member Hornick requesting that staff bring back the improvement plans for further review to determine whether more book shelving is needed. The motion failed for lack of a second.
10. Consideration of Proposal and Award of Contract to Prepare Pre-Approved Accessory Dwelling Unit (ADU) Plans
RECOMMENDATION:
That the City Council authorize the City Manager to enter into a contract with Workbench/Brockett Architect to prepare pre-approved ADU plans for the City of Buellton for a total contract amount not-to-exceed $45,500.
STAFF REPORT:
Planning Director Keefer presented the staff report.
City Council Meeting Minutes Page 7 April 27, 2023
SPEAKERS/DISCUSSION:
Alexandra Sklar with Workbench and Architect Ryan Brockett discussed the proposed contract and how the pre-approved ADU plans will benefit residents and the City of Buellton.
DOCUMENTS:
Staff report with attachments as listed in the staff report.
MOTION:
Motion by Council Member Hornick, seconded by Council Member Silva authorizing the City Manager to enter into a contract with Workbench/Brockett Architect to prepare preapproved ADU plans for the City of Buellton for a total contract amount not-to-exceed $45,500.
VOTE:
Motion passed by a roll call vote of 5-0.
Council Member Hornick – Yes
Council Member Lewis – Yes
Council Member Silva – Yes
Vice Mayor Sanchez – Yes
Mayor King – Yes
CITY MANAGER’S REPORT
City Manager Wolfe provided an informational report for the record.
ADJOURNMENT
Mayor King adjourned the regular meeting at 8:17 p.m. The next regular meeting of the City Council will be held on Thursday, May 11, 2023 at 6:00 p.m. ____________________________
Dave King
Mayor
ATTEST:
_____________________________
Linda Reid
City Clerk
CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 2
To: The Honorable Mayor and City Council
From: Shannel Zamora, Finance Director
Meeting Date: May 11, 2023
Subject: List of Claims to be Approved and Ratified for Payment to Date for Fiscal Year 2022/2023
______________________________________________________________________________
BACKGROUND
Staff is required to submit a check register to the City Council for approval every Council meeting for the most recently completed check register (Attachment 1).
The check register for the period 04/15/2023 through 04/28/2023 has been prepared in accordance to Government Code section 37202 and Buellton Municipal Code section
3.08.070. The check register lists all vendor payments for the specified period above, along with claimant’s name, a brief description of the goods or service purchased, amount of demand, check number, check date and the account number(s) associated with each payment.
The total amount of checks and electronic fund transfers issued for the period of 04/15/2023 through 04/28/2023 was $247,762.89.
FISCAL IMPACT
Payments made to the various vendors were consistent with the approved City’s Budget for FY 2022/23. Cash is available for the payment disbursements of the above liabilities.
RECOMMENDATION
That the City Council review and accept the check register for the period 04/15/2023 through 04/28/2023.
ATTACHMENTS
Attachment 1 – Claims
CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 3
To: The Honorable Mayor and City Council
From: Shannel Zamora, Finance Director
Meeting Date: May 11, 2023
Subject: Financial Report for the Third Quarter Ending March 31, 2023 ______________________________________________________________________________
BACKGROUND
Four times each year, City staff completes a comprehensive analysis of City finances, including projected fund balances, revenues to date, departmental budgets, expenditures, and encumbrances. This financial report focuses on the Third Quarter of FY 2022-23 and summarizes the quarter ended March 31, 2023 for the General Fund, Enterprise Funds and Capital Improvement Fund.
Attachment 1 provides an overview of the current economic outlook on the local, state and national levels; General Fund revenues, expenditures, projected fund balances; and activity in the Enterprise Funds. Though this information is not audited and does not contain all the usual periodic adjustments, accruals or disclosures, the information does provide a picture of the City’s activity and developing financial trends. Attachment 2 focuses on the status of the Capital Improvement Budget at the end of the quarter ended March 31, 2023.
FISCAL IMPACT
The Interim financial statement provides the community with an understanding of the financial activity of the City’s primary funds.
RECOMMENDATION
That the City Council receive and file the Third Quarter Financial Report.
ATTACHMENTS
Attachment 1 - Quarterly Financial Report for the period March 31, 2023 Attachment 2 - Quarterly Capital Improvement Project Report for the period ending March 31, 2023
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 1
CITY OF BUELLTON
QUARTERLY FINANCIAL REPORT
Third quarter ending March 31, 2023
May 11, 2023
Overview
The purpose of this financial report is to provide
financial information for the City of Buellton. This
report focuses on the third quarter of fiscal year
2022/23 and covers the period July 1, 2022 through
March 31, 2023. The report is presented quarterly
and concentrates on the General Fund and
Enterprise Funds. The quarterly financial report
presents the City’s financial position, considers
economic factors and highlights trends based on the
City’s budget versus what actually occurred during
the period. A discussion of other economic factors
provides a means of comparing the local economy
against larger economic events that may affect the
City of Buellton. This quarterly financial report is a
valuable tool to the Council, staff and general public.
U.S. Economy
The U.S. economy showed continued resilience in
the first quarter of 2023. Real GDP rose 1.1 percent
at an annual rate while employers added 345,000
payroll jobs per month. Furthermore, inflation
continued to slow over the year amidst improved
supply chain resiliency, lower energy prices, and
tighter monetary policy. However, inflation rates
remain above the Federal Reserve’s 2 percent
inflation target, elevated by price growth for rental
residences and owner-occupied housing.
The most significant challenge the U.S. economy can
face would be the failure to raise the debt ceiling on
time. A default by the U.S. government would be an
economic catastrophe. Such an event would cause
unprecedented harm to the livelihoods on all
Americans, destroying millions of jobs and reducing
household incomes.
According to the BLS, the consumer price index (CPI)
for all items over the last 12 months as of March
2023 was 5.0 percent. The index for shelter was by
far the largest contributor to the monthly all items
increase. This more than offset a decline in the
energy index, which decreased 3.5 percent over the
month as all major energy component indexes
declined. The food index was unchanged in March
with the food at home index falling 0.3 percent.
According to the Bureau of Labor Statistics(BLS), the
national unemployment rate in March 2023 was 3.5
percent. Total nonfarm payroll employment rose by
236,000. Notable job gains occurred in leisure and
hospitality, government, professional and business
services and health care.
State Economy
According to the Employment Development
Department (EDD), California’s unemployment rate
remained at 4.4 percent in March 2023. The state
added 8,700 nonfarm payroll jobs. Six of the eleven
industry sectors gained jobs in March with Private
Education and Health Services (+7,000) leading the
way with notable gains in Offices of Dentist, Home
Health Care Services, and Hospitals. Government
(+6,900) enjoyed the second-strongest month-over
gain as jobs were added in all three of its subsectors
with the strongest gains coming in Local
Government Education. Construction (-8,200)
suffered the largest month-over reduction in
employment with extreme weather and flooding
playing a role to the sector’s decline.
According to the BLS, CPI in California’s Los Angeles
area in March 2023, increased 3.7 percent from a
year ago. Food prices rose 7.4 percent. Energy prices
decreased 7.6 percent, largely the result of a
decrease in the price of gasoline. CPI for all items
less food and energy increased 0.2 percent over the
year. Factors contributing to the increase included
higher prices for new and used motor vehicles (0.6
percent), and shelter (0.5 percent) were partially
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 2
offset by lower prices for household furnishings and
operations (-1.2 percent) and medical care (-0.5
percent).
According to HDL, rising interest rates helped boost
California home sales in December to break a threemonth sales decline. However, the median home price remained on a downward trend for the fourth
straight month and has been down on a monthly
basis for six of the last seven months. The statewide
median home price was $774,580, down 0.4 percent
from November and down 2.8 percent from
December 2021. It is promising to see a slight
increase in December’s home sales as buyers took
advantage of the interest rates. As buyers and
sellers gradually adapt to this new environment, a
shift toward a more balanced market can be
expected.
City of Buellton
The City’s General Fund ended the Third quarter of
2022/23 with about $11.5 Million in Cash Balance.
Current revenue is 59.10 percent of budget
projections while current expenditures are at 66.22
percent of budget.
The City is heavily reliant on sales tax and transient
occupancy taxes (TOT) which were the two revenue
sources hardest hit by the pandemic. During the
prior fiscal year FY 2021-22, the City of Buellton
received record breaking TOT and sales tax revenue.
The City’s hotel occupancy rates continue to
experience similar rates to pre-pandemic levels and
are expected to be similar to the prior fiscal year,
contributing to stable TOT revenue in the current
fiscal year. The growth in sales tax from the prior
fiscal year contributed to recovery of lost revenue
from FY 2020-21. The actual sales tax revenue in FY
2021-22 is the new benchmark and is expected to
grow at a steady pace.
The Water and Water Capital Fund ended the third
quarter with a combined Fund Balance of about $7.8
Million and $4.9 Million in cash. Water Fund
Operating revenues ended the Third quarter at 52.0
percent while operating expenses were at 53.0
percent. Water capital expenses through the Third
quarter are at 58.0 percent of budget.
The Sewer Fund ended the Third quarter with a
combined Fund Balance of about $3.0 Million and
$1.7 Million in cash. Wastewater operating revenue
ended the Third quarter at 53.0 percent while
expenses were at 65.0 percent. Wastewater capital
expenses through the Third quarter are at 25.0
percent of budget.
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 3
GENERAL FUND
General Fund Balance
Table 1 below shows that with 75 percent of the fiscal year complete, revenues are within projections at about 59 percent while expenditures are within budget at about 66 percent of appropriations. “Revenue versus budget” gaps are explained in the next section.
General Fund - Fund Balance Original Budget Current Budget Actual Percent Fund Balance at Start of Year $ - $ - $ 11,981,084
Revenues* 10,396,137 12,592,504 $ 7,442,388 59.10%
Expenditures* (9,535,762) (11,303,473) $ (7,485,653) 66.22% Fund Balance at End of Quarter $ 11,937,819
Change in Fund Balance 860,375 1,289,031 $ (43,265)
* Includes transfers for Capital Improvement Projects
Table 1: General Fund Balance
Table 2 below provides summary comparison information on revenues and expenditures through the quarter ending March 31, 2023 versus the prior year quarter ending March 31, 2021.
Q3 FY 2022-23 Q3 FY 2021-22
Increase
(Decrease) Percent
Revenues:
Taxes $ 6,543,776 $ 6,317,987 $ 225,789 3.57%
Fees and Permits 15,860 18,587 $ -14.67% (2,727)
Fines and Penalties 5,720 9,381 $ -39.03% (3,661)
Charges for Current Services 155,067 111,813 $ 38.68% 43,254 Use of Monies and Properties 203,274 21,366 $ 181,908 851.40% Revenue from Other Agencies 461,682 481,942 $ (20,260) -4.20% Other Revenue* 57,010 154,580 $ (97,570) -63.12%
Total Revenue $ 7,442,388 $ 7,115,655 $ 326,732 4.59%
Expenditures:
Employee Services $ 1,527,854 $ 1,490,651 $ 37,203 2.43% Operating and Maintenance $ 5,666,614 $ 4,376,760 $ 1,289,854 22.76% Transfers for Capital Outlay $ 271,785 $ 795,121 $ (523,337) -192.56% Minor Capital $ 19,399 $ 17,092 2,307 11.89%
Total Expenditures $ 7,485,653 $ 6,679,625 806,028 10.77% Change in Fund Balance $ (43,265) $ 436,031 (479,296) -109.92% Table 2: Previous Year Comparison
* Misc. Revenue and Cost Reimbursements
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 4
Total revenues through the third quarter are $326,732 (4.59%) higher than the previous fiscal year during the same period. Total expenditures are $806,017 (10.77%) higher than the previous fiscal year.
The revenue category with the largest increase is the “Taxes” category. Revenue from this category is $225,789 (3.57%) higher than last year’s third quarter revenue. The majority increase is due to higher revenue from sales tax which is $283,637 higher (13.98%) compared to the same period last year, July to February.
The revenue category with the second largest increase is “Use of Monies and Properties”. Revenue from this category is $181,908 (851.40%) higher than the previous year’s quarter. The majority of the increase is due to the receipt of lease revenue from the AT&T cell phone tower which began in May 2022. In addition, higher interest rate earnings in the Local Agency Investment Fund (LAIF), Money Market and Certificate of Deposits (CDs) contribute to higher revenue in this category. LAIF interest rate was 2.74% for quarter ending March 31, 2023 compared to the interest rate of 0.32% the prior year. Money market interest rate was 0.4% for the same quarter last year compared to 3.04% this year.
The revenue category with the largest decrease is “Other Revenue”. Revenue from this category is $97,570 (63.12%) lower than the previous year. This category recognizes miscellaneous revenue such as revenue from Chargepoint, SYVTBID administration fees, police reports, and other one-time revenues. Last fiscal year, the City had an outstanding note receivable in the amount of $140,000 that was paid off. Through the current fiscal year’s third quarter, the City has recorded steady revenue from miscellaneous revenue sources.
Total General Fund expenditures are $806,028 (10.77%) higher compared to the prior fiscal year during the same period. The majority of the increase in General Fund expenditures is in the Operating and Maintenance category. Operating and Maintenance is $1,289,854 (22.76%) higher than the previous year mainly due to a onetime payment of about $1.5 million towards California Public Employee’s Retirement System (CalPERS) pension plan’s unfunded accrued liability (UAL) balance as of the June 30, 2021 measurement date.
Employee services increased $37,203 (2.43%) from the prior year. The increase is due to the filled vacant fulltime position in the Planning Department for an Associate Planner. Previously, the City only employed a parttime Assistant Planner. The increase in Minor Capital was the result of the the aquisiton of new phones, cameras, and headsets for City employees.
The “Transfer for Capital Outlay” category expenditures are $523,337 (192.56%) lower than the previous year.
Last fiscal year, the majority of those expenditures were for the ENGIE energy project and completion of road maintenance project FY 2020/21. Capital improvement projects (CIP) currently in progress and others not yet started are carried over to the new fiscal year. General Fund CIP expenditures through March 31, 2023 are as follows:
ENGIE Energy Project YTD expenditure $45,120
Willemsen Parking Lot YTD expenditure $94,920
Willemsen House renovation YTD expenditure $64,043
McMurray Road Widening YTD expenditure $44,208
Road Maintenance Project FY 2021/22 YTD expenditure $23,493
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 5
Top Five Revenues
*Other Revenues include charges for current Park and Recreation Services, Grants, Interest, and Cost Reimbursements.
Sales Tax
At the end of the third quarter, the City received 67 percent of the total projected Sales Tax revenue. Payments are recorded when received and applied to the corresponding month of sales; usually payment is received from the State of California two months after the sales tax is collected. Revenue from sales tax has been received through February 2023. Sales tax revenue fluctuates each month in conjunction with seasonal flows.
Transient Occupancy Tax (TOT)
TOT revenue is a major component of the City’s General Fund. TOT payments for the reporting period are due on the 20th of the following month and cause revenue streams to lag one month. The City received 76 percent of anticipated revenues at the end of the third quarter. Higher occupancy rates and higher hotel prices contribute to the increase, as the City receives 12 percent of the total taxable rent collected from each hotel within the City.
Property Tax
The City’s property tax revenues are at intervals set by the Santa Barbara County Auditor-Controller, usually in December and April. Property tax is at 57 percent of projected revenue. The City’s ongoing share of property tax is projected to grow at a steady pace as the current housing market conditions remain stable.
Property Tax in Lieu of Motor Vehicle License Fee (MVLF Swap) Payments from the Santa Barbara County Auditor-Controller are received throughout the year, usually January and June. This revenue is trending upwards based on historic receipts. MVLF fees are expected to be within budget by the end of the fiscal year.
Franchise Fees
Franchise fees are received monthly, quarterly and annually. The majority of the City’s Franchise Fees are collected from Marborg Industries, the City’s solid waste service provider. Other franchise fees are received from Comcast, PG&E and SoCal Gas. Franchise fees ended the quarter at 52 percent of revenue projections.
Top Five Revenues for the City of Buellton’s General Fund are Sales Tax, Property Tax, Transient Occupancy Tax (TOT), Motor Vehicle License Fee (MVLF) and Franchise Fees. These revenues account for about 93% of total General Fund Revenues. Top Five Revenues Original
Budget
Current
Budget YTD Actual Percent
Sales Tax $ 2,889,896 $ 3,450,000 $ 2,312,050 67%
Transient Occupancy Tax 2,913,485 4,000,000 3,024,248 76% Property Tax 1,772,358 1,832,822 1,036,501 57%
MVLF Swap 563,107 584,895 296,667 51%
Franchise Fees 314,430 330,000 170,977 52%
Other Revenues* 550,597 602,697 601,945 100%
Total Revenues $ 9,003,873 $ 10,800,414 $ 7,442,388 69% Use of Reserves 1,392,264 2,542,090 - 0%
Total Funding Sources $ 10,396,137 $ 13,342,504 $ 7,442,388 56% Table 3
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 6
Expenditures
Table 4 below summarizes operating costs by department. As of March 31, 2023, or 75 percent of the year expended, the General Fund ended the fiscal year at about 61 percent expended (including CIP). Actual General Fund expenditures were approximately $7.48 Million. Almost all Budget Units ended the third quarter within budget with the exception of Non-Departmental and Library.
Department Expenditures
Adopted
Budget
Current
Budget YTD Actual % Expended
City Council 142,827 161,793 117,293 72%
City Manager 298,506 316,323 226,102 71%
City Clerk/Human Resources 137,459 148,692 96,797 65%
City Attorney 200,000 200,000 90,857 45%
Non-Departmental 1,148,251 2,458,256 2,293,019 93%
Finance 212,531 216,760 152,271 70%
Police and Fire 2,859,337 2,649,551 1,998,059 75%
Library 198,379 202,379 200,622 99%
Recreation 629,503 661,810 476,602 72%
Street Lights 56,369 56,369 34,434 61%
Storm Water 339,214 246,100 124,097 50%
Public Works - Parks 446,819 569,725 349,206 61%
Public Works - Landscape 170,325 167,650 106,118 63%
Public Works - General 751,575 766,630 556,183 73%
Planning (Comm Dev) 552,403 842,065 392,208 47%
Transfer to CIP Fund 92 1,392,264 2,655,210 271,785 10% Total All Departments 9,535,762 12,319,313 7,485,653 61% Table 4: General Fund Expenditures by Department
The Non-Departmental budgetary unit includes one-time annual payments paid during the first quarter. Those annual payments include: Property and liability insurance, Worker’s Compensation Insurance, CalPERS Accrued Unfunded Liability (UAL), support for community organizations and support for the Buellton Senior Center.
These annual payments amount to approximately 60 percent of the total year-to-date expenditures. The most significant expenditure in Non-Departmental includes the one-time UAL payoff to CalPERS in the amount of about $1.5 million.
The City of Buellton contracts with the City of Goleta for Library services. The annual cost of providing library services is paid as a lump-sum in July causing the Library Department to nearly meet its budget at the end of the third quarter. The Library Department is expected to remain within budget at the end of the fiscal year.
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 7
Major Expenditure Variances
Table 5 and Figure 1 show General Fund operating costs and minor capital expenditures summarized by type.
With 75 percent of the fiscal year completed, one of the budget categories by type exceeds budget projections.
Expenditures By Type
Original
Budget
Current
Budget YTD Actual
% of Total
Expenditures % Expended
Staffing 2,123,013 2,191,329 1,527,854 20.4% 69.7%
Contract Services 4,532,692 4,698,446 3,198,769 42.7% 68.1% Telecomm and Utilities 341,113 353,302 241,572 3.2% 68.4% Supplies and Materials 27,984 28,141 18,262 0.2% 64.9%
Repair and Maintenance 261,804 304,700 228,555 3.1% 75.0% Transfer to Other Funds 1,417,745 2,670,145 271,785 3.6% 10.2% Other Operating Costs 795,411 2,026,689 1,979,458 26.4% 97.7% Minor Capital 36,000 46,561 19,399 0.3% 41.7%
Total by Type 9,535,762 12,319,313 7,485,653 100.0% 60.8% Table 5: Expenditure Categories
Figure 1
The top three spending categories are: Contract Services, Staffing, and Other Operating costs. Contract Services include services for Police, Fire Department, Legal Services, Engineering, Landscaping Services, Visitor’s Bureau and other services. Contract Services accounts for 42.7 percent of General Fund expenditures. Staffing is allocated 20.4 percent of General Fund expenditures and includes salary and benefits.
The Other operating cost category represents 26.4 percent of expenditures. This category is currently over budget but is expected to be within budget at the end of the fiscal year. Examples of costs in this category are annual payments for Property, liability and worker’s comp insurance, CalPERS Accrued Unfunded Liability (UAL), support for community organizations and support for the Buellton Senior Center. This cost category also includes expenditures incurred for Buellton Recreation programs and Art and Culture Programs.
Staffing, 20.4%
Contract Services,
Telecomm and 42.7%
Utilities, 3.2%
Supplies and
Materials, 0.2%
Repair and
Maintenance, 3.1%
Transfer to Other
Funds, 3.6%
Other Operating
Costs, 26.4%
Minor Capital, 0.3%
Expeditures By Type
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 8
Figure 2
General Fund Trend
Figure 2 illustrates the Quarterly General Fund Revenue versus Expenditure Trend. As illustrated in the figure, revenue cash flows tend to lag a couple of quarters and usually exceed expenditures by the end of the fiscal year. Over the last few years, both revenue and expenditures have been increasing at a consistent pace.
FY 2019/20 Quarter 4 is an outlier with revenue loss that resulted from the Stay-at-Home order that started in March 2020. The City experienced significant revenue loss in sales tax and TOT tax. Expenditures in that same quarter were higher than the previous year due to the acquisition of the Willemsen Property in May 2020.
$0
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
FY 19-20 Q1FY 19-20 Q2FY 19-20 Q3FY 19-20 Q4FY 20-21 Q1FY 20-21 Q2FY 20-21 Q3FY 20-21 Q4FY 21-22 Q1FY 21-22 Q2FY 21-22 Q3FY 21-22 Q4FY 22-23 Q1FY 22-23 Q2FY 22-23 Q3 Quarterly Revenue vs. Expenditures
Revenue Expenditures
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 9
ENTERPRISE FUNDS
The Enterprise Fund Balance and Statement of Net Position for the Third quarter of Fiscal Year 2022-23 are shown below.
Fund Balance Summary
Enterprise Fund Balance Water Water Capital Wastewater
Wastewater
Capital
Beginning Fund Balance $ 7,465,657 $ 367,066 $ 3,249,007 $ 207,540 Operating Revenue & Transfers 1,967,330 - 945,267 -
Operating Expenses & Transfers (1,401,900) (353,039) (1,108,809) (187,979) Profit(Loss) $ 565,431 $ (353,039) $ (163,541) $ (187,979) Ending Fund Balance $ 8,031,088 $ 14,027 $ 3,085,466 $ 19,561 Change in Fund Balance 565,431 (353,039) (163,541) (187,979) Table 6 Note: Operating expenses exclude depreciation and include transfers for CIPs.
Table 6 illustrates the ending Fund Balance of each Enterprise Fund. The change in Fund Balance is attributed to the excess or deficit of revenue over expenses. Table 7 is the Statement of Net Position, illustrating total assets minus total liabilities for the period.
Statement of Net Position Water Water Capital Water Funds Total Wastewater
Wastewater
Capital
Wastewater
Funds Total
ASSETS
Current assets:
Cash and Investments 7,900,389 (2,634,883) 5,265,506 3,546,887 (1,781,177) 1,765,710 Receivables 181,823 - 181,823 138,414 - 138,414
Inventory 138,191 - 138,191 - - -
Prepaid Items 163,054 - 163,054 2,572 - 2,572
Total current assets 8,383,458 (2,634,883) 5,748,575 3,687,873 (1,781,177) 1,906,696 Capital assets (net of
accumulated depreciation) 2,353,427 2,648,911 5,002,338 1,373,550 1,800,738 3,174,287 Other assets 171,014 - 171,014 174,333 - 174,333
- -
Total Assets: $ 10,907,899 $ 14,027 $ 10,921,926 $ 5,235,755 $ 19,561 $ 5,255,316 -
LIABILITIES
Current Liabilities 105,243 - 105,243 252,433 - 252,433 Noncurrent Liabilities 2,770,529 - 2,770,529 1,897,052 - 1,897,052 Other Liabilities 1,040 - 1,040 805 805 - -
Total Liabilities: $ 2,876,811 $ - $ 2,876,811 $ 2,150,290 $ - $ 2,150,290 - -
NET POSITION (Assets - Liabilities) $ 8,031,088 14,027$ $ 8,045,115 3,085,466$ $ 19,561 $ 3,105,027 Net Position Breakdown
Net Investment in Capital Assets 2,353,427 2,648,911 5,002,338 1,373,550 1,800,738 3,174,287 Restricted for capital expansion (2,634,883) (2,634,883) (1,781,177) (1,781,177) Unrestricted 5,677,661 5,677,661 - 1,711,916 1,711,916 - Total Net Position $ 8,031,088 $ 14,027 $ 8,045,115 $ 3,085,466 $ 19,561 $ 3,105,027 Table 7
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 10
Figure 3 summarizes Enterprise Fund revenue, expenses, connection fees and CIP transfers per fund:
Figure 3
Water Fund
Revenue and Expenses
Water Funds Water
Water
Capital Total
Revenues
Charge for Services 1,923,011 - 1,923,011
Interest Income 44,133 - 44,133
Connection Fees - -
Total Operating Revenue 1,967,145 - 1,967,145
Other Revenues 186 - 186
Total Revenues 1,967,330 - 1,967,330
Transfers In - CIP - - -
Expenses
Operating 868,875 - 868,875
Depreciation* 171,666 28,305 199,971
State Water 533,024 - 533,024
Total Operating Expenses 1,573,566 28,305 1,601,871
Operating Profit(Loss) 393,765 (28,305) 365,460
Transfers Out - CIP** - 353,039 353,039
Net Profit (Loss) 393,765 (381,344) 12,421
* Depreciation is estimated Final depreciation posted at the end of fiscal year. **For informational purposes. Capital expenditures are capitalized, at the end of the FY, not expensed.
Table 8
Table 8 summarizes Revenue and Expenditures for the Water and Water Capital Funds. On the Financial Statements, both funds are combined as one fund. The Water Capital Fund is structured to record capital contributions and is used to record capital improvements that enhance capacity. Water Capital will be discussed in detail later in this report.
Water Fund operating revenues have exceeded operating expenditures by $393,765 at the end of the third quarter 2022-23 (excludes Capital Improvement expenses). Per Generally Accepted Accounting Principles (GAAP), capital items are expensed in the depreciation category. The amount spent on capital projects are capitalized and shown on the Balance Sheet at the end of the fiscal year. The Water Fund is currently operating with a surplus compared to operating in a deficit for over a decade. The Water Fund ended the third quarter with approximately $7.9 Million in cash (Table 7) and Fund Balance of approximately $8.0 Million. -
500,000
1,000,000
1,500,000
2,000,000
2,500,000
Water Fund Water Capital Wastewater
Fund
Wastewater
Capital
Operating Revenue
Operating Expense
Transfer to CIP
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 11
Table 9 illustrates the Water Fund budget to actuals. Charges for Services are below budget projections at 71 percent. Interest income drastically exceeds projections due to the current higher interest earnings. Stronger interest rates are expected as the Federal Reserve continues to hike interest rates. Overall, Water operating revenues are at 73 percent of budget projections.
The Water Fund utilizes reserves to fund Capital Improvement projects (CIPs). The budgeted transfer out for CIPs for FY 2022/23 is $698,882. Water operating expenditures were at 63 percent of the budget. Overall, Water Fund expense categories were within budget and ended the third quarter at 51 percent.
Water Capital
Water Capital Fund records Connection Fees and CIP expenditures. The change in Fund Balance is due to planned expenditures for CIPs exceeding estimated Connection Fee revenue and offset by any existing Fund Balance.
The Fund Balance at the end of the Third quarter is $14,027 (Table 7). In accordance with Generally Accepted Accounting Principles (GAAP), capital expenditures are not recorded as expenditures; rather, depreciation expense is recorded over each asset’s useful life. At year-end, the Water Fund will transfer funds to the Capital Fund to cover any deficit. Table 10 illustrates the Water Capital budget to actuals.
Water Capital 021 Original Budget Current Budget YTD Actuals Percent Revenues
Connection Fees - - - 0%
Interest Income - - - 0%
Transfers from Reserves - - - 0%
Transfer In from Fund 020 437,740 537,740 - 0%
Total Revenue 437,740 537,740 - 0%
Expenses
Depreciation* 37,740 37,740 28,305 75%
Transfer to CIP Projects 400,000 500,000 353,039 71%
Total Expenditures 437,740 537,740 381,344 71%
Table 10
*Depreciation is estimated.
Water Fund 020 Original Budget Current Budget YTD Actuals Percent Revenues
Charge for Services 2,694,128 2,694,128 1,923,011 71%
Interest Income 10,200 7,200 44,133 613%
Total Operating Revenue 2,704,328 2,701,328 1,967,145 73% Other Revenues - - 185 0%
Transfer from Reserves 302,952 389,463 - 0%
Total Revenues 3,007,280 3,090,791 1,967,330 64%
Expenses
Operating 1,014,652 1,379,163 868,875 63%
Depreciation* 228,888 228,888 171,666 75%
State Water 1,326,000 945,000 533,024 56%
Total Operating Expenses 2,569,540 2,553,051 1,573,566 62% Operating Profit (Loss) - - 393,764
Transfers Out for CIP** 437,740 537,740 - 0%
Total Expenses 3,007,280 3,090,791 1,573,566 51%
*Depreciation is estimated. Capital Expenditures recorded here and depreciated annually. ** For information purposes only, capitalized at the end of the fiscal year.
Table 9
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 12
Wastewater
Wastewater and
Wastewater Capital Funds Wastewater
Wastewater
Capital Wastewater Total
Revenues
Charge for Services 929,031 - 929,031
Interest Income 16,237 - 16,237
Connection Fees - - -
Total Operating Revenue 945,267 - 945,267
Other Revenues - - -
Total Revenues 945,267 - 945,267
Transfers In -CIP - - -
Expenses
Operating 1,108,809 - 1,108,809
Depreciation* 286,109 27,540 313,649
Total Operating Expenses 1,394,918 27,540 1,422,458
Operating Profit(Loss) (449,650) (27,540) (477,190)
Transfers Out - CIP** - 187,979 187,979
Net Profit (Loss) (449,650) (215,519) (665,170)
*Depreciation is actual. Capital Expenditures recorded here and depreciated annually. ** For information purposes only, capitalized at the end of the fiscal year.
Table 11
Revenue and Expenses
Table 11 summarizes Revenue and Expenditures for the Wastewater and Wastewater Capital Funds. On the Financial Statements, both funds are combined as one fund. The Wastewater Capital Fund is structured to record capital contributions and used to record capital improvements that enhance capacity. Wastewater Capital will be discussed in detail later in this report.
Wastewater Fund operating expenses exceeded operating revenue causing the Wastewater fund to experience a net operating deficit of $449,650 in the third quarter of FY 2022/23 (excluding Capital Improvement Project expenses). The previous years’ rate increases are narrowly covering the current operating costs and will not be feasible in the future. The Wastewater Fund ended the third quarter with about $3.5 Million in cash (Table 7) and Fund Balance of approximately $3.0 Million.
Table 12 on the following page illustrates the Wastewater Fund budget to actuals. Charges for Services exceeded budget projections at 76 percent received. Interest income has received 507 percent of projected revenue. Like the explanation in the Water Fund, stronger interest rates are expected in the new fiscal year as the Federal Reserve continues to hike interest rates. Overall, Wastewater operating revenue is at 77 percent of budget projection.
The Wastewater Fund utilizes reserves to fund Capital Improvement Projects (CIPs). The budgeted transfer out for CIPs for FY 2022/23 is $708,418. Overall, the Wastewater Fund expenses exceed budget at 77 percent.
Unaudited Financial Data
Quarterly Financial Report –Third Quarter Ending March 31, 2023 Page 13
Sewer Fund 005 Original Budget Current Budget YTD Actuals Percent Revenues
Charge for Services 1,225,800 1,225,800 929,031 76%
Interest Income 6,528 3,200 16,237 507%
Total Operating Revenue 1,232,328 1,229,000 945,267 77% Other Revenues - - - 0%
Transfer from Reserves 1,079,230 1,201,880 - 0%
Total Revenues 2,311,558 2,430,880 945,267 39%
Expenses
Operating 1,138,728 1,436,352 1,108,809 77%
Depreciation* 286,110 286,110 214,583 75%
Total Operating Expenses 1,424,838 1,722,462 1,323,391 77% Operating Profit (Loss) 886,720 708,418 (378,124) -53%
Transfers for CIP** 886,720 708,418 - 0%
Total Expenses 2,311,558 2,430,880 1,323,391 54%
*Depreciation is actual. Capital Expenditures recorded here and depreciated annually. ** For information purposes only, capitalized at the end of the fiscal year.
Table 12
Wastewater Capital
Wastewater Capital Fund records Connection Fees and CIP expenditures. The change in Fund Balance is due to planned expenditures for CIPs exceeding estimated Connection Fee revenue and offset by any existing Fund Balance. The Fund Balance at the end of the Third quarter is $19,561 (Table 7). In accordance with Generally Accepted Accounting Principles (GAAP), capital expenditures are not recorded as expenditures; rather, depreciation expense is recorded over each asset’s useful life. At year-end, the Wastewater Fund will transfer funds to the Capital Fund to cover any deficit. Table 13 below illustrates the Wastewater Capital budget to actuals.
Wastewater Capital 006 Original Budget Current Budget YTD Actuals Percent Revenues
Connection Fees - - - 0%
Interest Income - - - 0%
Transfers from Reserves - - - 0%
Transfer In from Fund 005 886,720 586,720 - 0%
Total Revenue 886,720 586,720 - 0%
Expenses
Depreciation 36,720 36,720 27,540 75%
Transfer to CIP Projects 850,000 550,000 187,979 34%
Total Expenses 886,720 586,720 215,519 37%
Table 13
Percent
Used
-256,488.27 7.16%
-2,383,425.43 10.24%
-482,784.46 44.26%
-523,162.87 26.43%
-268,659.45 56.79%
-10,000.00 0.00%
-300,000.00 0.00%
-4,224,520.48 22.35%
Department: 102 - Storm Drain Outfall Repairs and Re-Establishment 40,000.00 0.00%
40,000.00 0.00%
Department: 205 - City Hall Repairs
50,000.00 0.00%
50,000.00 0.00%
Department: 207 - Santa Ynez River Trail
50,000.00 0.00%
50,000.00 0.00%
Department: 212 - The Avenue Median 3 Improvement
125,000.00 0.00%
125,000.00 0.00%
Department: 214 - City Hall Generator/Electrical Replacement 40,000.00 0.00%
40,000.00 0.00%
Status: Grants being pursued.
Status: Not yet started.
092-214-74100 Construction and Improvement 0.00 40,000.00 0.00 Department: 214 - City Hall Generator/Electrical Replacement Total: 0.00 40,000.00 0.00 Status: Not yet started.
Status: In progress. Contract beign signed and work scheduled for June. 092-212-70000 Conceptual Plan and Feasibility 125,000.00 125,000.00 0.00 Department: 212 - The Avenue Median 3 Improvement Total: 125,000.00 125,000.00 0.00 092-207-70000 Conceptual Plan and Feasibility 75,000.00 50,000.00 0.00 Department: 207 - Santa Ynez River Trail Total: 75,000.00 50,000.00 0.00 092-205-74100 Construction/Improvements 0.00 50,000.00 0.00 Department: 205 - City Hall Repairs Total: 0.00 50,000.00 0.00 Status: Not yet started.
092-102-74100 Construction and Improvements 40,000.00 40,000.00 0.00 Department: 102 - Storm Drain Outfall Repairs and Re-Establishment Total: 40,000.00 40,000.00 0.00 092-49734 Transfer from ARPA Fund 0.00 300,000.00 0.00
Revenue Total: 3,290,000.00 5,440,412.00 1,215,891.52
092-49732 Transfer from Water Fund 400,000.00 621,698.00 353,038.55 092-49733 Trsfr from Local Trans Fund 10,000.00 10,000.00 0.00 092-49728 Transfer from Measure A 337,736.00 866,085.00 383,300.54 092-49729 Transfer from Sewer Fund 850,000.00 711,142.00 187,979.13 Fund: 092 - Capital Improvement Project Fund
Funding Sources
092-49726 Transfer from Gas Tax Fund 300,000.00 276,277.00 19,788.73 092-49727 Transfer from General Fund 1,392,264.00 2,655,210.00 271,784.57 Budget Report
City of Buellton, CA Account Summary
For Fiscal: 2022-23 Period Ending: 3/31/2023
Variance
Favorable
(Unfavorable)
Original
Total Budget
Current
Total Budget
Fiscal
Activity
Percent
Used
Department: 217 - River View Park Basketball Court Resurfacing 80,000.00 0.00%
80,000.00 0.00%
Department: 219 - Engie Project
0.46 100.00%
0.46 100.00%
Department: 220 - Willemsen Parking Lot
8,820.00 91.18%
96,260.00 3.74%
1,000,000.00 0.00%
1,105,080.00 7.91%
Department: 221 - Willemsen House Renovation
73,956.58 46.41%
73,956.58 46.41%
Department: 307 - McMurray Road Widening/TS (13/14)
-27,758.95 -314.60%
280,919.51 -11.25%
50,000.00 0.00%
200,000.00 0.00%
503,160.56 13.17%
Department: 308 - No. Ave of the Flags Park and Ride
50,000.00 0.00%
50,000.00 0.00%
092-219-74100 Engie Improvements 0.00 45,120.00 45,119.54 Department: 219 - Engie Project Total: 0.00 45,120.00 45,119.54 Status: Not yet started.
Original
Total Budget
Current
Total Budget
Fiscal
Activity
Status: Not yet started.
Status: Project complete. Notice of Completion (NOC) appoved by Council on 11/10/22.
Status: Design almost complete and will be posted to bid soon. Council approved plans to move forward on 4/13/23.
Status: Design almost complete, then structural plan check can proceed. Council approved plans to move forward on 4/27/23.
Department: 308 - No. Ave of the Flags Park and Ride Total: 50,000.00 50,000.00 0.00 Department: 307 - McMurray Road Widening/TS (13/14) Total: 400,000.00 Status: Caltrans comments received. Staff working on modifications and resubmital. 579,452.00 76,291.44
092-308-70005 Design and Permitting 50,000.00 50,000.00 0.00 092-307-71500 Project Management and Inspections 100,000.00 50,000.00 0.00 092-307-74100 Construction and Improvements 300,000.00 200,000.00 0.00 092-307-70005 Design and Permitting 0.00 12,935.00 40,693.95 092-307-71200 Right of Way Acquistion 0.00 316,517.00 35,597.49 092-221-70005 Design and Permitting 0.00 138,000.00 64,043.42 Department: 221 - Willemsen House Renovation Total: 0.00 138,000.00 64,043.42 092-220-70005 Design and Permitting 0.00 100,000.00 91,180.00 092-220-71500 Project Management and Inspection 0.00 100,000.00 3,740.00 092-220-74100 Construction/Improvements 0.00 1,000,000.00 0.00 Department: 220 - Willemsen Parking Lot Total: 0.00 1,200,000.00 94,920.00
0.00 80,000.00 0.00
Department: 217 - River View Park Basketball Court Resurfacing Total: 0.00 80,000.00 0.00 Budget Report For Fiscal: 2022-23 Period Ending: 3/31/2023 092-217-74100 Construction and Improvement
Variance
Favorable
(Unfavorable)
Percent
Used
Department: 320 - Road Maintenance (2021/22)
75,000.00 0.00%
55,740.00 34.42%
134,760.56 73.05%
265,500.56 59.77%
Department: 321 - Road Maintenance (2022/23)
75,000.00 0.00%
85,000.00 0.00%
540,000.00 0.00%
700,000.00 0.00%
Department: 401 - Misc. Park Improvements
50,000.00 0.00%
50,000.00 0.00%
Department: 603 - WTP Facilities Improvement (13/14)
76,198.47 49.20%
76,198.47 49.20%
Department: 605 - WTP Backwash Reclamation Improvement Project 100,000.00 0.00%
100,000.00 0.00%
Department: 607 - Water Meter Upgrades
100,000.00 0.00%
100,000.00 0.00%
Budget Report For Fiscal: 2022-23 Period Ending: 3/31/2023 Variance
Favorable
(Unfavorable)
Original
Total Budget
Current
Total Budget
Fiscal
Activity
Status: Project Complete. NOC approved by Council 10/27/22.
Department: 320 - Road Maintenance (2021/22) Total: 0.00 660,000.00 394,499.44 Status: Project complete. NOC approved by Council on 11/10/22.
0.00 Department: 605 - WTP Backwash Reclamation Improvement Project Total: 0.00 100,000.00 0.00 092-607-74100 Construction and Improvements 100,000.00 100,000.00 0.00 Status: Not yet started.
Department: 607 - Water Meter Upgrades Total: 100,000.00 100,000.00 Department: 603 - WTP Facilities Improvement (13/14) Total: 150,000.00 150,000.00 73,801.53 092-605-74100 Construction and Improvements 0.00 100,000.00 0.00 Status: In progress.
Department: 401 - Misc, Park Improvements Total: 50,000.00 50,000.00 0.00 092-603-74100 Construction and Improvements 150,000.00 150,000.00 73,801.53 Status: Not yet started.
Department: 321 - Road Maintenance (2022/23) Total: 1,300,000.00 700,000.00 0.00 092-401-74100 Construction and Improvements 50,000.00 50,000.00 0.00 Status: In design.
092-321-71500 Road Maintenance (2022/23) 150,000.00 85,000.00 0.00 092-321-74100 Construction/Improvements 1,150,000.00 540,000.00 0.00 092-321-70005 Design and Permitting 0.00 75,000.00 0.00 092-320-74100 Construction/Improvements 0.00 500,000.00 365,239.44 092-320-71500 Project Management and Inspection 0.00 85,000.00 29,260.00 092-320-70005 Design and Permitting 0.00 75,000.00 0.00
Percent
Used
Department: 609 - Supplemental Well/WTP Feasibility
50,000.00 0.00%
0.00 0.00%
50,000.00 0.00%
Department: 610 - Water Distribution System Improvements 100,000.00 0.00%
100,000.00 0.00%
Department: 612 - Engie Project
-39,443.48 132.41%
-39,443.48 132.41%
Department: 613 - Res No2 Reroof
-118,095.54 #DIV/0!
-118,095.54 #DIV/0!
Department: 704 - Sewer Line Replacement
50,000.00 0.00%
200,000.00 0.00%
250,000.00 0.00%
Department: 706 - WWTP Facilities Improvement
293,590.77 2.14%
293,590.77 2.14%
Department: 612 - Engie Project Total: 0.00 121,698.00 161,141.48 Status: Project complete. NOC approved by Council on 11/10/22.
Status: In Design.
Status: Not yet started.
Status: In progress.
Department: 706 - WWTP Facilities Improvement Total: 300,000.00 300,000.00 6,409.23 092-706-74100 Construction and Improvements 300,000.00 300,000.00 6,409.23 092-704-71500 Project Management and Inspections 50,000.00 50,000.00 24,872.50 092-704-74100 Construction and Improvements 200,000.00 200,000.00 35,000.00 Department: 704 - Sewer Line Replacement Total: 250,000.00 250,000.00 59,872.50 092-613-70005 Design and Permitting 0.00 0.00 118,095.54 100,000.00 100,000.00 0.00
092-609-70005 Design and Permitting 50,000.00 0.00 0.00 Department: 609 - Supplemental Well/WTP Feasibility Total: 50,000.00 50,000.00 0.00 Department: 613 - Res No2 Reroof Total: 0.00 0.00 118,095.54 Budget Report For Fiscal: 2022-23 Period Ending: 3/31/2023 Variance
Favorable
(Unfavorable)
Original
Total Budget
Current
Total Budget
Fiscal
Activity
Status: In progress.
Status: In progress.
092-612-74100 Engie Improvements 0.00 121,698.00 161,141.48 092-610-74100 Construction and Improvements 100,000.00 100,000.00 0.00 Department: 610 - Water Distribution System Improvements Total:
092-609-70000 Conceptual Plan and Feasibility 0.00 50,000.00 0.00
Percent
Used
Department: 710 - WWTP Lift Station and Plant Power Reliability 20,000.00 0.00%
280,000.00 0.00%
300,000.00 0.00%
Department: 711 - Improvement
39,444.60 75.52%
39,444.60 75.52%
4,284,392.98 22.35%
Fund Balance Analysis - Capital Improvement Project (CIP) Funding Sources (2022-2023) Variance
Favorable
(Unfavorable)
Original
Total Budget
Current
Total Budget
Fiscal
Activity
Status: In progress. Generator pad under construction. Generator on-site and waiting for placement.
Status: Project complete. NOC approved by Council on 11/10/22.
Budget Report For Fiscal: 2022-23 Period Ending: 3/31/2023 092-711-74100 Engie Improvements 0.00 161,142.00 121,697.40 Department: 711 - Improvement Total: 0.00
092-710-71500 Project Management and Inspections 20,000.00 20,000.00 0.00 Fund 092 - Capital Improvement Project Fund Total: 3,290,000.00 5,440,412.00 1,215,891.52 092-710-74100 Construction/Improvements 280,000.00 280,000.00 0.00 Department: 710 - WWTP Lift Station and Plant Power Reliability Total: 300,000.00 300,000.00 0.00 161,142.00 121,697.40
6/30/2022 FY 22/23 YTD FY 22/23 YTD FY 22/23 YTD Est. 12/31/22 Change in Est. Fund Equity Revenue Expenditures CIP Funding Fund Equity Fund Balance 001 - General Fund $ 11,989,182.00 $ 7,442,388.00 $ 7,213,868.43 $ 271,784.57 $ 11,945,917.00 $ (43,265.00) 005 - Wastewater $ 3,249,007.15 945,267.00 1,204,179.00 $ - $ 2,990,095.15 $ (258,912.00) 006 - Wastewater
Capital $ 207,539.75 - - 187,979.13 $ 19,560.62 $ (187,979.13) 020 - Water $ 7,465,656.91 1,967,330.00 1,478,196.00 0 $ 7,954,790.91 $ 489,134.00 021 - Water Capital $ 367,065.94 - - 353,038.55 $ 14,027.39 $ (353,038.55) 025 - Gas Tax $ 409,187.48 243,527.57 95,522.50 19,788.73 $ 537,403.82 $ 128,216.34 027 - Local
Transportation Fund $ 286,711.90 104,355.50 16,999.94 - $ 374,067.46 $ 87,355.56 031 - Measure A $ 885,648.41 293,389.40 97,000.00 383,300.54 $ 698,737.27 $ (186,911.14) 032- ARPA $ (2,260.83) 620,664.31 - - $ 618,403.48 $ 620,664.31 Totals: 24,857,738.71 $ $ 11,616,921.78 $ 10,105,765.87 $ 1,215,891.52 $ 25,153,003.10 $ 295,264.39 Fund
CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 4
To: The Honorable Mayor and City Council
From: Shannel Zamora, Finance Director
Meeting Date: May 11, 2023
Subject: Resolution No. 23-10– “A Resolution of the City Council of the City of Buellton, California, Approving a 5.6% Cost of Living Adjustment (COLA) for all Regular Full-Time Employees,
Effective, July 1, 2023”
______________________________________________________________________________
BACKGROUND
Buellton Municipal Code Section 2.08.060 authorizes the City Manager to prepare and submit a proposed annual salary plan to the City Council for its approval. On April 27, 2023, the City Council authorized a 5.6 percent Cost of Living Adjustment (COLA) for all regular full-time employees, effective, July 1, 2023 and requested that staff bring back a resolution formally approving the COLA for Fiscal Year 2023-24. The new salary schedule effective July 1, 2023 with a 5.6 percent COLA for full-time employees is included as Attachment 1.
FISCAL IMPACT
The fiscal impact of the COLA will be reflected in the Fiscal Year 2023-24 Budget and the overall increase to salaries including benefits would be $129,600. The General Fund will experience a $90,700 increase. The Water Fund will experience an increase of $15,600, and Wastewater Fund will experience an increase of $23,400.
RECOMMENDATION
That the City Council consider adoption of Resolution No. 23-10– “A Resolution of the City Council of the City of Buellton, California, Approving a 5.6% Cost of Living Adjustment (COLA) for all Regular Full-Time Employees, Effective, July 1, 2023”
ATTACHMENTS
Resolution No. 23-10
Attachment 1 – FY 2023-24 Full-time Employee Salary Schedule
RESOLUTION NO. 23-10
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF BUELLTON, CALIFORNIA, APPROVING A 5.6% COST
OF LIVING ADJUSTMENT (COLA) FOR ALL REGULAR
FULL-TIME EMPLOYEES, EFFECTIVE JULY 1, 2023
WHEREAS, Section 2.08.060 of the Buellton Municipal Code authorizes the City Manager to prepare and submit a proposed annual salary plan to the City Council for its approval; and
WHEREAS, the City Council reviewed the request for COLA submitted on April 27, 2023 and approved a 5.6% COLA at that time; and
WHEREAS, the City Council values the work performed by its regular full-time employees; and
WHEREAS, based on financial information provided by the Finance Director, the City Council has determined that it is financially prudent to provide for an increase in salaries of regular full-time employees.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BUELLTON DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
SECTION 1. The City Council hereby finds that the above recitations are true and correct and, accordingly, are incorporated as a material part of this Resolution.
SECTION 2. The City Council hereby directs adjustments to regular full-time employees’ salaries to reflect a 5.6% cost of living adjustment, effective July 1, 2023.
SECTION 3. The fiscal impact of the salary adjustment will be reflected in the Fiscal Year 2023-24 City Budget.
SECTION 4. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED and ADOPTED this 11h
day of May, 2023.
_________________________________
Dave King
Mayor
ATTEST:
__________________________________
Linda Reid
City Clerk
Effective July 1, 2023
New Position in 2021-22
New Classification in 2022-23
City of Buellton
Monthly Salary Ranges with 5.6% COLA
Position Step 1 Step 2 Step 3 Step 4 Step 5
Maintenance & Utility FieldWorker I 4,710 4,945 5,192 5,452 5,725 Facilities Foreman/Utility Fieldworker 4,710 4,945 5,192 5,452 5,725 Staff Assistant/Planning Technician 4,710 4,945 5,192 5,452 5,725 Youth Recreation Coordinator 4,710 4,945 5,192 5,452 5,725 Recreation Center Coordinator 4,833 5,074 5,328 5,595 5,874 Accounting Technician (Tier II) 4,845 5,087 5,342 5,609 5,889 Journeyman Maintenance & Utility FieldWorker 4,934 5,180 5,439 5,711 5,997 (Assistant)/ Associate Planner 5,914 6,210 6,520 6,846 7,189 Revenue Specialist 6,062 6,365 6,683 7,018 7,368
Accounting Specialist 6,062 6,365 6,683 7,018 7,368
Facilities Supervisor/Utility Fieldworker 6,062 6,365 6,683 7,017 7,369 Lead Maintenance & Utility FieldWorker 6,377 6,697 7,031 7,382 7,752 Recreation Supervisor 6,378 6,696 7,031 7,382 7,752
Assistant/(Associate Planner) 6,955 7,321 7,706 8,112 8,539 Chief Plant Operator - WWTP 6,955 7,321 7,706 8,112 8,539 City Clerk/HR Director 9,353 9,820 10,311 10,827 11,368 Finance Director 9,353 9,820 10,311 10,827 11,368
Public Works Director 9,353 9,820 10,311 10,827 11,368
Planning Director 9,353 9,820 10,311 10,827 11,368
City Manager Contract: Monthly
City Manager (Scott Wolfe) 16,547
Part-Time Hourly Positions:
Part-Time Recreation Center Assistant $18.00-$20.00/Hour/DOE Summer Camp Counselor $18.00-$20.000/Hour/DOE
\\fileserver\Users\Finance Director\Accounting\Payroll\Salary Ranges\2023-24 COLA\2023-24 - approved 4-27-2023 4/28/2023
CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 5
To: The Honorable Mayor and City Council
From: Rose Hess, Public Works Director
Meeting Date: May 11, 2023
Subject: Resolution No. 23-11 - “A Resolution of the City Council of the City of Buellton, California, Adopting the Fiscal Year 2023/2024 List of Projects Funded by SB1: The Road Repair and Accountability Act of 2017”
______________________________________________________________________________
BACKGROUND
In April 2017, the Governor signed Senate Bill 1 (SB1), also known as the Road Repair and Accountability Act (RRAA) of 2017. Beginning November 1, 2017, the State Controller began depositing funds generated from increased fuel taxes and vehicle registration fees into the newly created Road Maintenance and Rehabilitation Account (RMRA). The four sources of revenues for the RMRA are:
• A 12-cent per gallon gasoline excise tax, effective November 1, 2017 • A 20-cent per gallon diesel excise tax increase, effective November 1, 2017 • Vehicle registration surcharge, effective January 1, 2018 • A $100 per year zero-emission vehicle registration surcharge, effective January 1, 2020
A portion of the RMRA funds will be distributed annually to eligible cities and counties for basic road maintenance, rehabilitation, and critical safety projects on local streets and road systems. The distribution will be made using the same formula that applies to the existing base 18-cent per gallon gasoline excise tax. The City’s annual allocation estimate for FY 2023/24 is $127,309.
SB1 emphasizes the importance of accountability and transparency in the delivery of California’s transportation programs. As outlined in the RRAA Reporting Guidelines, recipients of the RMRA funding are held accountable through performance goals that are tracked and reported. In order to be considered for funding in Fiscal Year 2023/24, agencies must provide a proposed list of projects to the California Transportation Committee by July 1, 2023. Exhibit A to Resolution 23-xx is the list of streets included in the 2023/24 Road Maintenance Project. This will enable the RMRA funds to be included in the City’s annual road maintenance budget.
Resolution No. 23-11 Page 2 May 11, 2023
In addition to an approved project list, the guidelines state all projects proposed to receive funding shall be included in the agencies’ adopted budgets. The FY 2023/24 Road Maintenance Project has already been identified as CIP # 092-322.
Also, this bill includes a “Maintenance of Effort” (MOE) requirement for local funds contributed to street and road repairs to help ensure that the new funding augments existing budgets for road repairs. Specifically it requires each city to spend no less than the annual average from its general fund during FY 2010 through FY 2012. The estimated MOE for the City of Buellton (posted on August 7, 2017) is $98,220.
FISCAL IMPACT
Estimated FY 2023/24 annual revenue anticipated from SB1 is approximately $127,309.
This amount will be included in the Revenues for FY 2023/24 and add this as a funding source for CIP# 092-322. These monies will augment the General, Gas Tax and Measure A funds for the annual road maintenance project.
RECOMMENDATION
That the City Council consider adoption of Resolution No. 23-11 – “A Resolution of the City Council of the City of Buellton, California, Adopting the Fiscal Year 2023/24 List of Projects Funded by SB1: The Road Repair and Accountability Act of 2017”
ATTACHMENTS
Resolution No. 23-11 (Exhibit A)
RESOLUTION NO. 23-11
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF BUELLTON, CALIFORNIA,
ADOPTING THE FISCAL YEAR 2023/2024 LIST OF
PROJECTS FUNDED BY SB1: THE ROAD REPAIR AND
ACCOUNTABILITY ACT OF 2017
WHEREAS, Senate Bill 1 (SB1), the Road Repair and Accountability Act of 2017 (Chapter 5, Statues of 2017) was passed by the Legislature and signed into law by the Governor in April 2017 in order to address the significant multi-modal transportation funding shortfalls statewide; and
WHEREAS, SB1 includes accountability and transparency provisions that will ensure the residents of our City are aware of the projects proposed for funding in our community and which projects have been completed each fiscal year; and
WHEREAS, the City must adopt by resolution a list of all projects proposed to receive fiscal year funding from the Road Maintenance and Rehabilitation Account (RMRA), created by SB1, which must include a description and location of each proposed project, a proposed schedule for the project’s completion, and the estimated useful life of the improvement; and WHEREAS, the City of Buellton will receive an estimated $127,309 in RMRA funding in Fiscal Year 2023/24 from SB1; and
WHEREAS, this is the fifth year in which the City of Buellton is receiving SB1 funding and will enable the City of Buellton to continue essential road maintenance and rehabilitation projects, safety improvements, and increasing access and mobility options for the traveling public that would not have otherwise been possible without SB1; and WHEREAS, the City of Buellton has a public process to ensure public input into our community’s transportation project list though our public City Council meeting; and WHEREAS, the City of Buellton regularly and routinely reviews its pavement management plan to ensure that all areas of the community’s transportation system are addressed; and
WHEREAS, the funding from SB1 will help the City of Buellton maintain and rehabilitate its streets/roads and active transportation infrastructure throughout the City this year and into the future; and
Resolution No. 23-11 Page 2 May 11, 2023
WHEREAS, the SB1 project list and overall investment in our local streets and roads infrastructure with a focus on basic maintenance and safety, investing in complete streets infrastructure, and using cutting edge technology, materials and practices, will have significant positive benefits statewide.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Buellton as follows:
SECTION 1. The City Council finds that all of the above recitations are true and correct and, accordingly, are incorporated as a material part of this Resolution.
SECTION 2. The biennial budget for fiscal years 2023/24-2024/25 shall include $127,309 of SB1 monies under the Schedule of Revenues for FY 2023/24.
SECTION 3. The City of Buellton does hereby adopt the attached list of streets that will be included in the FY 2023/24 Road Maintenance Project (Exhibit “A”) to be funded in part with SB1 revenues.
SECTION 4. The City of Buellton certifies that it will include in its budget an amount of local discretionary funding for local streets and roads sufficient to comply with the Maintenance of Effort requirements for SB1.
SECTION 5. The City of Buellton has complied with all other applicable provisions and requirements of SB1.
SECTION 6. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED and ADOPTED this 11th day of May, 2023. _________________________________
Dave King
Mayor
ATTEST:
__________________________________
Linda Reid
City Clerk
Exhibit “A” – Buellton List of Roads to be Included in the FY 2023/24 Road Maintenance Project
EXHIBIT A
CITY OF BUELLTON SB1 – 2023/24 PROJECTS:
FY 2023-24 ROAD MAINTENANCE PROJECT CIP # 092-321
Road maintenance activities to include crack sealing, localized ac removals and replacement and type II slurry seal with black rock, pavement markings and striping and appurtenant repairs such as curb and gutter and sidewalk repairs.
Estimated Schedule – Design – Winter 2023-24, Construction Spring/Summer 2024 Estimated Useful Life = 15 years
STREETS INCLUDED:
• Avenue of Flags, • Second Street (east of Ave of flags 2023/24 Road Maintenance
CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 6
To: The Honorable Mayor and City Council
From: Andrea Keefer, Planning Director
Date: May 11, 2023
Subject: Resolution No. 23-08 – “A Resolution of the City Council of the City of Buellton, California, Adopting a Negative Declaration (23- ND-01) for the 2023-2031 (6th Cycle) Housing Element (23-GPA01) Resolution No. 23-09 – “A Resolution of the City Council of the City of Buellton, California, Approving the 2023-2031 (6th Cycle) Housing Element (23-GPA-01)
______________________________________________________________________________
BACKGROUND
All communities in California are required to have a Housing Element as part of their adopted General Plan, which is to be updated every eight years. The City’s current Housing Element was adopted on February 26, 2015. The updated Housing Element will have a planning period of 2023 through 2031 (also referred to as the “6th Cycle”). Civic Solutions is currently under contract with the City to prepare the Housing Element and conduct the environmental review.
Among numerous existing State Law requirements for Housing Elements, the City must provide adequate housing sites to accommodate the City’s Regional Housing Needs Assessment (RHNA) allocation. The City’s allocation for the 6th Cycle RHNA is 165 housing units. This includes 55 very low income units, 37 low income units, 30 moderate income units, and 43 above moderate income units. The City is not required to build the 165 housing units as outlined by its RHNA; rather, the City must ensure that adequate sites and zoning are in place for the market to produce the identified housing.
In January 2022, the City launched the Housing Element Update webpage and online Community Housing Survey (in English and Spanish). The Community Housing Survey, which was open to the public through the Draft Housing Element development process, resulted in 206 responses. These survey results captured the community’s sentiments towards the current housing issues present in Buellton, and survey data was incorporated into the overall analysis of the update and the main concerns of the community were reviewed and addressed in the Housing Element update.
Resolution Nos. 23-08 and 23-09 Page 2 May 11, 2023
A virtual public workshop was held on March 2, 2022. Participants of this workshop attended via Zoom or streamed the workshop live on Buellton’s CityTV or the City’s YouTube channel.
The first joint City Council/Planning Commission study sessions was held on February 23, 2022. At this study session, an overview of the Housing Element requirements, a discussion of the City’s RHNA and potential housing sites to meet the RHNA, and observations from initial analysis from Community Housing Survey input received, were discussed. Members of the City Council and the Planning Commission asked questions about the process and housing element law, and expressed a strong commitment to providing opportunities for housing all members of the community. There were no comments or questions from members of the public.
The second joint study session was held on August 24, 2022, where the draft Housing Element was presented. At this study session, the City Council and Planning Commission commented favorably on the Draft Housing Element and recommended submittal to HCD for review after close of the public review period (August 11, 2022 through September 12, 2022) and mandatory 10-working day period to respond to public comments. One member of the public representing the local environmental group WEWatch spoke at the public hearing, and also submitted comments in a letter dated September 5, 2022.
The Housing Element draft was then sent to the State Department of Housing and Community Development (HCD) for their initial 90 day review period on October 6, 2022.
State HCD provided a review letter which was received on January 3, 2023, identifying multiple areas needing revision. The Draft Housing Element was revised per the comment letter, and resubmitted to HCD for a second round of review on March 3, 2023, with a 7- day public review period from February 23 through March 3, 2023 (See Attachment 1 – Draft Housing Element). One public comment, dated March 3, 2023, was received during the public review period. A response to the public comment was provided on April 11, 2023. No changes to the Housing Element are proposed in response to the comment received.
The Planning Commission Public Hearing to consider recommending to City Council the adoption of the Negative Declaration and Draft 6th Cycle Housing Element was conducted on April 20, 2023 (See Attachment 2 – PC Resolution No. 23-04 and Attachment 3 - PC Resolution No. 23-05). The Planning Commission voted to recommend that the Negative Declaration and Draft Housing Element be adopted by the City Council. At the Planning Commission meeting, one public comment was received regarding questions or concerns related to Table H-26: Housing Types Permitted by Zone in the Draft Housing Element document. For reference, this table can be found on page H-48 of Attachment 1 to this staff report. This table is meant to depict existing zoning and allowed land uses by zone per the current Buellton Municipal Code. At the request of HCD, the table breaks out the different land uses visually in a different format than is seen the City’s Zoning Code.
There are no zoning code amendments proposed as part of the Draft Housing Element. A Zoning Code Amendment will follow the adoption of the Housing Element to directly address the changes since the adoption of the new Housing Element.
Resolution Nos. 23-08 and 23-09 Page 3 May 11, 2023
The second HCD review letter was received on May 1, 2023 (Attachment 4). Staff and consultants will address the comments in the attached letter in the next round of revisions to the document, and prior to submitting to HCD for certification. However, no significant revisions to the Draft Housing Element based upon this second letter are expected to occur and staff has determined that the draft housing element presented meets all of the requirements of State Housing Law as interpreted and imposed by HCD. Following the City Council’s approval of the updated Housing Element, the Housing Element will be resubmitted to HCD for certification.
The Draft Housing Element provides for the development of sufficient housing units to meet and exceed the City’s RHNA numbers through the development of pending pipeline projects, remaining AHOZ sites, development of ADUs and remaining vacant residential sites. Based upon the “Adequate Sites” analysis conducted as part of the update, Buellton has an estimated RHNA surplus of 598 units. This means that it is estimated that 598 units above the City’s RHNA allocation (165 units) could be accommodated within existing zoning standards. The updated Housing Element also removes obstacles to the development of housing in the City in compliance with State law and meets all other state requirements. Based upon the most recent HCD letter and the final revisions made in response to it, the Draft Housing Element is in compliance with State Housing Law.
ENVIRONMENTAL
An Initial Study and Negative Declaration were prepared in accordance with the requirements of the California Environmental Quality Act (“CEQA”), Public Resources Code section 21000 et seq., the State CEQA Guidelines, 14 C.C.R. section 15000 et seq., and the Environmental Impact Report Guidelines of the City of Buellton (See Exhibit A to Resolution No. 23-08). The comment period for the Negative Declaration was from March 16, 2023 through April 5, 2023. As of the date of the preparation of the staff report, no comments have been received.
RECOMMENDATION
That the City Council consider adoption of:
Resolution No. 23-08 – “A Resolution of the City Council of the City of Buellton, California, Adopting a Negative Declaration (23-ND-01) for the 2023-2031 (6th Cycle) Housing Element (23-GPA-01)”; and
Resolution No. 23-09 – “A Resolution of the City Council of the City of Buellton, California, Approving the 2023-2031 (6th Cycle) Housing Element (23-GPA-01)”
ATTACHMENTS
Resolution No. 23-08 (w/Exhibit A – Draft Negative Declaration) Resolution No. 23-09
Attachment 1 – Draft Housing Element (linked from City website) Attachment 2 – Planning Commission Resolution No. 23-04 Attachment 3 – Planning Commission Resolution No. 23-05 Attachment 4 – Letter from State HCD, dated May 1, 2023
RESOLUTION NO. 23-08
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
BUELLTON, CALIFORNIA, ADOPTING A NEGATIVE
DECLARATION (23-ND-01) FOR THE 2023-2031 (6th CYCLE)
HOUSING ELEMENT (23-GPA-01)
BE IT RESOLVED by the City Council of the City of Buellton as follows:
WHEREAS, Housing Element law is codified in Article 10.6 of the California Government Code commencing with Section 65580. Under these statutes, all communities in California are required to have a Housing Element as part of their adopted General Plan, which is to be updated every eight years. Buellton’s existing Housing Element was adopted on February 26, 2015; and WHEREAS, 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 Procedures of the City of Buellton (collectively, “CEQA”), Civic Solutions, under contract with the City of Buellton and in coordination with the City of Buellton Planning Department, has prepared an Initial Study and approved for circulation a Negative Declaration for the Housing Element Update (the “Initial Study/Negative Declaration”, Exhibit A hereto); and WHEREAS, the Initial Study/Negative Declaration dated March 2023 was circulated for public review and comment from March 16, 2023 through April 5, 2023. Copies of the Initial Study/Negative Declaration were made available to the public at the Planning Department on March 16, 2023, and the Initial Study/Negative Declaration was distributed to interested parties and agencies. The Project does not fall under California Code of Regulations Sections 15205 or 15206, and therefore does not require a State agency review period. On March 16, 2023, a Notice of Availability of the Initial Study/Mitigated Negative Declaration was published in the local newspaper and posted in two public locations; and
WHEREAS, the Initial Study/Negative Declaration and all related environmental documents forming the basis for the Initial Study/Negative Declaration and Resolution are located in, and in the custody of, the Planning Department, City of Buellton; and WHEREAS, on April 20, 2023, the Planning Commission of the City of Buellton conducted a duly noticed public hearing in connection with the Housing Element Update and the Initial Study/Negative Declaration and considered all evidence, oral and written; and WHEREAS, on May 11, 2023, the City Council of the City of Buellton conducted a duly noticed public hearing in connection with the Housing Element Update and the Initial Study/Negative Declaration and considered all evidence, oral and written; and
Resolution No. 23-08 Page 2 May 11, 2023
WHEREAS, all legal prerequisites have occurred prior to the adoption of this Resolution.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BUELLTON DOES RESOLVE, DETERMINE, FIND, AND ORDER AS FOLLOWS:
SECTION 1. The City Council hereby finds that the above recitations are true and correct and, accordingly, are incorporated as a material part of this Resolution.
SECTION 2. The City Council does hereby make the following findings: (1) it has independently reviewed and analyzed the Initial Study/Negative Declaration and other information in the record and has considered the information contained therein, prior to acting upon or approving the Housing Element Update; (2) the Initial Study/Negative Declaration prepared for the Housing Element Update has been completed in compliance with CEQA; and (3) the Initial Study/Negative Declaration represents the independent judgment and analysis of the City Council.
SECTION 3. The City Council hereby approves the Negative Declaration for the Housing Element Update.
SECTION 4. The City Clerk shall certify to the adoption of this Resolution.
PASSED AND ADOPTED this 11th day of May, 2023.
__________________________________
Dave King
Mayor
ATTEST:
___________________________________
Linda Reid
City Clerk
Final
Initial Study / Negative Declaration
for the
General Plan Housing Element Update
23-ND-01
Prepared for:
City of Buellton
107 West Highway 246
Buellton, California 93427
Prepared by:
Civic Solutions
27362 Calle Arroyo
San Juan Capistrano, California 92675
April 2023
FINAL Initial Study / Negative Declaration April 2023
City of Buellton
Public Review of Draft Initial Study / Negative Declaration The attached Draft Initial Study / Negative Declaration for the General Plan Housing Element Update was made available for public review from March 16, 2023 to April 5, 2023 by posting the document on the City’s website, distributing to interested persons and parties, and submitting to the State Clearinghouse CEQAnet database with a Notice of Intent (NOI) to adopt a Negative Declaration. The NOI was also filed with the Santa Barbara County Clerk. As no comments were received during the public review period, no changes to the document are warranted.
Draft
Initial Study / Negative Declaration
for the
General Plan Housing Element Update
23-ND-01
Prepared for:
City of Buellton
107 West Highway 246
Buellton, California 93427
Prepared by:
Civic Solutions
27362 Calle Arroyo
San Juan Capistrano, California 92675
March 2023
DRAFT Initial Study / Negative Declaration March 2023
City of Buellton ii
Table of Contents
Page
Initial Study
Introduction ..................................................................................................................................................... 1 Project Title ...................................................................................................................................................... 2 Project Location ............................................................................................................................................... 2 Permits/Approvals Requested ..................................................................................................................... 2 Lead Agency and Contact Person ................................................................................................................. 2 Project Applicant and Owner ........................................................................................................................ 2 Project Setting and Overview ........................................................................................................................ 2 Public Agencies Whose Approval May Be Required For Subsequent Actions ...................................... 7 California Native American Tribes Consultation ....................................................................................... 7 References ........................................................................................................................................................ 7 Environmental Determination ...................................................................................................................... 8 Evaluation of Environmental Impacts ......................................................................................................... 2 I. Aesthetics ....................................................................................................................................... 3 II. Agriculture and Forestry Resources .......................................................................................... 5 III. Air Quality ..................................................................................................................................... 7 IV. Biological Resources ..................................................................................................................... 9 V. Cultural Resources ...................................................................................................................... 11 VI. Energy........................................................................................................................................... 12 VII. Geology and Soils ....................................................................................................................... 13 VIII. Greenhouse Gas Emissions ....................................................................................................... 15 IX. Hazards and Hazardous Materials .......................................................................................... 17 X. Hydrology and Water Quality .................................................................................................. 19 XI. Land Use and Planning .............................................................................................................. 22 XII. Mineral Resources....................................................................................................................... 23 XIII. Noise ............................................................................................................................................. 24 XIV. Population and Housing ............................................................................................................ 25 XIV. Public Services ............................................................................................................................. 26 XVI. Recreation .................................................................................................................................... 27 XVIII. Transportation ............................................................................................................................. 28 XVIII. Tribal Cultural Resources .......................................................................................................... 30 XIX. Utilities and Service Systems .................................................................................................... 32 XX. Wildfire ........................................................................................................................................ 34 XII. Mandatory Findings of Significance ........................................................................................ 36 Appendices
Appendix A – Draft Housing Element Update
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Introduction
Legal Authority
This Initial Study/Mitigated Negative Declaration (IS/ND) has been prepared in accordance with the CEQA Guidelines and relevant provisions of the California Environmental Quality Act (CEQA) of 1970, as amended.
Initial Study. Section 15063(c) of the CEQA Guidelines defines an Initial Study as the proper preliminary method of analyzing the potential environmental consequences of a project. The purposes of an Initial Study are:
(1) To provide the Lead Agency with the necessary information to decide whether to prepare an Environmental Impact Report (EIR), a Mitigated Negative Declaration, or a Negative Declaration;
(2) To enable the Lead Agency to modify a project, mitigating adverse impacts, thus avoiding the need to prepare an EIR; and
(3) To provide sufficient technical analysis of the environmental effects of a project to permit a judgment based on the record as a whole, that the environmental effects of a project have been adequately mitigated.
Impact Analysis and Significance Classification
The following sections of this IS/ND provide discussions of the possible environmental effects of the proposed project for specific issue areas that have been identified in the CEQA Environmental Checklist. For each issue area, potential effects are isolated.
A “significant effect” is defined by §15382 of the CEQA Guidelines as “a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project, including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance.” According to the CEQA Guidelines, “an economic or social change by itself shall not be considered a significant effect on the environment … [but] may be considered in determining whether the physical change is significant.”
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Initial Study
Project Title
General Plan Housing Element Update
Project Location
Citywide
Permits/Approvals Requested
None
Lead Agency and Contact Person
City of Buellton Planning Department
P.O. Box 1819
Buellton, CA 93427
Contact: Andrea Keefer, Planning Director, (805) 688-7474 Project Applicant and Owner
Applicant/Agent: Property Owner:
City of Buellton Planning Department Various
P.O. Box 1819
Buellton, CA 93427
Contact: Andrea Keefer, Planning Director
Project Setting and Overview
The California Legislature has declared that “the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.” To accomplish this housing goal, California Government Code, Article 10.6 Housing Elements (§65580) mandates that each local government adopt a Housing Element as part of its General Plan. The Housing Element provides residents and public officials with an understanding of the housing needs of their community, sets forth the City’s strategy to preserve and enhance the community’s residential character, and expands and preserves housing opportunities. a. Environmental Setting
The City of Buellton is a California central coast community with a population of approximately 5,200 in the Santa Ynez Valley of Santa Barbara County, approximately midway between Santa Barbara and Santa Maria (Figure 1). Two highways run through the city: U.S. Highway 101, which bisects the city in a north-south direction, and Highway 246 in an east-west direction. The city is surrounded by equestrian ranches, farms, vineyards, and wineries. Buellton has a small-town atmosphere and natural setting on the Santa Ynez River beneath the Santa Rita Hills. The City is semi-rural in character with a mix of residential, commercial, and industrial uses within its 1.6 square miles. The community is also an American Viticultural Area known for its world class grapes, and has experienced a recent increase in restaurants, breweries, and distilleries.
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Figure 1. Project Location
b. Project Description
The proposed project includes an update of the General Plan Housing Element as described in detail below.
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Housing Element Update
The Housing Element is one of the seven mandatory elements of the General Plan. However, unlike other elements of the General Plan, the Housing Element is required to be updated more frequently to ensure that the needs of the community are regularly reviewed. The City of Buellton adopted its first Housing Element in 1993 with a revision in 2009, and the 5th Cycle Update in 2015.
The proposed Housing Element Update is for the 6th planning cycle that covers the period February 15, 2023 to February 15, 2031. The draft Housing Element is included as Appendix A to this Initial Study/Negative Declaration.
The 2023-2031 Housing Element contains six primary sections: A. Introduction, B. Housing Plan, C. Housing Needs Assessment, D. Constraints Analysis, E. Housing Opportunities and Resources, and F. Evaluation of Accomplishments of 5th Cycle Housing Element. In addition, Appendix A to the Housing Element includes public engagement materials and responses generated during the update process. Appendix B contains a comprehensive Affirmatively Furthering Fair Housing (AFFH) Analysis of the City. The following paragraphs summarize each of these sections.
A. Introduction. The Introduction to the 2023-2031 Housing Element summarizes the community profile of Buellton (such as location and population) as well as some of the primary housing issues in Buellton. This section also outlines the purpose of the Housing Element Update as it relates to state legislation and discusses the relationship of the Housing Element to the General Plan. Finally, this section outlines the various ways the public was encouraged to provide input into the drafting of the Housing Element and provides a highlevel summary of comments received on the document.
B. Housing Plan. This section lists the City of Buellton’s housing goals, policies, programs and actions for the 6th Cycle that make up its “Housing Plan.” As stated in the Housing Element, goals are aspirational purpose statements that indicate the City’s big-picture direction on housing-related needs. The City’s housing goals are as follows:
Goal H-1: A diverse community with a broad range of housing types and opportunities to accommodate expected new households.
Goal H-2: A city where housing opportunities meet the needs of all socioeconomic segments of the community.
Goal H-3: A community that conserves existing housing resources.
Goal H-4: A city with an efficient process for improving existing housing and developing new housing.
Goal H-5: An equitable community that provides equal housing opportunities to all residents.
Beneath each goal are policy statements that outline the City’s preferred course of action to achieve that goal, such as modifying the development review process to facilitate housing construction. The Housing Element also includes a table of programs and actions that outline specific actionable steps that will be taken over the next 8 years to implement the City’s housing goals and policies. This section also includes a summary of quantified objectives that are estimates of the number of housing units likely to be constructed, rehabilitated, or preserved by income level between 2023 and 2031.
C. Housing Needs Assessment. Section C of the Housing Element includes a comprehensive Housing Needs Assessment for Buellton. The section begins with a detailed summary of the
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City’s population and housing characteristics, especially as they relate to housing needs.
Next is the housing profile, which is an assessment of housing needs in Buellton. The Housing Element also addresses that part of the population with special housing needs, including seniors, persons with disabilities, female-headed households, large households, farmworkers, and the homeless. Next is a section on Housing Preservation Needs, which addresses existing assisted housing developments that may change from low-income to market-rate housing in the next 10 years. Finally, this section includes a summary of the AFFH analysis contained in Appendix B of the Housing Element.
D. Constraints Analysis. The Constraints Analysis addresses the various governmental, environmental and market constraints that may hinder the development of housing in the City of Buellton. Governmental constraints encompass policies and regulations that affect residential development and housing affordability including the Zoning Ordinance, the General Plan, development processing procedures and fees, on-site and off-site improvement requirements, and the California Building and Housing Codes. Potential environmental constraints to development in the City of Buellton include flooding, landslides, and wildfire, and market constraints include the cost of land and cost of construction.
E. Housing Opportunities and Resources. This section addresses how the City proposes to meet its 6th Cycle Regional Housing Needs Allocation (RHNA). RHNA is an assessment of the overall housing needs in a jurisdiction for a particular period, which is assigned by the State through the regional council of governments. Jurisdictions are not required to build the housing units outlined by their RHNA; rather, they must ensure that adequate sites and zoning are in place for the market to produce the identified housing. The current 6th cycle RHNA for the City of Buellton is outlined below:
Table 1: City of Buellton 6th Cycle RHNA
Income Level (units)
Very Low Low Moderate Above Moderate Total
55 37 30 43 165
The Housing Opportunities and Resources section contains an assessment of housing that could be developed in the City over the next 8 years. Included in the assessment are “Credits Toward RHNA” which include recently built, entitled units pending approval and Accessory Dwelling Units (ADUs) that are expected to be built during this time period. The next section, the Residential Sites Inventory, then provides a summary of vacant and underdeveloped land with appropriate land use and zoning designations that will likely be developed with residential development over the next 8 years. A key component of this analysis is the City’s Affordable Housing Overlay Zone (AHOZ), which allows certain commercial and industrial sites to be developed with housing provided they meet specific affordability requirements. The analysis concluded that the City has more than adequate land to meet the RHNA in all income categories as shown in Table 2 below:
Table 2: City of Buellton Summary of 6th Cycle RHNA Accommodation Unit Capacity
Income Category
Total
Units
Extremely/
Very Low Low Moderate
Above
Moderate
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Unit Capacity
Income Category
Total
Units
Extremely/
Very Low Low Moderate
Above
Moderate
RHNA 55 37 30 43 165
Credits Toward RHNA
Units Built and/or Entitled Since 6/30/2022 1 1
Pipeline Projects 102 63 26 159 350
Accessory Dwelling Units (2/year) – – 16 – 16
Subtotal: Credits Toward RHNA 102 63 43 159 367
Residential Sites Inventory
AHOZ Sites 35 23 20 311 389
Vacant Residential Sites – – – 7 7
Subtotal: Residential Sites Inventory 35 23 20 318 396
Total RHNA Accommodation (Built + Potential) 137 86 63 477 763 RHNA Surplus +82 +49 +33 +434 +598
The Housing Opportunities and Resources section also addresses financial and administrative resources that can be utilized to support the development of housing in the City.
F. Evaluation of Accomplishments of 5th Cycle Housing Element. This section provides an assessment of the accomplishments of the City of Buellton’s 5th Cycle Housing Element, which addressed the period from 2015 to 2022. A detailed summary of each 5th Cycle goal and is provided together with the specific actions that were identified to implement them.
Also included is a summary of the current status of each item together with an assessment of how they have contributed to the supply of special needs housing.
Appendix A – Public Outreach Materials. Appendix A includes public outreach materials generated during the Housing Element Update process. Included in the Appendix is a Stakeholders List that includes organizations in the City and region that represent low- and moderate-income households, including local churches, agencies, and organizations, such as People Helping People, who provide housing, health and education services for lower income and homeless populations. Also included in Appendix A is the Housing Element Survey that was distributed during the process together with a tabulation of results for each question. The City received a total of 206 responses to the Housing Survey.
Appendix B – AFFH Analysis. Appendix B includes a comprehensive AFFH Analysis. The analysis describes that Buellton is predominantly Latinx-White and its geography shows a pattern of general integration, without any high concentrations of poverty and affluence that can be a fair housing concern when associated with a single race or ethnic groups. In addition, Buellton offers high opportunity areas but faces some challenges in promoting and providing a range of housing types and prices suitable for lower-income households. The AFFH Analysis also summarizes the following four key fair housing issues in the City of Buellton:
1) Insufficient Outreach and Education on Fair Housing Rights; 2) Housing Disparities for Low-Income Residents, Elderly, and Persons with Disabilities; 3) Displacement Risk for LowIncome Residents; and 4) Substandard Housing Conditions.
As outlined in the Housing Element, the City will be considering amendments to the General Plan Safety Element and Zoning Code following Housing Element adoption to meet State law and ensure consistency with the Element. An amendment to the Safety Element is required upon revision of the Housing Element to update descriptions and references in accordance with the
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Santa Barbara County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP), and add a section on climate adaptation. An amendment to the Zoning Code is needed to modify a variety of regulations related to affordable housing. Potential environmental impacts associated with the Safety Element and Zoning Code amendments are not addressed in this Initial Study and will be considered pursuant to CEQA at a future date.
A Note Regarding the Scope of This Initial Study. This Initial Study addresses potential environmental effects associated with the proposed Housing Element Update. In addition, as all of the sites identified to meet RHNA are already designated and/or zoned for residential development, the effects of redesignating and/or rezoning land do not need to be considered. This analysis does not address potential effects associated with future physical development of these or other sites which would be subject to subsequent environmental review.
Public Agencies Whose Approval May Be Required For Subsequent Actions (e.g. permits, financing approval, or participation agreement) State of California, Department of Housing and Community Development (HCD).
California Native American Tribes Consultation
In accordance with the requirements of Assembly Bill (AB) 52 and Senate Bill (SB) 18, on January 20, 2023, the City sent project notification letters to all Native American Tribes included on a list provided by the Native American Heritage Commission. The letters contained a brief description of the Housing Element Update and offered tribes an opportunity to consult regarding potential effects on tribal cultural resources. No requests for consultation had been received by the City as of March 6, 2023.
References
This Initial Study was prepared using the following information sources and reference documents, which are on file at the City of Buellton Planning Department:
Buellton General Plan
Buellton Municipal Code
Buellton Zoning Ordinance
Buellton General Plan EIR
Buellton Environmental Procedures
Buellton Draft 2023-2031 Housing Element Update dated February 2023 Field Reconnaissance
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Evaluation of Environmental Impacts
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a Lead Agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as onsite, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required.
4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analyses and references are discussed at the end of the checklist.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) The analysis of each issue should identify:
a) the significance criteria or threshold used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance
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I. Aesthetics
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
I. Aesthetics – Except as provided in Public Resources
Code §21099, would the project:
a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) Conflict with applicable zoning and other regulations governing scenic quality?
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the
area?
Impact Analysis
a. and b. Scenic Vistas / Resources: No roadways in the City are designated as state or local scenic highways, although U.S. Highway 101 and State Route 246 are the primary public viewing corridors that bisect the City in a north-south and east-west direction. In addition, no federal or state designated historic sites are located in Buellton, although the rich historic heritage of the City suggests there are likely a number of historically significant structures in the area.
The Housing Element Update would not directly result in physical development in the City, and no impacts to scenic vistas or resources would result. In addition, the identified RHNA sites are already designated and/or zoned to accommodate the density assumed in this analysis and no rezonings are proposed. Thus, the project would have no impact on scenic vistas or resources. Future development of the RHNA sites would be subject to subsequent environmental review and would need to comply with all applicable policies and regulations of the City, including the City’s Community Design Guidelines. c. Zoning / Regulations: The Housing Element Update would not involve physical development and would not conflict with zoning or regulations governing scenic quality. In addition, the RHNA sites identified in the Housing Element are already designated and/or zoned for development and would not conflict with regulations governing scenic quality.
Thus, no impact would result. Future development on these sites would be subject to subsequent environmental review and would be required to conform with zoning and all other regulations governing scenic quality.
d. Light and Glare: The proposed project would not directly result in development in the City and would not create light or glare in the City. Thus, no impact would result. Future development on the sites identified in the Housing Element would be subject to subsequent environmental review and would be required to adhere to the City’s policies and regulations regarding light and glare, including Zoning Ordinance requirements for Dark Sky Compliant lighting.
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Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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II. Agriculture and Forestry Resources
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
II. Agriculture and Forestry Resources – Would the
project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland) to nonagricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (per Public Resources Code §12220(g)),
timberland (Public Resources Code §4526, or
timberland zoned Timberland Production (per Govt
Code §51104(g))?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Impact Analysis
a. Farmland: The entire City of Buellton is designated as “Urban and Built-Up Land” according to the California Department of Conservation’s online farmland maps. The proposed Housing Element Update would not directly result in physical development in the City. In addition, future development on the sites identified in the Housing Element is already anticipated and would not convert important farmland, because there are no Prime, Unique, or Important Farmlands in the City. No impact to farmland would result. b. Agriculture, Williamson Act: The proposed Housing Element Update would not result in physical development in the City and would not conflict with existing zoning for agricultural use or a Williamson Act contract that restricts the use of land to agricultural or open space uses. In addition, the sites identified in the Housing Element are already designated and/or zoned for development and would not conflict with zoning or a Williamson Act contract, as there are no properties affected by these conditions. Thus, no impact would result. c. thru d. Forest Land, Timberlands: The City of Buellton does not contain any property zoned or designated as forest land (as defined in Public Resources Code §12220(g)) or timberland (as defined in Public Resources Code §4526). In addition, the City has no land designated or zoned for forestry or timberland resources. The proposed Housing Element Update is a policy document that will not directly result in physical development. In addition, because there are no forest lands, timberlands, or properties zoned for forestry or timber production in the City of Buellton, the sites referenced in the Housing Element would not conflict with forestry resources. No impact would result.
e. Farmland, Forest Land, Timberland: The proposed project would not directly result in physical development of the City and the sites identified in the Housing Element are
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consistent with existing general plan and zoning designations. Thus, the project would not result in the conversion of farmland or forest land and no impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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III. Air Quality
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
III. Air Quality - Where available, the significance criteria established by the applicable air quality management
or air pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is
non-attainment under an applicable federal or state
ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant
concentrations?
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
e) Exceed the SBCAPCD threshold standards for
Reactive Organics or Nitrogen Oxides (ozone
precursors)?
Impact Analysis
a. Air Quality Plan: The Santa Barbara County Air Pollution Control District (SBCAPCD) Guidelines state that a project is consistent with the Clean Air Plan if its direct and indirect emissions have been accounted for in the Clean Air Plan’s emissions forecast assumptions and if it would incorporate the standard fugitive dust control measures recommended by SBCAPCD during construction activities. The Final EIR prepared for the 2025 Buellton General Plan identified a significant and unavoidable air quality impact because the General Plan projected build-out population that exceeded that considered in the 2004 Clean Air Plan.
The current SBCAPCD CAP is the 2013 CAP which was adopted in 2015. The CAP relies primarily on the land use and population projections provided by the Santa Barbara County Association of Governments (SBCAG). The 2013 CAP utilized SBCAG’s Regional Growth Forecast 2010-2040, adopted December 2012, to project population growth and associated air pollutant emissions for Santa Barbara County. Land use assumptions were in turn derived from General Plans, local planning staff input and other sources.
The proposed project includes updates to a policy document and would not directly result in physical development in the City that would generate emissions. In addition, the sites identified for future development in the Housing Element Update are consistent with applicable regulations and policies and no rezonings are required. Thus, no impact would result.
b. Criteria Pollutants: Cumulative impacts may result from individually minor but collectively significant projects, which “when considered together, are considerable or which compound or increase other environmental impacts” (CEQA Guidelines §15355). According to SBCAPCD, Santa Barbara County is in attainment/unclassified for all federal ambient air
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quality standards. However, the County is in nonattainment for the state ozone standard and the PM10 (particulate matter) standard. The proposed project would not directly result in physical development in the City that could affect attainment levels. In addition, the sites included in the Housing Element are already planned for development and would not impact the County’s ability to achieve standards. No impact would result. c. Sensitive Receptors: Sensitive receptors are children, elderly, asthmatics, and others who are at a heightened risk of negative health outcomes due to exposure to air pollution. The project would not result in physical development that could increase pollutant concentrations and affect sensitive receptors. In addition, the sites identified in the Housing Element for future development are consistent with the City’s land use policies and regulations. No impact would result. Future residential development proposals on these sites would be subject to subsequent environmental review including an assessment of impacts on sensitive receptors. d. Emissions Affecting People: Because the proposed project would not generate pollutants or odors, it would not adversely affect a substantial number of people. No impact would result. e. Ozone Precursors: As outlined in III.b above, the proposed project would not directly result in physical development and the sites identified in the Housing Element are already designated and/or zoned for development. Thus, the project would not generate ozone precursors in excess of SBCAPCD’s threshold standards and no impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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IV. Biological Resources
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
IV. Biological Resources - Would the project:
a) Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S.
Fish and Wildlife Service?
b) Have a substantial adverse impact on any riparian
habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Conservation Community
Plan, or other approved local, regional, or state habitat conservation plan?
Impact Analysis
a. Sensitive Species: Buellton is an urbanized community that supports ornamental, non-native, and native plant and wildlife habitats. Ornamental plant communities are located throughout the residential, commercial, and industrial areas of the City. Non-native annual grassland and native habitat types, including riparian, coastal scrub, and oak woodland habitat, occur primarily on the edges of the community. Several candidate, sensitive, or special status plant and animal species are known or suspected to exist in the grassland and native habitat areas.
As previously identified, the Housing Element Update is a policy document that would not directly result in the construction, modification, or improvement of residential development in the City. In addition, the sites identified in the Housing Element are already designated and/or zoned for development and would not have an adverse effect on any species identified as candidate, sensitive, or special status, and no impact would result. Future residential development proposals on these sites would be subject to subsequent environmental review and is not a part of this analysis.
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b. Riparian Habitat: Riparian habitats associated with the Santa Ynez River and three tributary creeks exist in the City of Buellton. Riparian habitats are generally considered to be a sensitive natural community by the California Department of Fish & Wildlife (CDFW) and are also under the jurisdiction of CDFW pursuant to Section 1600 et seq. of the California Fish and Game Code, and the Regional Water Quality Control Boards {RWQCB) under the PorterCologne Act. Riparian habitats along the river and natural drainage features are also considered sensitive by the City. The proposed project would not directly result in development in the City and as such would not have a substantial adverse impact on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service. Thus, no impact would result.
c. Wetlands: The proposed Housing Element Update is a policy document that would not result in physical development in the City. In addition, the sites identified in the Housing Element are already designated and/or zoned for development and no rezonings are required. Thus, no impact to wetlands would result. Future residential development proposals in the City would be subject to subsequent environmental review and would be analyzed for potential effects related to wetlands.
d. Wildlife Corridors: The proposed project would not result in physical development in the City. As such, the project would not interfere with the movement of any native resident or migratory fish or wildlife species or impact the use of native wildlife nursery sites, and no impact would result.
e. Local Policies: The project would not directly result in physical development in the City and would not conflict with any local policies or ordinances protecting biological resources, including policies in the City’s General Plan Conservation and Open Space Element, as detailed in the Land Use and Planning section of this IS/ND, or the City’s Native Tree Protection Ordinance, because no native trees will be removed or disturbed as part of the project. No impact is anticipated.
f. Habitat Conservation Plan: No local, regional, or state conservation plans have been prepared for the City. In addition, the project would not directly result in physical development in the City no impact would occur.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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V. Cultural Resources
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
V. Cultural Resources - Would the project:
a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5?
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
c) Disturb any human remains, including those interred
outside of formal cemeteries?
Impact Analysis
a. Historical Resources: The Housing Element is a policy document that includes goals and policies to encourage new and affordable housing development in Buellton. The Housing Element Update would not directly result in physical development in the City and thus would not affect historical resources. In addition, the sites identified in the housing element are already designated and/or zoned for development and thus would not introduce development into an area not previously identified for development. Thus, no impact to historical resources would occur. Future development on the sites identified in the Housing Element is not part of this analysis and would be subject to subsequent environmental review.
b. and c. Archaeological Resources: The proposed project would not directly result in physical development and would not impact archaeological resources or human remains. Future development on the RHNA sites is not part of this analysis and would be subject to subsequent environmental review for potential impacts related to archaeological resources and human remains.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 12
VI. Energy
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
VI. Energy - Would the project:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
Impact Analysis
a. Energy Resources: The proposed Housing Element Update would not directly result in physical development and would not consume energy resources. In addition, the sites identified in the Housing Element to meet RHNA are already designated and/or zoned for residential development and would not introduce residential development into an area that was not already planned. Thus, no impact would result. Future development on the sites identified in the Housing Element would be subject to subsequent environmental review and is not a part of this analysis.
b. Energy Plans: The proposed project does not propose physical development and would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Thus, no impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
DRAFT Initial Study / Negative Declaration March 2023
City of Buellton 13
VII. Geology and Soils
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
VII. Geology and Soils - Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault?
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project,
and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil creating substantial direct or indirect risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal
systems where sewers are not available for the
disposal of waste water?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Impact Analysis
a. Geologic Hazards (i-iv): The Central Coast of California is an active seismic region, and moderate to strong earthquakes can occur on numerous faults. According to the General Plan Safety Element, no active or potentially active faults exist in the City. However, the Santa Ynez Fault and the Los Alamos Fault are located approximately 7 miles from the City, and the San Andreas fault is located approximately 50 miles to the northeast. Because of these and other faults in the region, there is a potential for seismic-related ground failure, liquefaction, and landslides in the City.
The proposed Housing Element Update would not directly result in physical development and would not be subject to fault rupture, seismic ground shaking or failure, liquefaction, or landslides. In addition, the sites identified in the Housing Element to meet RHNA are already designated and/or zoned for residential development and would not introduce residential development into an area that was not already planned. Thus, no impact would result. Future development on these sites would be subject to subsequent review including an assessment of geologic hazards.
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b. through d. Geologic Units/Soils: The proposed Housing Element Update is a policy and document that includes goals and policies to encourage new and affordable housing development in Buellton. The Housing Element Update would not directly result in physical development in the City and thus would not result in soil erosion or be affected by unstable or expansive soils or geologic units. The sites identified in the Housing Element to meet RHNA are already designated and/or zoned for residential development and would not introduce residential development into an area that was not already planned. Thus, no impact would result. Future development on the sites identified in the Housing Element would be subject to subsequent environmental review and is not a part of this analysis. e. Septic Systems: The proposed project would not directly result in physical development and thus would not have soils incapable of supporting waste disposal systems. No impact would result.
f. Paleontological / Geologic Resources: The proposed project would not directly result in physical development that could impact paleontological resources. Thus, no impact would result. Future housing development on the sites included in the Housing Element would be subject to subsequent environmental review including potential effects on paleontological/ geologic resources.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 15
VIII. Greenhouse Gas Emissions
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
VIII. Greenhouse Gas Emissions - Would the project:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
b) Conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
Impact Analysis
a. GHG Generation: Greenhouse gases (GHGs) are naturally present in the atmosphere and are released by natural sources or formed from secondary reactions taking place in the atmosphere. In addition, human activities over the past 200 years have caused greatly increased quantities of GHGs to be released into the atmosphere, which in turn increases the natural greenhouse effect and is thought to cause climate change. Human-induced GHGs include the following:
Carbon dioxide (CO2)
Methane (CH4)
Nitrous oxide (N2O)
Hydrofluorocarbons (HFCs)
Perfluorocarbons (PFCs)
Sulfur hexafluoride (SF6)
The Housing Element Update is a policy document that would not generate greenhouse gas emissions. In addition, the sites identified in the Housing Element for future residential development are already designated and/or zoned for residential use and would not introduce unanticipated development into the area. Thus, no impact would result. Future housing proposals on these sites would be subject to subsequent environmental review and is not a part of this analysis.
b. GHG Plans/Policies: In 2006, California adopted AB 32, which required the state to reduce statewide GHG emissions to 1990 levels by 2020. In 2016, California adopted SB 32, which required the state to reduce statewide GHG emissions to 40% below 1990 levels by 2030. AB 32 and SB 32 codified state targets and directed state regulatory agencies to develop rules and regulations to meet the targets; AB 32 and SB 32 do not stipulate project‐specific requirements. Specific requirements are codified in rules and regulations developed by regulatory agencies such as CARB and SCAQMD, and local City ordinances.
The AB 32 2008 Scoping Plan outlined the state’s strategy to achieve the 2020 GHG emissions reduction target via a set of recommended measures. The implementation of these measures relies on actions on the part of state agencies and local governments, not individual projects.
Actions include, but are not limited to, development and implementation of rules, market projects, zero‐emission projects, renewable fuel standards, the Low Carbon Fuel Standard (LCFS), vehicle efficiency measures, energy efficiency projects, green building strategies, market‐based mechanisms, incentive measures, as well as land use planning and permitting.
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In 2014, CARB adopted an update to the 2008 Scoping Plan that built upon the initial Scoping Plan, with new strategies to achieve the 2020 AB 32 state target. In 2017, CARB adopted a second update to the 2008 Scoping Plan. The 2017 Scoping Plan Update highlights the state’s progress toward meeting the 2020 GHG emission reduction goal, identifies funding opportunities to reduce GHG emissions through state planning and low carbon investments, identifies climate change priorities for 5 years, and sets the groundwork to reach long‐term goals. The 2017 Scoping Plan Update also includes specific recommended actions for lead agencies and identifies possible regulatory actions for vehicles and fuels.
The 2008 Scoping Plan, the 2014 Scoping Plan Update, and the 2017 Scoping Plan Update envision that reductions in GHG emissions will come from virtually all sectors of the economy and be accomplished from a combination of policies, planning, direct regulations, market approaches, incentives, and voluntary efforts. These efforts also target GHG emissions reductions from cars and trucks, electricity production, and fuels; implementation relies on actions on the part of state agencies and local governments, not individual projects.
The Housing Element Update would not result in development that could conflict with the Scoping Plan or any other plan, policy, or regulation adopted for the purpose of reducing greenhouse gas emissions. In addition, the sites identified in the Housing Element are already designated and/or zoned for residential use and would not introduce unanticipated development into the area. Thus, no impact would result. Future housing proposals on these sites would be subject to subsequent environmental review.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 17
IX. Hazards and Hazardous Materials
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
IX. Hazards and Hazardous Materials - Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within onequarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code §65962.5 and, as a result, would it
create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
Impact Analysis
a. Hazardous Substances: The Housing Element Update will not result in direct physical development in the City. In addition, the sites identified in the Housing Element are already designated and/or zoned for residential use and would not introduce unanticipated development into the area. Thus, no impact related to hazardous substances would result.
Future development on the sites identified in the Housing Element would be subject to subsequent environmental review including an analysis of potential hazardous substances. b. Hazardous Materials Releases: The proposed Housing Element Update and the sites identified in the Housing Element would not result in direct physical development in the City and thus would not result in impacts related to upset or accidental release of hazardous materials.
c. Hazardous Materials Near Schools: Schools in Buellton include one elementary school and one middle school operated by the Buellton Union School District and one K-12 Charter School. All are located near Highway 246 in the central portion of the City. The proposed project does not include any development and thus would not expose existing or proposed schools to hazardous emissions, materials, substances, or waste. Future development on the
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sites identified in the Housing Element would be subject to subsequent environmental review including an analysis of potential hazardous substances near schools. d. Hazardous Materials Sites: The proposed Housing Element Update would not result in direct physical development in the City and would not result in impacts on hazardous waste sites or create a hazard to the public or the environment. In addition, none of the sites referenced in the Housing Element are included in any list of hazardous materials sites compiled pursuant to Government Code §65962.5. No impact would occur. e. Public and Private Airstrip Safety Hazards: No public or private airports or airstrips are located within 2 miles of the City of Buellton. No impact is anticipated. f. Emergency Response/Evacuation: As a policy document, the proposed Housing Element Update would not result in physical development in the City and would not impair implementation of or physically interfere with the City’s adopted 2018 Emergency Management Plan or the 2017 Local Hazard Mitigation Plan. In addition, the sites identified in the Housing Element are already designated and/or zoned for residential use and would not introduce unanticipated development into the area that could conflict with emergency response. No impact is anticipated.
g. Wildland Fire Hazards: The City of Buellton is not located in a high fire hazard severity area according to maps provided by the State Fire Marshall. Nonetheless, the Santa Ynez Valley is subject to wildland fires particularly during prolonged dry periods from late spring through the fall when seasonal winds increase local fire hazards. The proposed policy document would not result in physical development and would not expose people or structures to wildland fires. In addition, the residential development sites referenced in the Housing Element are already planned for future development and would not introduce a new unanticipated land use. No impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 19
X. Hydrology and Water Quality
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
X. Hydrology and Water Quality - Would the project:
a) Violate Regional Water Quality Control Board water
quality standards or waste discharge requirements or
otherwise substantially degrade surface or ground
water quality?
b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge such
that the project may impede sustainable groundwater
management of the basin?
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the
course of a stream or river or through the addition of
impervious surfaces, in a manner that would:
i) Result in substantial erosion or siltation on- or offsite? ii) Substantially increase the rate or amount of
surface runoff in a manner that would result in
flooding on- or off-site?
iii) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
iv) Impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
Impact Analysis
a. RWQCB Standards: The proposed Housing Element Update would not directly result in physical development in the City and would not violate any Regional Water Quality Control Board (RWQCB) standards. In addition, the sites identified in the Housing Element are already designated and/or zoned for residential use and would not introduce unanticipated development into the area. Thus, no impact would result. Future development of housing on the sites identified in the Housing Element would be subject to subsequent environmental review and would be required to comply with all applicable standards. b. Groundwater Supply: Water is supplied to the City of Buellton from the Buellton Uplands Groundwater Basin, the Santa Ynez River Riparian Basin, and the State Water Project (SWP).
Water allocation from the SWP varies based on local demand and availability. Therefore, the City’s SWP supplies may fluctuate based on the quantity of water the City needs to meet demand and whether or not it is available from the state. Neither groundwater basin is in a state of overdraft.
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The proposed project would not involve physical development and would not affect groundwater supplies or recharge. In addition, the sites identified in the Housing Element are already planned for development and thus have been accounted for in the Central Coast Water Authority’s (CCWA) Urban Water Management Plan (UWMP), which projects water needs based on general plan and zoning regulations. No impact would result. c. Drainage Patterns: The proposed Housing Element Update, including the identified RHNA sites, would not directly result in physical development and thus would not affect or alter existing drainage patterns. No impact would result.
d. Flood Hazard, Tsunami, or Seiche Zones: As outlined in the Safety Element, much of the City is within the 100- and 500-year FEMA flood boundary for Santa Ynez Creek and its tributaries. Development in the City is required to meet the standards of the Flood Plain Administrator if located in a flood zone. In addition, although inundation caused by failure or flooding of the Bradbury Dam (Lake Cachuma) located about twelve miles to the east of the City is considered unlikely, it could potentially inundate property in the central and southern portions of the City of Buellton. The Bureau of Reclamation is the responsible agency for the dam, and under its Dam Safety Program, the Bureau regularly monitors, examines and evaluates the performance of the Bradbury Dam to ensure facilities do not present unreasonable risks to the public, property, or the environment. The Santa Barbara County Office of Emergency Management (OEM) maintains inundation maps, and the County Sheriff’s Office is the authority responsible for identifying evacuation zones and actions to be taken for dam inundation events. The City is not subject to tsunamis or seiches.
Buellton is subject to a National Pollutant Discharge Elimination System (NPDES) General Permit (MS4), which authorizes the City to discharge stormwater collected by its storm sewer systems to waters of the United States. As part of the permit, the City developed a Storm Water Management Program to outline measures to reduce the discharge of pollutants. The Program includes best management practices for development to retain and filter water onsite.
The proposed project does not include physical development, and there is no risk of release of pollutants due to project inundation. Thus, no impact would result. e. Water Quality Control Plan / Sustainable Groundwater Management Plan: Buellton is subject to the Central Management Area (CMA) Groundwater Sustainability Plan (GSP), which outlines how the Santa Ynez River Valley Groundwater Basin will achieve sustainability by 2042. According to the GSP, the Santa Ynez River is the primary surface water source in the basin, and the Buellton Aquifer is the principal aquifer in the basin. The GSP indicates that current Basin conditions are sustainable and no undesirable results (defined as significant and unreasonable impacts to sustainability indicators) are occurring.
The proposed Housing Element Update would not conflict with or obstruct implementation of the CMA GSP. In addition, the sites identified in the Housing Element to meet RHNA are already designated and/or zoned for residential development and would not introduce residential development into an area that was not already planned. No impact would result.
Future development on the sites would be subject to subsequent environmental review and would be evaluated to ensure complies with all applicable requirements regarding water quality and groundwater management.
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Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 22
XI. Land Use and Planning
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XI. Land Use and Planning - Would the project:
a) Physically divide an established community?
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
Impact Analysis
a. Physical Division of Established Communities: The Housing Element Update is a policy document that would not directly result in physical development in the City. In addition, the Housing Element Update includes policies to preserve existing residential land uses and promote the development of Accessory Dwelling Units (ADUs) within established neighborhoods. In addition, the Housing Element demonstrates that the City’s RHNA can be met without rezoning additional properties for housing. The sites included in the RHNA are urban infill properties that are already planned for development. As such, they would be located near public transportation, schools, and services and would not require the construction of new roads or infrastructure to support new development. No impact would result.
b. Policy Consistency: The proposed project is consistent with all applicable policies of the General Plan. In addition, the sites identified for future housing are already planned for development and would not introduce development into new areas. In addition, although the General Plan and the Zoning Map designate AHOZ Sites II and VII for General Commercial land uses, the AHOZ Ordinance specifically allows residential development on these sites provided that affordability levels and other requirements are met. Thus, the project would not cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. No impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 23
XII. Mineral Resources
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XII. Mineral Resources - Would the project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
Impact Analysis
a. and b. Mineral Resources: The Buellton General Plan indicates that although sand, gravel, and rock are extracted from the Santa Ynez River bed near Buellton, no extraction occurs within the City limits. No other mineral resources are known to exist in the City. In addition, the proposed Housing Element Update would not directly result in physical development that could potentially impact mineral resources. The sites identified in the Housing Element for future residential development are already planned for development and are not known to contain mineral resources.. No impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 24
XIII. Noise
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIII. Noise - Would the project result in:
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
b) Generation of excessive groundborne vibration or
groundborne noise levels?
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to
excessive noise levels?
d) Generation of noise levels in excess of the noise level standards contained in the Noise Element of the
General Plan?
Impact Analysis
a. and b. Noise and Vibration: The proposed Housing Element Update, including the identified RHNA sites, would not directly result in physical development in the City and would thus not increase ambient noise levels, groundborne noise levels, or groundborne vibration in the City. No impact would result. Physical development of the RHNA sites is not addressed in this Initial Study and would be subject to subsequent environmental review. c. Airport / Airstrip Noise: As identified in Section IX, Hazards and Hazardous Materials, no public or private airports or airstrips are located within or near the City of Buellton. The project would not expose people residing or working in the project area to excessive airport or airstrip noise levels and no impact would result.
d. General Plan Noise Levels: The General Plan Noise Element contains policies restricting the generation of noise to compatible levels. The proposed project would not result in development that would generate noise. No impact is anticipated.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 25
XIV. Population and Housing
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIV. Population and Housing - Would the project:
a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing people or
housing, necessitating the construction of replacement
housing elsewhere?
Impact Analysis
a. Population Growth: The Housing Element Update would not directly result in physical development in the City and thus would not induce population growth in the area. Future development on the sites identified in the Housing Element are already planned for residential development by the General Plan and/or the AHOZ Ordinance. Thus, no impact would result.
b. Displacement: The proposed project would not result in physical development and thus would not result in the displacement of substantial numbers of people or housing. No impact would result. Future development on the sites identified in the Housing Element would be subject to subsequent review.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 26
XIV. Public Services
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIV. Public Services - Would the project result in
substantial adverse physical impacts associated with
the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
a) Fire protection?
b) Police protection?
c) Schools?
d) Parks?
e) Other public facilities?
Impact Analysis
a. through e. Public Services: The Housing Element Update would not directly result in physical development in the City. As such, it would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities or services. In addition, the housing sites included in the Housing Element are already planned for future development and no impact would result. Future development proposals on these sites will be reviewed on a case-by-case basis to determine if development fees or other mitigation is required to ensure no impact to public facilities will result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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XVI. Recreation
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XVI. Recreation
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities that might have an adverse physical effect on the environment?
Impact Analysis
a. and b. Parks and Recreation: The Housing Element Update is a policy document and would not directly result in physical development in the City. As such, it would not increase the use of park and recreational facilities or require the construction or expansion of facilities. In addition, the housing sites included in the Housing Element are already designated and/or zoned for residential development. No impact would result. Future development proposals on these sites will be reviewed on a case-by-case basis to determine if development fees or other mitigation is required to ensure no impact to recreational facilities would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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XVIII. Transportation
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XVII. Transportation - Would the project:
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
b) Conflict or be inconsistent with CEQA Guidelines
§15064.3, subdivision (b)?
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
d) Result in inadequate emergency access?
e) Cause an intersection or roadway segment to
deteriorate to a Level of Service ‘D’ or worse, or
generate traffic in excess of Congestion Management
Plan threshold levels?
Impact Analysis
a. Program/Plan/Policy Consistency: The proposed project includes policy updates and would not directly result in development that could conflict with the City’s Circulation Element or any other program, plan, ordinance, or policy addressing the circulation system in the City.
Likewise, development on the sites referenced in the Housing Element is already anticipated by the land use plan and would not introduce new development that could conflict with applicable plans or policies. No impact would result.
b. Vehicle Miles Travelled (VMT): Section 15064.3 of the CEQA Guidelines states that a project’s transportation impacts should be analyzed through an assessment of its vehicle miles travelled (VMT). The proposed Housing Element Update would not directly result in physical development and thus would not result in any VMT. In addition, development on the sites identified in the Housing Element are not expected to conflict with CEQA §15064.3(b), because the sites are already planned for development, are of relatively small size, and are situated in an area served by transit. In addition, because most of the sites will include an affordable housing component, they will likely improve the jobs-housing balance and shorten commutes as stated in the Governor’s Office of Planning and Research (OPR) Technical Advisory on Evaluating Transportation Impacts (December 2018). Therefore, no impacts to VMT would result. When development is proposed on these sites, it will be subject to subsequent environmental review to that ensure transportation impacts will not result.
c. Hazards: The proposed project will not directly result in physical development and thus will not increase hazards due to a geometric design feature. No impact would result. d. Emergency Access: The proposed project will not directly result in physical development and thus will not result in inadequate emergency access. No impact will result.
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e. Level of Service / Congestion Management Plan: The proposed project will not directly result in physical development and thus will not cause an intersection or road segment to deteriorate to Level of Service (LOS) ‘D’ or worse, or conflict with a Congestion Management Plan. In addition, the sites referenced in the Housing Element are already designated and/or zoned for residential development and no impact would result.
Findings and Mitigation
No impacts would occur; therefore, no mitigation is required.
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City of Buellton 30
XVIII. Tribal Cultural Resources
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XVIII. Tribal Cultural Resources - Would the project:
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code §21074 as either a site,
feature, place, cultural landscape that is geographically defined in terms of the size and scope of the
landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in Public
Resources Code §5020.1(k), or
ii) A resource determined by the lead agency, in its
discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code §5024.1.
In applying the criteria set forth in subdivision (c) of Public Resource Code §5024.1, the lead agency
shall consider the significance of the resource to a
California Native American tribe.
Impact Analysis
a)i. Historical Resources Register: The proposed project is an update of the Buellton Housing Element which applies to the entire City. The project does not involve physical development and would not affect any properties listed or eligible for listing in a state or local register of historical resources. No impact is anticipated.
a)ii. Other Significant Resources: Santa Barbara County contains a rich prehistory with the earliest occupation estimated at 8,000 years Before Present (BP). As a policy document, the proposed Housing Element Update would not result in direct physical development and thus would not cause a substantial adverse change in the significance of any archaeological resources, and no impact would result. In addition, the sites identified in the Housing Element to satisfy RHNA are already designated and zoned for residential development, and no rezones are required. Thus, no impact would result.
Assembly Bill 52 requires that a lead agency begin consultation with California Native American tribes that request consultation prior to release of a project Negative Declaration, a Mitigated Negative Declaration, or an EIR. Tribes who receive a formal notification under AB 52 have 30 days to respond and request consultation. The City of Buellton notified affected tribes about the project on January 20, 2023. No tribes requested consultation under AB 52.
In addition, Senate Bill 18 requires that a lead agency consult with Native American tribes for any project involving adoption of an amendment to a general plan or a specific plan. The proposed Housing Element Update is a general plan amendment and thus is subject to SB 18.
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City of Buellton 31
Tribes who receive a formal notification under SB 18 have 90 days to request consultation. On January 20, 2023, the City notified tribes of the Housing Element Update per SB 18. As of March 6, 2023, no tribes had requested consultation under SB 18, and the period to request consultation will remain open through April 20, 2023.
Findings and Mitigation
No impact would result, and no mitigation is required. In addition, this section will be updated as necessary following the close of the SB 18 tribal notification consultation period.
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City of Buellton 32
XIX. Utilities and Service Systems
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XIX. Utilities And Service Systems -Would the project:
a) Require or result in the relocation or construction of new or expanded water, waste water treatment or
storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
c) Result in a determination by the waste water treatment provider which serves or may serve the project that it
has adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
d) Generate solid waste in excess of state or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid
waste?
Impact Analysis
a. Water / Wastewater Treatment Facilities: As previously identified, the Housing Element would not directly result in the construction, modification, or improvement of residential development in the City. As such, the project would not require the construction or expansion of water or wastewater treatment that could cause significant environmental effects. In addition, the sites identified for future housing in the Housing Element are already planned for development by the General Plan and would not introduce new, unanticipated development that could affect water or wastewater facilities. No impact would result. b. and c. Water / Wastewater Supplies / Capacity: The proposed project would not directly result in development and thus would not impact water supplies or wastewater treatment capacity. In addition, the sites identified for future housing are already planned for development by the General Plan and thus have been accounted for in the applicable water and wastewater master plans. No impact would result.
d. and e. Solid Waste: The proposed project would not directly result in development and thus would not generate solid waste or conflict with waste reduction regulations or statutes. No impact would result.
Findings and Mitigation
No significant impacts would occur, so no mitigation is required.
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City of Buellton 33
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City of Buellton 34
XX. Wildfire
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
XX. Wildfire - If located in or near state responsibility areas or lands classified as very high fire hazard
severity zones, would the project:
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
Impact Analysis
a. Emergency Response Plan: Emergency Response/Evacuation: As a policy document, the proposed Housing Element Update would not result in physical development in the City and would not impair implementation of or physically interfere with the City’s adopted 2018 Emergency Management Plan or the 2017 Local Hazard Mitigation Plan. In addition, the sites identified in the Housing Element are already designated and/or zoned for residential use and would not introduce unanticipated development into the area that could conflict with emergency response. No impact would result.
b. Wildfire Pollutants: The City of Buellton is not located within state responsibility areas classified as very high fire hazard severity zones. However, properties across the Santa Ynez River south of the City are located within very high fire hazard severity zones. The proposed project would not directly result in physical development and thus would not expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. No impact would result.
c. Infrastructure: The project would not require the installation or maintenance of infrastructure that could exacerbate fire risk or result in temporary or ongoing impacts to the environment.
Likewise, the housing sites identified in the Housing Element are already planned for housing development in the General Plan and/or the AHOZ Ordinance and would not involve infrastructure that could aggravate fire risk. No impact is anticipated. d. Exposure to Risks: The proposed project would not directly involve development and thus would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes. The sites identified in the Housing Element are located in an urban area
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City of Buellton 35
and have already been programmed for development by the City’s policy and regulatory documents. No impact is anticipated.
Findings and Mitigation
No significant impacts would occur, so no mitigation is required.
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City of Buellton 36
XII. Mandatory Findings of Significance
Issues:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact No Impact
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other current projects, and the effects of probable future
projects)?
c) Does the project have environmental effects that will cause substantial adverse effects on human beings,
either directly or indirectly?
Impact Analysis
a. Environmental Quality: As outlined in Section IV, Biological Resources; and Section V, Cultural Resources; the City of Buellton contains a variety of sensitive plant and wildlife species and has a rich history and prehistory. The proposed Housing Element Update is a policy document that would not involve physical development in the City. In addition, the housing sites identified in the Housing Element are already programmed for development and thus would not degrade the environment, or significantly impact fish or wildlife populations, or cultural history or prehistory. Therefore, no impact would result. Future development on the sites identified in the Housing Element would be subject to subsequent environmental review to determine if potentially significant environmental quality impacts would result.
b. Cumulative Impacts: As outlined in this Initial Study, the proposed project would not have adverse individual effects on any environmental issue addressed in this document. In addition, there are no impacts that would be cumulatively considerable associated with the project. The project involves an update to the General Plan Housing Element and the sites identified in the Housing Element are already planned for development in the General Plan.
No impact would result.
c. Effects on Humans: The project would not adversely affect the environment or have an adverse effect on human beings. All of the environmental thresholds addressed in this report were determined to have “No Impact” or ”Less Than Significant Impact,” and no mitigation measures are required. Thus, the project would not have any direct or indirect impacts on human beings, and no impact would result. Future development on the sites identified in the
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City of Buellton 37
Housing Element would be subject to subsequent environmental review to determine if potentially effects on human beings would result.
RESOLUTION NO. 23-09
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF BUELLTON, CALIFORNIA, APPROVING THE 2023-
2031 (6TH CYCLE) HOUSING ELEMENT (23-GPA-01)
BE IT RESOLVED by the City Council of the City of Buellton as follows:
SECTION 1: Housing Element law is codified in Article 10.6 of the California Government Code commencing with Section 65580. Under these statutes, all communities in California are required to have a Housing Element as part of their adopted General Plan, which is to be updated every eight years. Buellton’s existing Housing Element was adopted on February 26, 2015.
SECTION 2: As set forth in Article 10.6 of the California Government Code commencing with Section 65580, the Housing Element is required to contain: (i) an assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs; (ii) a statement of the community’s goals, quantified objectives, and policies relative to the maintenance, preservation, improvement, and development of housing; and (iii) a program that sets forth an eight-year schedule of actions the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the Housing Element.
SECTION 3: A Draft Housing Element, dated February 2023, has been presented to the Planning Commission along with an Initial Study/Negative Declaration, dated March 2023, prepared pursuant to the California Environmental Quality Act of 1970. All proceedings having been duly taken as required by law, and upon review of the information provided by staff and consultants, consideration of the testimony given at a public meeting, as well as other pertinent information, the City Council finds the following:
A. Record. Prior to rendering a decision on any aspect of the Draft Housing Element, the City Council 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 April 20, 2023 (the “Planning Commission Public Hearing”).
2. All oral, written and visual materials presented by City staff and consultants in conjunction with the Planning Commission Public Hearing.
3. All public testimony, both written and oral, received in conjunction with that certain public hearing conducted by the City Council on May 11, 2023 (the “City Council Public Hearing”).
4. All oral, written and visual materials presented by City staff and consultants in conjunction with the City Council Public Hearing.
Resolution No. 23-09 Page 2 May 11, 2023
5. All comments, input, requests for revision and other direction received from the California Department of Housing and Community Development (State HCD), including its most recent comment letter of May 1, which proposes only minor revisions to the Draft Housing Element.
6. The following informational documents which, by this reference, are incorporated herein.
a. Those certain written reports concerning the Draft Housing Element dated April 20, 2023 and May 11, 2023 (the “Staff Reports”), and all attachments.
b. The February 2023 Draft Housing Element.
c. The Initial Study/Negative Declaration (Case No. 23-ND-01) prepared for the Draft Housing Element and dated March 2023, on file with the Planning Department.
B. Public Review. On the basis of evidence hereinafter listed, all administrative procedures and public participation requirements concerning the Draft Housing Element and Negative Declaration have been lawfully satisfied:
1. The proposed Negative Declaration was published by the Clearinghouse of the State of California on March 16, 2023 via the CEQAnet Web Portal.
The Project does not fall under California Code of Regulations Sections 15205 or 15206, and therefore does not require a State agency review period. The Negative Declaration was circulated for public review and comment from March 16, 2023 through April 5, 2023.
2. A notice of the April 20, 2023 Planning Commission Public Hearing regarding the Negative Declaration and Draft Housing Element and was emailed to interested persons on March 16, 2023, and was published in a newspaper of general circulation on April 6, 2023, a minimum of ten days prior to the Public Hearing (the “Planning Commission Public Notice”).
3. The Planning Commission Public Notice was posted in two public locations on April 6, 2023, a minimum of 10 days in advance of the Public Hearing.
4. A notice of the May 11, 2023 City Council Public Hearing regarding the Negative Declaration and Draft Housing Element was emailed to interested persons on May 1, 2023, and was published in a newspaper of general circulation on April 27, 2023, a minimum of ten days prior to the Public Hearing (the “City Council Public Notice”).
5. The City Council Public Notice was posted in two public locations on April 27, 2023, a minimum of 10 days in advance of the Public Hearing.
Resolution No. 23-09 Page 3 May 11, 2023
C. Environmental Clearance. An Initial Study and Negative Declaration were prepared in accordance with the requirements of the California Environmental Quality Act (“CEQA”), Public Resources Code section 21000 et seq., the State CEQA Guidelines, 14 C.C.R. section 15000 et seq., and the Environmental Impact Report Guidelines of the City of Buellton. The Initial Study and Negative Declaration and all related environmental documents forming the basis for this Negative Declaration and Resolution are located in and in the custody of the Planning Department, City of Buellton.
D. Consistency Finding. Based on the whole of the Record as set forth in Paragraphs A, B and C of this Section 3 above, the City Council finds and certifies that the Draft Housing Element: (i) conforms with the requirements of State Housing Law; and (ii) is consistent with the General Plan insofar as conforming revisions will be undertaken to ensure internal consistency following adoption of the Housing Element.
SECTION 4: Based upon the findings set forth in Section 3 above, the City Council hereby amends the General Plan of the City of Buellton to incorporate the changes set forth in the Draft Housing Element dated February 2023. The City Council further directs staff to send the adopted Housing Element to State HCD for its final certification and to make any final administrative changes required by State HCD to achieve final certification by that entity should it not immediately certify the adopted Housing Element.
SECTION 5: The City Clerk shall certify as to the adoption of this Resolution.
PASSED, APPROVED, AND ADOPTED this 11th day of May, 2023.
__________________________________
Dave King
Mayor
ATTEST:
___________________________________
Linda Reid
City Clerk
City of Buellton
2023-2031 Housing Element
Public Review Draft
Revised February 2023
Revisions in Response to the Department of Housing & Community Development (HCD) Letter of January 3, 2023
Attachment 1 Page 105 of 331
Acknowledgements
City Council
David King Mayor
John Sanchez Vice Mayor
Hudson Hornick Council Member
Elysia Lewis Council Member
David Silva Council Member
Planning Commission
Patty Hammel Chair
Art Mercado Vice Chair
Laura Romano Defazio Commissioner
Shannon Reese Commissioner
Marcilo Sarquilla Commissioner
City Staff
Scott Wolfe City Manager
Andrea Keefer Planning Director
Cara Miralles Assistant Planner
Irma Tucker Contract Planner
Clare Barcelona Staff Assistant/Planning Technician
Consultant Team
Civic Solutions
Veronica Tam & Associates
Draw Tap GIS
Attachment 1 Page 106 of 331
2023-2031 Housing Element
City of Buellton H-iii
CONTENTS
Executive Summary......................................................................................................................................................... 1 A. Introduction........................................................................................................................................................... 1
1. Purpose and Legal Framework................................................................................................................ 3
2. Relationship to the General Plan ............................................................................................................. 3
3. Public Engagement .................................................................................................................................... 4 B. Housing Plan......................................................................................................................................................... 8
1. Goals and Policies ...................................................................................................................................... 8
2. Implementation Programs and Actions................................................................................................ 10
3. Summary of Quantified Objectives ....................................................................................................... 18 C. Housing Needs Assessment.............................................................................................................................. 20
1. Population Characteristics ...................................................................................................................... 20
2. Housing Stock Characteristics................................................................................................................ 23
3. Household Profile .................................................................................................................................... 26
4. Special Housing Needs ........................................................................................................................... 28
5. Housing Preservation Needs.................................................................................................................. 32
6. Affirmatively Furthering Fair Housing ................................................................................................ 35 D. Constraints Analysis........................................................................................................................................... 39
1. Governmental Constraints...................................................................................................................... 39
2. Environmental Constraints..................................................................................................................... 72
3. Market Constraints .................................................................................................................................. 73 E. Housing Opportunities and Resources............................................................................................................ 75
1. Potential for Future Housing.................................................................................................................. 75
2. Credits Toward RHNA ........................................................................................................................... 76
3. Residential Sites Inventory ..................................................................................................................... 78
4. Progress in Meeting Housing Needs..................................................................................................... 84
5. Financial Resources.................................................................................................................................. 85
6. Administrative Resources....................................................................................................................... 86 F. Evaluation of Accomplishments of 5th Cycle Housing Element................................................................... 89
APPENDICES
Appendix A – Public Engagement Materials
Appendix B – Affirmatively Furthering Fair Housing (AFFH) Analysis Attachment 1 Page 107 of 331
2023-2031 Housing Element
City of Buellton H-iv
TABLES
Table H-1 6th Cycle RHNA, City of Buellton.................................................................................................................. 2 Table H-2 Summary of 6th Cycle RHNA Accommodation, City of Buellton ............................................................. 3 Table H-3 Quantified Objectives.................................................................................................................................... 19 Table H-4 Population Change – Neighboring Jurisdictions, 2010-2020.................................................................... 20 Table H-5 Population Growth Forecast, 2000 to 2050 ................................................................................................. 21 Table H-6 Population Characteristics (2019) ................................................................................................................ 21 Table H-7 Sex and Age Composition (2015 and 2019) ................................................................................................ 22 Table H-8 Educational Attainment for Santa Barbara County and Buellton ........................................................... 22 Table H-9 Selected Housing Characteristics, 2019....................................................................................................... 23 Table H-10 Total Housing Units and Growth, 2000 to 2020......................................................................................... 25 Table H-11 Housing Occupancy (2019)........................................................................................................................... 25 Table H-12 Income in 2019 (Inflation-Adjusted Dollars).............................................................................................. 26 Table H-13 Buellton 6th Cycle RHNA Household Income Distribution ..................................................................... 27 Table H-14 Income Limits for Low and Moderate-Income Households, Santa Barbara County............................ 28 Table H-15 Affordable Housing Limits for Low- and Moderate-Income Households ............................................ 28 Table H-16 Subsidized Multi-Family Housing .............................................................................................................. 33 Table H-17 City General Plan Residential Land Use Designations............................................................................. 39 Table H-18 Zones Allowing Residential Uses ................................................................................................................ 40 Table H-19 Development Standards in Zones that Allow Residential Development .............................................. 41 Table H-20 Lot Standards in Single-Family Residential Zones ................................................................................... 42 Table H-21 Density Standards Multi-Family Residential Zones and Affordable Housing Overlay Zone (AHOZ) Sites .................................................................................................................................................. 42 Table H-22 The Village Specific Plan Setback Standards.............................................................................................. 43 Table H-23 Avenue of Flags Specific Plan Building Types and Development Standards ....................................... 43 Table H-24 Mixed-Use Development Standards ........................................................................................................... 44 Table H-25 Parking Rates for Residential Land Uses.................................................................................................... 47 Table H-26 Housing Types Permitted by Zone.............................................................................................................. 48 Table H-27 Planning Fees.................................................................................................................................................. 63 Table H-28 Santa Barbara County Fire Department Review Fee................................................................................. 64 Table H-29 Residential Development Impact Fees........................................................................................................ 65 Table H-30 Estimated Total Fee Amounts, Single-Family and Multi-Family Housing (2022)................................ 65 Table H-31 Permit Approval Authority.......................................................................................................................... 66 Table H-32 Estimated Permit Processing Time.............................................................................................................. 66 Table H-33 Mixed-Use Zone Combinations ................................................................................................................... 67 Table H-34 City of Buellton 6th Cycle RHNA Allocation.............................................................................................. 75 Table H-35 Units Pending Approval in 2022 (Pipeline Projects)................................................................................. 76 Table H-36 RHNA Surplus after Credits ........................................................................................................................ 78 Table H-37 Development Potential in Remaining AHOZ and Vacant Residential Sites ......................................... 81 Table H-38 Summary of RHNA Accommodation......................................................................................................... 85 Table H-39 5th RHNA Accomplishments........................................................................................................................ 89 Table H-40 Review of Past Accomplishments................................................................................................................ 90 Table H-41 Demographics of City of Buellton, By District Elections (2020) ............................................................ 136 Table H-42 Household Income in City of Buellton, By District Elections (2020)..................................................... 138 Table H-43 Households with Children in Santa Barbara County, by Jurisdictions (ACS 2015-2019) .................. 141 Table H-44 HUD Opportunity Indicators by Race/Ethnicity, Santa Barbara County ........................................... 143 Table H-45 HUD Opportunity Indicators by Census Tract (HUD, 2020)................................................................. 144 Table H-46 Opportunity Map Scores and Categorization by Tract........................................................................... 144 Table H-47 Distribution of RHNA Units by TCAC Opportunity Area .................................................................... 145 Table H-48 CalEnviroScreen 4.0 Indicators of Census Tract 608001901 (2021)........................................................ 149 Table H-49 Cost-Burden (>30% of Gross Income) by Race/Ethnicity...................................................................... 153 Table H-50 Overcrowded Households by Tenure....................................................................................................... 156 Table H-51 Households with Housing Problems and Severe Housing Problems .................................................. 157 Table H-52 Housing Unit Age........................................................................................................................................ 159 Table H-53 Identified Sites Distribution in Three Census Block Groups, Census Tract 19.01............................... 166 Table H-54 AFFH Table and Identified Sites Distribution in Three Census Block Groups, Census Tract 19.01. 167 Attachment 1 Page 108 of 331
2023-2031 Housing Element
City of Buellton H-v
FIGURES
Figure H-1 AHOZ Sites (2022) ......................................................................................................................................... 62 Figure H-2 Zoning Clearance Process............................................................................................................................. 68 Figure H-3 Minor and Conditional Use Permit Process ............................................................................................... 69 Figure H-4 Preliminary and Final Development Plan Process .................................................................................... 71 Figure H-5 Adequate Housing Sites Map ...................................................................................................................... 82 Figure H-6 Neighborhood Segregation in Santa Barbara County, 2019................................................................... 134 Figure H-7 Percent of Total Non-White Population (Block Group, 2010 and 2018)............................................... 135 Figure H-8 City of Buellton By-District Elections Map, 2021..................................................................................... 136 Figure H-9 Median Income (Block Group, ACS 2015-2019)....................................................................................... 137 Figure H-10 Low to Moderate (Block Group, ACS 2015-2019).................................................................................... 137 Figure H-11 Population with a Disability (Census Tract, ACS 2015-2019)................................................................ 141 Figure H-12 Regional TCAC Opportunity Map by Tract (2022 TCAC Opportunity Maps)................................... 143 Figure H-13 TCAC Opportunity Areas – Composite Score (Block Group, 2021) ..................................................... 144 Figure H-14 TCAC Opportunity Areas – Economic Score – Regional Map (Census Tract, 2022).......................... 145 Figure H-15 TCAC Opportunity Areas – Economic Score – Local Map (Block Group, 2021)................................. 146 Figure H-16 TCAC Opportunity Areas – Education Score – Regional Map (Census Tract, 2022) ......................... 147 Figure H-17 TCAC Opportunity Areas – Education Score – Local Map (Block Group, 2021)................................ 147 Figure H-18 TCAC Opportunity Areas – Environmental Score – Local Map (Block Group, 2021)........................ 148 Figure H-19 TCAC Opportunity Areas – Environmental Score – Regional Map (Census Tract, 2022)................. 148 Figure H-20 Jobs Proximity Index – Local Map (Block Group, 2014-2017)................................................................ 150 Figure H-21 Jobs Proximity Index – Regional Map (Block Group, 2014-2017).......................................................... 150 Figure H-22 All Transit Performance Score, Santa Barbara County........................................................................... 151 Figure H-23 All Transit Performance Score, City of Buellton...................................................................................... 151 Figure H-24 Overpayment by Owners, Buellton City, Census Tract (2015-2019)..................................................... 153 Figure H-25 Overpayment by Owners, Buellton City, Census Tract (2010-2014)..................................................... 154 Figure H-26 Overpayment by Owners, Santa Barbara County, Census Tract (2015-2019)...................................... 154 Figure H-27 Overpayment by Owners, Santa Barbara County, Census Tract (2010-2014)...................................... 155 Figure H-28 Overcrowded Households, Santa Barbara County, Census Tract (2015-2019).................................... 156 Figure H-29 Severe Housing Problems in Santa Barbara County by City ................................................................. 158 Figure H-30 Sensitive Communities................................................................................................................................ 160 Figure H-31 Estimated Displacement Risk..................................................................................................................... 161 Figure H-32 Point-In-Time Count Breakdown by City, County of Santa Barbara (2022)........................................ 162 Figure H-33 Special Flood Hazard Areas, Buellton, CA............................................................................................... 163 Attachment 1 Page 109 of 331
2023-2031 Housing Element
City of Buellton H-1
2023-2031 Housing Element
Executive Summary
The Housing Element is one of the seven mandatory elements of the General Plan. Buellton’s 2023- 2031 Housing Element places housing within the larger goals of the General Plan for economic prosperity, health and equity, environmental sustainability, and quality of life. This Housing Element looks beyond the singular objective of meeting Buellton’s legal obligations for planning for new housing; rather, it aims to create a community with quality, healthy housing that meets the needs of all socioeconomic segments of the community. The Housing Plan in Section B has been prepared to be realistic and achievable based on the capacity of a small City staff to address the identified housing needs in this geographically small and largely built-out City.
Unlike other elements of the General Plan, the Housing Element is required to be updated every 8 years (planning cycles) to ensure that the needs of the community are regularly reviewed. The City of Buellton adopted its first Housing Element in 1993 with a revision in 2009, and the 5th Cycle update in 2015. This Housing Element update is for the 6th planning cycle that covers the period February 15, 2023 to February 15, 2031. The Housing Element identifies existing housing conditions and community needs, describes where new housing can be developed, establishes goals, and creates a plan for supporting the production of housing to meet the needs of the City’s current and future residents. It includes the following sections:
A. Introduction. The Introduction to the 2023-2031 Housing Element summarizes the community profile of Buellton (such as location and population) as well as some of the primary housing issues in Buellton. This section also outlines the purpose of the Housing Element Update as it relates to state legislation and discusses the relationship of the Housing Element to the General Plan. Finally, this section outlines the various ways the public was encouraged to provide input into the drafting of the Housing Element and provides a highlevel summary of comments received on the document.
B. Housing Plan. This section lists the City of Buellton’s housing goals, policies, programs, and actions for the 6th Cycle that make up its “Housing Plan.” As stated in the Housing Element, goals are aspirational purpose statements that indicate the City’s big-picture direction on housing-related needs. The City’s housing goals are as follows:
Goal H-1: A diverse community with a broad range of housing types and opportunities to accommodate expected new households.
Goal H-2: A city where housing opportunities meet the needs of all socioeconomic segments of the community.
Goal H-3: A community that conserves existing housing resources.
Goal H-4: A city with an efficient process for improving existing housing and developing new housing.
Goal H-5: An equitable community that provides equal housing opportunities to all residents.
Attachment 1 Page 110 of 331
2023-2031 Housing Element
City of Buellton H-2
Beneath each goal are policy statements that outline the City’s preferred course of action to achieve that goal, such as modifying the development review process to facilitate housing construction. The Housing Element also includes a table of programs and actions that outline specific actionable steps that will be taken over the next 8 years to implement the City’s housing goals and policies. This section also includes a summary of quantified objectives that are estimates of the number of housing units likely to be constructed, rehabilitated, or preserved by income level between 2023 and 2031.
C. Housing Needs Assessment. Section C of the Housing Element includes a comprehensive Housing Needs Assessment for Buellton. The section begins with a detailed summary of the City’s population and housing characteristics, especially as they relate to housing needs.
Next is the housing profile, which is an assessment of housing needs in Buellton. The Housing Element also addresses that part of the population with special housing needs, including seniors, persons with disabilities, female-headed households, large households, farmworkers, and the homeless. Next is a section on Housing Preservation Needs, which addresses existing assisted housing developments that may change from low-income to market-rate housing in the next 10 years. Finally, this section includes a summary of the AFFH analysis contained in Appendix B of the Housing Element.
D. Constraints Analysis. The Constraints Analysis addresses the various governmental, environmental, and market constraints that may hinder the development of housing in the City of Buellton. Governmental constraints encompass policies and regulations that affect residential development and housing affordability including the Zoning Ordinance, the General Plan, development processing procedures and fees, on-site and off-site improvement requirements, and the California Building and Housing Codes. Potential environmental constraints to development in the City of Buellton include flooding, landslides, and wildfire, and market constraints include the cost of land and cost of construction.
E. Housing Opportunities and Resources. This section addresses how the City proposes to meet its 6th Cycle Regional Housing Needs Allocation (RHNA). RHNA is an assessment of the overall housing needs in a jurisdiction for a particular period, which is assigned by the state through the regional council of governments. Jurisdictions are not required to build the housing units outlined by their RHNA; rather, they must ensure that adequate sites and zoning are in place for the market to produce the identified housing. The current 6th cycle RHNA for the City of Buellton is outlined below.
Table H-1 6th Cycle RHNA, City of Buellton
Income Level (units)
Very Low Low Moderate Above Moderate Total
55 37 30 43 165
The Housing Opportunities and Resources section contains an assessment of housing that could be developed in the City over the next 8 years. Included in the assessment are “Credits Toward RHNA,” which include recently built, entitled units pending approval, and Accessory Dwelling Units (ADUs) that are expected to be built during this period. The next section, the Residential Sites Inventory, then provides a summary of vacant and underdeveloped land with appropriate land use and zoning designations that will likely be developed with residential development over the next 8 years. A key component of this analysis is the City’s Affordable Housing Overlay Zone (AHOZ), which allows certain commercial and industrial sites to be developed with housing provided they meet specific Attachment 1 Page 111 of 331
2023-2031 Housing Element
City of Buellton H-3
affordability requirements. The analysis concluded that the City has more than adequate land to meet the RHNA in all income categories as shown in Table H-2 below.
Table H-2 Summary of 6th Cycle RHNA Accommodation, City of Buellton Unit Capacity
Income Category
Total
Units
Extremely/
Very Low Low Moderate
Above
Moderate
RHNA 55 37 30 43 165
Credits Toward RHNA
Units Built and/or Entitled Since 6/30/2022 1 1
Pipeline Projects 102 63 26 159 350
Accessory Dwelling Units (2/year) – – 16 – 16
Subtotal: Credits Toward RHNA 102 63 43 159 367
Residential Sites Inventory
AHOZ Sites 35 23 20 311 389
Vacant Residential Sites – – – 7 7
Subtotal: Residential Sites Inventory 35 23 20 318 396
Total RHNA Accommodation (Built + Potential) 137 86 63 477 763 RHNA Surplus +82 +49 +33 +434 +598
The Housing Opportunities and Resources section also addresses financial and administrative resources that can be utilized to support the development of housing in the City.
F. Evaluation of Accomplishments of 5th Cycle Housing Element. This section provides an assessment of the accomplishments of the City of Buellton’s 5th Cycle Housing Element, which addressed the period from 2015 to 2022. A detailed summary of each 5th Cycle goal is provided together with the specific actions that were identified to implement it. Also included is a summary of the current status of each item together with an assessment of how it has contributed to the supply of special needs housing.
Appendix A – Public Outreach Materials. Appendix A includes public outreach materials generated during the Housing Element Update process. Included in the Appendix is a Stakeholders List that includes organizations in the City and region that represent low- and moderate-income households, including local churches, agencies, and organizations, such as People Helping People, who provide housing, health and education services for lower income and homeless populations. Also included in Appendix A is the Housing Element Survey that was distributed during the process together with a tabulation of results for each question. The City received a total of 206 responses to the Housing Survey.
Appendix B – AFFH Analysis. Appendix B includes a comprehensive AFFH Analysis. The analysis describes that Buellton is predominantly Latinx-White and its geography shows a pattern of general integration, without any high concentrations of poverty and affluence that can be a fair housing concern when associated with a single race or ethnic groups. In addition, Buellton offers high opportunity areas but faces some challenges in promoting and providing a range of housing types and prices suitable for lower-income households. The AFFH Analysis also summarizes the following four key fair housing issues in the City of Buellton:
1) Insufficient Outreach and Education on Fair Housing Rights; 2) Housing Disparities for Low-Income Residents, Elderly, and Persons with Disabilities; 3) Displacement Risk for LowIncome Residents; and 4) Substandard Housing Conditions.
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A. Introduction
The City of Buellton is a California central coast community with a population of approximately 5,200 in the Santa Ynez Valley of Santa Barbara County, approximately midway between Santa Barbara and Santa Maria. Two highways run through the city: U.S. Highway 101, which bisects the city in a north-south direction, and Highway 246 in an east-west direction. Buellton is semi-rural in character, and has a mix of residential, commercial, and industrial uses within its 1.6 square miles.
The city is surrounded by equestrian ranches, farms, vineyards, and wineries. With its small-town atmosphere, natural setting on the Santa Ynez River and location beneath the Santa Rita Hills – which is an American Viticultural Area known for its world class grapes, and recent increase in restaurants, breweries, and distilleries – Buellton is increasing in popularity as a vacation destination with a growing hospitality sector.
From 2010 to 2020 Buellton experienced a growth
rate of 6.9% in population and an increase in housing
of 10% (U.S. Census). Relatively equal percent
changes in population and housing occurred from
2000 through 2010, indicating that Buellton’s housing
development has been keeping pace with population
growth over those two decades. Furthermore, issues
facing other areas of Santa Barbara County, such as
overcrowding and maintaining a jobs-housing
balance, which are two critical factors in the
methodology for determining the Regional Housing
Needs Allocation (RHNA), did not significantly
affect this area of the county, resulting in a decrease in the City’s RHNA for the 2023-2031 planning
period as compared to the prior RHNA cycle. For the
6th Cycle, Santa Barbara County Association of
Governments (SBCAG) has allocated 165 housing
units (55 Very Low income, 37 Low, 30 Moderate,
and 43 Above Moderate) that will need to be planned
for within the city by 2031 to accommodate
anticipated population growth.
In the first two decades of the 2000s, Buellton made significant gains in meeting lower income housing needs of the community. The City’s 2005 Housing Element called for the establishment of an affordable housing overlay zone (AHOZ) as its principal means of accommodating the City’s regional share of housing needs for persons and families of lower and moderate incomes. The original AHOZ consisted of nine development sites dispersed throughout the city that were zoned for commercial or industrial development. Since its inception through 2022, two sites have been developed with residential projects under the AHOZ ordinance, and produced 106 units, 19 of which are affordable to lower and moderate income levels; two other sites are proposed with AHOZ projects that are in the approval process as of 2022, and anticipated to produce a total of 138 residential units, 100% (excluding a manager’s unit) of which would be affordable; and one site was developed with a commercial use. As of 2022, four sites are available for development, two of which are expected to exceed the City’s RHNA during this planning period (see Figure H-1, Location of AHOZ Sites (2022), in Section D). In addition, the City adopted an inclusionary Attachment 1 Page 113 of 331
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housing ordinance in 2002, with updates in 2006, which has also resulted in steady production of affordable housing units in the city. Both the AHOZ and inclusionary housing programs will be maintained as part of this Housing Element Update.
Despite this progress in providing affordable
housing, Buellton still faces some challenges in
housing in 2022. From 2010 to 2020, Buellton’s older
population increased, and almost half of its population is over the age of 45, and 16% of its population is 65 years of age or older. This aging population
creates a demand for affordable housing options for
seniors, especially to meet their housing challenges.
The City approved a 50-unit Village Senior
Apartment project during the 2015-2023 Housing
Element planning cycle, and there are more
opportunities to assess the needs and challenges that older populations are facing in Buellton, which are described in Section B.2, Implementation Programs and Actions.
Another housing challenge is high housing costs, especially since both the homeownership and rental markets have increased in the city and in the region. These high housing costs make housing unaffordable, especially for low-income residents, creating financially stressful situations. It can also lead to socioeconomic consequences, impacting residents’ social, physical, and mental health, especially for those who live in overcrowded and substandard conditions. These consequences become barriers to opportunities and upward social mobility. According to the latest Comprehensive Housing Affordability Strategy (CHAS) data from the Housing and Urban Development (HUD) agency, 35% of Buellton’s households are cost-burdened (2014-2018).
Generally, having older housing stock is one way to provide affordable options for low-income residents as it creates a “trickle-down” situation where older units are more affordable than newer units. In Buellton, almost 70% of the housing units were built before 1990; however, Buellton’s vacancy rate is very low, indicating that there are insufficient housing units to house residents of all income levels. In addition, the lack of affordable housing in surrounding cities has exacerbated the squeeze on Buellton’s housing, as housing prices have risen without substantial reinvestment, and has created situations where current homeowners cannot now afford to purchase their own homes. The challenges described above show that the City may have potential opportunities for neighborhood investment to address their housing challenges.
This Housing Element places housing within the larger goals of the General Plan for economic prosperity, health and equity, environmental sustainability, and quality of life. This Housing Element looks beyond the singular objective of meeting Buellton’s legal obligations for planning for new housing. This Housing Element aims to create a community with quality, healthy housing that meets the needs of all socioeconomic segments of the community. The Housing Plan in Section B has been prepared to be realistic and achievable based on the capacity of a small City staff to address the identified housing needs in this geographically small and largely built out City.
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1. Purpose and Legal Framework
This 2023-2031 Housing Element represents the City of Buellton’s effort in fulfilling the requirements under California Housing Element law. The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the state’s major housing goal. Recognizing the important role of local planning and housing programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of the comprehensive General Plan.
Pursuant to state law, the Housing Element must be updated every 8 years according to statutory deadlines. This Housing Element covers the planning period between February 2023 and February 2031. State law requires that the Element include the following components:
• An analysis of the City’s population, household, and employment base, and the characteristics of the housing stock.
• A summary of the present and projected housing needs of the City’s households. • A review of potential constraints to meeting the City’s identified housing needs. • An evaluation of opportunities that will further the development of new housing. • A statement of the Housing Plan to address the identified housing needs.
2. Relationship to the General Plan
The Housing Element is one of seven mandatory elements of the City’s General Plan, a long-range vision document that provides guidance for future development in Buellton. The City Council adopted the City of Buellton General Plan 2025 in 2007 with specific revisions occurring in the years following. For the General Plan to provide effective guidance on land use issues, the goals, policies, and programs of each element must be internally consistent with other elements. This Housing Element builds upon the existing General Plan and is consistent with its goals and policies. In the event an element of the General Plan is amended, the City will consider the impacts of the amendment on other elements to maintain consistency across all documents.
Housing policy draws upon the development capacity levels established in the Land Use Element to determine the appropriate location for housing development. One of the General Plan’s primary themes is to facilitate mixed-use development in the Avenue of Flags Specific Plan area, as well as facilitate the development of lower and moderate income housing throughout the City in the Affordable Housing Overlay Zone. Concurrent with this Housing Element Update, the City is updating its Land Use and Circulation Elements (LUCE), which will maintain policy direction to accommodate appropriate locations for housing across the City.
California Government Code §65302(g) and §65302.5 require that, upon the next revision of housing elements after 2014, the Safety Element must be reviewed and updated as necessary to address wildfire risks. Concurrent with the preparation of this Housing Element Update, the City is updating its Safety Element to meet state law.
Government Code §65302(h) requires local jurisdictions that have disadvantaged communities to incorporate environmental justice policies into their general plans. Environmental justice addresses inequitable exposure to pollutants and other impacts, and the lack of infrastructure and amenities to equitably serve vulnerable populations. “Vulnerable populations” include disadvantaged communities based on geographic, socioeconomic, public health, and environmental hazards criteria. Buellton does not have disadvantaged communities per the definition given in Attachment 1 Page 115 of 331
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Government Code §65302(h)1, and therefore is not required to address environmental justice in this Housing Element. However, the City is still committed to the principles of environmental quality and social equity by increasing access to housing opportunities as described in this Housing Element through the City’s stated goals, policies, and actions.
3. Public Engagement
In preparing the 2023-2031 (6th Cycle)
Housing Element, involvement with the
community was prioritized to fully
understand their values and ideas for the
future. Community members and housing
interest groups had several opportunities to
express their input and weigh in on housing
issues. City staff used a variety of outreach
methods to be as inclusive as possible in the
engagement events and activities. A summary
of outreach activities conducted during the
planning effort is provided below. All public
meetings were promoted and advertised
through the City’s Facebook page, the City’s
website, the Buellton Buzz, the Housing
Element stakeholders contact list, which is
included in Appendix A, and to interested
individuals who requested to be on the
contact list for the Housing Element Update.
In addition, Spanish translation services were
made available for all public meetings.
The stakeholders list (Appendix A) includes
organizations in the City and region that represent low- and moderate-income households, including local churches, agencies, and organizations, such as People Helping People, who provide housing, health and education services for lower income and homeless populations. The City reached out to the stakeholders to provide information about each phase of the housing element process, including notification of the Housing Survey, invitations to all public meetings, and notifications when drafts of the Housing Element were made available online and at City Hall for public review and comment. In addition, City staff reached out via email to the managers of each of the mobilehome parks in the City to make them aware of the Housing Element Update process.
Website and Community Housing Survey
In January 2022, the City launched the Housing Element Update webpage and online Community Housing Survey (in English and Spanish). The website contained educational information about the purpose and process for the Housing Element, project updates, and notices of upcoming opportunities to participate. This included the opportunity to sign up for an email list for future 1 “Disadvantaged communities” means an area identified by the California Environmental Protection Agency pursuant to Section 39711 of the Health and Safety Code or an area that is a low-income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.
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updates for the public study sessions and workshops that were planned for community participation.
The Community Housing Survey resulted in 206 responses. To connect with as many residents of Buellton as possible, the survey was promoted through the City’s Planning Commission and City Council meetings, the City’s Facebook page, the City’s website, the Buellton Buzz, and the Housing Element stakeholders contact list (Appendix A). The survey was open to the public through the Draft Housing Element development process. The responses from a majority of the survey takers show that those with the greatest need for housing in Buellton are young adults, seniors, large families, and homeless persons. The responses also reveal that the community believes there is a deficiency of available and affordable rental housing and would like to see more diversity in affordable for-sale housing.
A summary of the survey responses is included in Appendix A, and the survey identifies the following primary housing concerns and desires for the City:
• Difficult to find available and affordable rental housing • Difficult to find affordable for sale housing
• Top three housing issues/priorities identified:
• Providing a range of housing types for different income levels and lifestyles • Improving the conditions of existing neighborhoods (e.g., streets, sidewalks, lighting, and parks)
• Improving the conditions of existing housing stock and property maintenance • Lack of affordability for lower income families frequently mentioned • Desire to maintain community character frequently mentioned • Vineyard Village and smaller single-family homes most cited as new housing types that fit Buellton’s character
These survey results captured the community’s sentiments towards the current housing issues present in Buellton. The City incorporated the data into the overall analysis of the Element and the main concerns of the community were reviewed and addressed in this Housing Element. The responses received from the community resulted in specific emphasis on affordable housing and diversity in future housing types using the City’s Affordable Housing Overlay Zone (AHOZ) and the Avenue of Flags Specific Plan, as described in the Housing Opportunities and Resources section of this Housing Element. The potential housing sites are intended to result in residential development that could house a more diverse workforce, including younger workers, farmworkers, and hospitality service workers, healthcare workers, schoolteachers, firefighters, and other public servants, who are typically renters and earn at or below the moderate level of the area median income (AMI).
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City Council/Planning Commission Study Session
Public outreach was also conducted by means of
study sessions conducted with the Planning
Commission and the City Council. On
February 23, 2022, City Planning staff and the
consultant team held a joint study session with
the Planning Commission and the City Council
that provided an overview of Housing Element
requirements and housing element law, a
discussion of the City’s RHNA and potential
housing sites to meet the RHNA, and observations from initial analysis and emerging trends based on input received from the Community
Housing Survey to date. Members of the City
Council and the Planning Commission asked
questions about the process and housing
element law, and expressed a strong commitment to providing opportunities for housing all members of the community. There were no comments or questions from members of the public.
After the study session, the study session video was made available on the CityTV video archive at https://cityofbuellton.com/government/cityTV-archive.php and on the Planning Department webpage under the Housing Element section at https://cityofbuellton.com/departments/planning/.
The video has received 24 views on YouTube.
Community Workshop
On March 2, 2022, a virtual public workshop was conducted on the Housing Element Update.
Spanish translation was offered but not requested. The meeting was advertised and promoted at the February 23, 2022 joint City Council/Planning Commission Study Session and on the City’s website and social media platforms, and an invitation flyer was emailed directly to the City’s email list of over 300 residents and interested parties and to the City’s Housing Element stakeholder’s list.
During the workshop, City staff and the consultant team provided an overview of Housing Element purpose, requirements, process, and a discussion of the City’s RHNA and potential housing sites to meet the RHNA, and observations from initial analysis and emerging trends based on input received from the Community Housing Survey to date. Participants were then encouraged to provide their input on housing issues and needs in Buellton. Three participants attended the workshop, and the workshop was also made available for viewing only on Buellton’s CityTV, a live-stream platform. After the workshop, the workshop video was made available on the CityTV video archive at https://cityofbuellton.com/government/cityTV-archive.php and on the Planning Department webpage under the Housing Element section at https://cityofbuellton.com/departments/planning/. The video has received 7 views on YouTube.
Questions and discussion during the workshop were focused on:
• Increasing rental rates in the area
• RHNA requirements and unfulfilled 5th Cycle RHNA obligations • Affordability covenants and how the City’s affordable housing ordinance requires 44 to 55 years of affordability
• Interest in multi-generation housing
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• Trends in accessory dwelling units (ADUs) and how many have been built since new laws were put in place to streamline development
• Interest in mixed-use and mixed-income developments as a promising housing type, where combining affordable units with market rate housing and commercial uses is a good solution, especially in the City’s Avenue of Flags Specific Plan area.
Public Review Draft Housing Element
The Draft Housing Element was made available for a 30-day public review at City Hall and on the City’s website from August 11 through September 12, 2022. Notices to inform the public and stakeholders about the availability of the Draft Housing Element were emailed directly to the City’s email list of more than 300 residents and interested parties and to the City’s Housing Element stakeholder’s list. The availability of the Draft Housing Element was also advertised and promoted at the joint City Council/Planning Commission Study Session on August 24, 2022 and on the City’s website and social media platforms.
The August 24, 2022 study session was held to review the Draft Housing Element prior to its submittal to the California Department of Housing and Community Development (HCD). The Planning Commission and City Council commented favorably on the Draft Housing Element and recommended submittal to HCD for review after close of the public review period and mandatory 10-working day period to respond to public comments. One member of the public representing the local environmental group WE Watch spoke at the public hearing, and also submitted comments in a letter dated September 5, 2022. The comments and questions requested additional clarification on the use of terms, the efficacy of data, and other background data. The Housing Element was clarified where applicable. The questions and comments had no implication on policies, programs, or the overall analysis.
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B. Housing Plan
1. Goals and Policies
The housing plan of the Housing Element serves as the City’s strategy for addressing its housing needs. This section describes the housing goals, policies, and programs of the Housing Element for the City of Buellton.
Goals are aspirational purpose statements that indicate the City’s direction on housing-related needs. Each goal encompasses several policies, which are statements that describe the City’s preferred course of action among a range of other options. Each goal also includes programs, which are actionable steps taken to implement the policies and further the City’s progress towards its goals. Some programs contain quantified objectives, which refer to the number of units that are expected to be constructed, preserved, or rehabilitated through the program during the planning period. These quantified objectives represent measurable outcomes that can be used to benchmark the success of each program.
The City’s housing goals and policies are implemented through its housing programs, which set forth actions the City intends to take through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. As described in the Introduction, the City is small geographically (1.6 square miles) and is largely built out, has a small population (5,200 people), and a small City staff, the programs are tailored to be realistic and feasible to successfully implement local policy and State law for a city of this size.
Recognizing the potential and actual constraints on the City’s ability to provide affordable housing, the City’s housing program is primarily oriented towards those measures which can be accomplished at the local level.
a. Adequate Housing Sites
Goal H-1: A diverse community with a broad range of housing types and opportunities to accommodate expected new households.
Policy H-1.1: Maintain the inventory and development capacity of residential property through zoning designations, density bonuses, modification of development standards, and discouraging the conversion or downzoning of existing land currently designated for residential use.
As needed to replenish residential capacity, identify other locations to re-designate for residential.
Policy H-1.2: Implement smart growth principles and promote mixed-use development at identified location in the city, with particular focus along Avenue of Flags.
Policy H-1.3: Promote integration of all economic population segments in each residential project; however, economics of scale and management efficiencies require that certain projects are made exclusive to target groups and such concentration shall not be the sole basis of project denial.
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b. Affordable Housing
Goal H-2: A city where housing opportunities meet the needs of all socioeconomic segments of the community.
Policy H-2.1: Continue to implement existing policies, programs, and procedures to facilitate attainment of its allocated share of new construction goals assigned through the Regional Housing Needs Allocation (RHNA) process, with particular emphasis placed on the needs of persons and families of extremely low, very low, and low income.
Policy H-2.2: Actively seek and formulate partnerships with for-profit and non-profit developers to produce affordable housing and provide reasonable assistance to support and process project applications to achieve development objectives.
Policy H-2.3: Seek state and federal funding to support the development of affordable housing and explore local funding alternatives to complement these efforts, including continued participation in the HOME and CDBG programs administered through the County of Santa Barbara as part of the HOME Consortium and Urban County designation, respectively.
Policy H-2.4: Continue to support the Housing Authority of Santa Barbara County in the provision of Section 8 rental assistance and look for ways to promote other affordable housing initiatives (e.g., promote the use of Housing Choice Vouchers for ADU rentals).
c. Housing Preservation
Goal H-3: A community that conserves existing housing resources.
Policy H-3.1: Promote the cooperative repair, rehabilitation, and improvement of mobilehomes and residential structures that are substandard or in disrepair; blighted conditions and unsafe structures shall be abated, and tenants shall be afforded protections in the event of their displacement.
Policy H-3.2: Require replacement of dwellings that are deed restricted as affordable housing or occupied by target income groups and removed from the housing inventory due to demolition or conversion; exceptions shall be granted for owner-occupied dwellings, properties undergoing public nuisance abatement and non-conforming uses.
Policy H-3.3: Allow dwellings to be rehabilitated that do not meet current lot size requirements, building setbacks or other development standards, so long as the non-conformity is not increased and there is no threat to public health or safety.
Policy H-3.4: Actively monitor all affordable units at risk of conversion and use all reasonable efforts to preserve at-risk dwelling including, but not limited to, direct purchase, mortgage refinancing, non-profit partnership acquisition, co-operative tenant conversion, and similar preservation techniques.
Policy H-3.5: Ensure owners of publicly assisted affordable units comply with the noticing requirements of state law prior to conversion.
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Policy H-3.6: Encourage energy efficient construction in all new and rehabilitated dwelling units in compliance with the California Building Code; new land use patterns resulting from annexation shall encourage energy efficiency; solar access for existing development shall be protected and provided in new development, to the extent feasible.
d. Remove Constraints
Goal H-4: A city with an efficient process for improving existing housing and developing new housing.
Policy H-4.1: Accommodate the full spectrum of housing types in the City’s land use regulations including, but not limited to, mixed-use developments, high density projects, rental and co-op housing, accessory dwelling units, infill development, and special needs housing (i.e., SROs, group homes, congregate living, and emergency shelters).
Policy H-4.2: Periodically evaluate and adjust, if applicable, the City’s regulations, ordinances, and development fees to ensure that they do not unduly constrain housing production; new regulatory proposals shall be evaluated for compliance with this policy in advance of adoption.
Policy H-4.3: Facilitate development of group homes, congregate care, and independent living units for persons with disabilities.
Policy H-4.4: Facilitate development of employee housing and farmworker housing.
Policy H-4.5: Maintain the adaptive retrofit permit and universal design programs.
The adaptive retrofit permit process shall be streamlined to allow ministerial review.
e. Affirmatively Furthering Fair Housing
Goal H-5: An equitable community that provides equal housing opportunities to all residents.
Policy H-5.1: Provide equal access to sound and affordable housing for all, pursuant to state and federal laws.
Policy H-5.2: Provide a variety of housing to facilitate housing choices.
Policy H-5.3: Enforce all tenant protection laws and anti-displacement policies.
Policy H-5.4: Promote awareness of the California Fair Housing and Employment Act and actively support enforcement of the policies of the State Fair Employment and Housing Commission.
Policy H-5.5: Encourage the participation of all citizens of Buellton in the development of housing policies for the City.
2. Implementation Programs and Actions
a. Housing Implementation Programs
Program 1 – Adequate Sites and Monitoring for No Net Loss For the 6th Cycle, Santa Barbara County Association of Governments (SBCAG) has allocated 165 housing units (55 Very Low, 37 Low, 30 Moderate, 43 Above Moderate) that will need to be planned for within the city by 2031 to accommodate anticipated population growth. The City has Attachment 1 Page 122 of 331
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identified an inventory of potential housing sites that could accommodate the construction of 763 housing units and can more than adequately meet its RHNA requirement, and no rezonings will be needed.
No. Action Time Frame Responsible Agencies
1.a Update the Affordable Housing Ordinance (AHO)
to reflect the 2023-2031 RHNA allocation.
By the end of 2023 Planning Department
1.b Keep the existing Affordable Housing Overlay
Zone (AHOZ) sites in the AHOZ inventory. Sites
shall continue to have a minimum density of 25
units per acre to ensure affordability. If approval
of a project will result in a shortfall in the City’s
RHNA capacity, the City shall make a finding that
either replacement sites have been identified or
other acreage will be rezoned to make up the
shortfall within 6 months of approving the project.
Rezone within 6 months if
warranted by approval of a
project
Planning Department
1.c To ensure that the City maintains compliance with
SB 166 (No Net Loss), the City will continue to
track:
• Unit count and income/affordability assumed
on parcels included in the sites inventory.
• Actual units constructed and income/
affordability when parcels are developed.
• Net change in capacity and summary of
remaining capacity in meeting remaining
Regional Housing Needs Allocation (RHNA).
• In addition, the City will make no net loss
findings at the time of project approval and
require replacement units when required by
state law.
Ongoing findings as a part of
the development review
process.
Annual compilation of results,
as a part of Housing Element
Annual Progress Reports.
If the City falls short of
accommodating the RHNA,
within 6 months additional sites
will be identified and, if needed,
rezoned.
Planning Department
1.d Continue to implement and update, as needed,
affordable housing development incentives,
including:
• ADU pre-approved plans and expedited
review time of 2 weeks
• Proactive outreach to developers about
available incentives.
• Traffic impact fee reduction for
affordable units
• Streamlined environmental review for
AHOZ projects
• Expanded capacity for complete
electronic submittal and review using
LEAP grant funds
• Density bonuses in the City’s
inclusionary zoning ordinance for
affordable projects
ADU pre-approved plans and
expedited review by the end of
2023.
Proactive outreach to
developers annually beginning
in 2024.
Remainder by the end of 2026,
consistent with Zoning Code
Update
Planning Department
1.e Monitor new development in the RM (Multifamily
Residential) Zone to determine if development
standards for site coverage, open space, and
landscaping are a constraint to multi-family
residential development
Ongoing, with reporting in the
APR. If a constraint is identified,
revise development standards
within 6 months.
Planning Department
Financing: General Fund and LEAP Grant Funds
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Program 2 – Accessory Dwelling Units (ADU)
Promote development of accessory dwelling units as an affordable housing option in accordance with state law.
No. Action Time Frame Responsible Agencies
2.a Update the City’s ADU ordinance in accordance with
state law.
By the end of 2023 Planning Department
2.b Monitor state ADU law to ensure the City’s ordinance is compliant. Amend the City’s ordinance within 12
months of new laws becoming effective.
Annually Planning Department
2.c Promote ADUs with the goal of developing at least four affordable units each year:
• Provide ADU pre-approved plans.
• Implement expedited reviews of ADUs.
• Provide information on state ADU law and
ADU resources on the City’s web page.
By the end of 2023. Planning Department
2.d Provide technical assistance to homeowners at the
City’s Zoning Counter and expedite the review of ADU
applications.
Ongoing Planning Department
2.e The City will periodically (at least quarterly) examine available data sources to obtain current market rents
for rental properties within the region that are
reasonably comparable to typical ADUs within the City.
Based upon this and other available data, an “average
rental price” per square foot in the community would
be determined. This price would be applied to
anticipated average sizes of ADUs and JADUs built
within the community in order to estimate the
anticipated affordability of these units. The City has a monitoring program to annually track ADU and JADU
creation, which provides source data to determine
average unit sizes.
Quarterly Planning Department
Financing: General Fund, Local Early Action Planning (LEAP) Grant for the ADU preapproved plans program Program 3 – Zoning Amendments and Special Needs Housing Amend the Code to reflect changes in state law regarding special needs housing.
No. Action Time Frame & Metrics Responsible Agencies
3.a Amend the Zoning Ordinance to address changes to
state law including AB 101 (Low Barrier Navigation
Center), AB 2162 (Supportive Housing), and AB 139
(Emergency and Transitional Housing) particularly to
amend the Emergency Shelter spacing standards in
Section 19.06.260 (Emergency Shelters) from 500 feet
to 300 feet.
By the end of 2023 Planning Department
3.b Amend the Zoning Ordinance to include Employee
Housing up to six persons as a by-right residential use type in single family residential zones.
By the end of 2023 Planning Department
3.c Amend the Zoning Ordinance to defer to current state law, so it retains consistency with California Density
Bonus Law requirements over time.
By the end of 2023 Planning Department
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No. Action Time Frame & Metrics Responsible Agencies
3.d Amend Section 19.16.013 (Affordable Housing Overlay Zone) to remove any conflicts with the provisions of SB 35 (Streamlined Affordable Housing).
By the end of 2023 Planning Department
3.e Adopt a Reasonable Accommodation ordinance to
facilitate the development of housing for people with
disabilities by making accommodations in land use and
zoning procedures regulating the siting, funding, and
development of housing (see also Section D.1).
By the end of 2023 Planning Department
3.f Establish objective design standards for multi-family projects that are 20% affordable, as required by
Government Code §65589.5, to minimize the time and
cost associated with the permit review process.
By the end of 2024 Planning Department
3.g Amend Chapter 19.06 to add Residential Care Homes,
Seven or More Clients as a use that is only subject to the objective MUP findings of Section 19.08.110 (Minor and
conditional use permits)
By the end of 2023 Planning Department
3.h Amend Chapter 19.06 (Specific Use Requirements) to
remove Section 19.06.110 (Mobilehomes on
foundations) to ensure mobilehomes on foundations
are subject to the same development standards as
single family homes.
By the end of 2023 Planning Department
3.i Establish “Manufactured Housing” as a defined
residential use type that is treated in the same manner as single-family residential developments.
By the end of 2023 Planning Department
Financing: General Fund, Regional Early Action Planning (REAP) Grant for Zoning Ordinance Amendments
Program 4 – Affordable Housing Partnerships and Funding Programs Support the efforts of other government agencies, local and non-profit organizations, and the development industry to meet the need for affordable housing and emergency shelters.
No. Action Time Frame & Metrics Responsible Agencies
4.a Continue the City’s involvement in the
Continuum of Care (CoC) and People
Helping People homeless programs.
Ongoing Planning Department,
City Manager’s Office
4.b Continue to participate in the County
CDBG Urban County partner cities and
HOME Consortium, and similar
collaborative efforts to affirmatively
further emergency shelter, transitional
housing, single room occupancy units,
shared living arrangements, and
congregate housing needs.
Meet quarterly with partner agencies
and contribute to and support the
Consortium. Collaborate with regional
partners and agencies to promote the
prioritization of projects which
maximize special needs housing and
meet the County’s goals in the
Consolidated Plan.
Planning Department,
City Manager’s Office
4.c Collaborate with regional partners and
agencies to conduct outreach to
affordable and special needs housing
developers to share information on
development opportunities within the
city.
Provide annual updates to regional
partners and agencies who work with
affordable/special needs housing
developers regarding development
opportunities
Planning Department,
City Manager’s Office
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No. Action Time Frame & Metrics Responsible Agencies
4.d Provide information and letters of
support for non-profit funding
applications for affordable housing.
Facilitate the development of 20
affordable units over the 8-year
planning cycle.
Planning Department,
City Manager’s Office
Financing: HOME, CDBG, County Housing Trust Fund, General Fund Program 5 – Housing Rehabilitation and Preservation
Support existing programs focused on the rehabilitation and preservation of affordable housing.
No. Action Time Frame & Metrics Responsible Agencies
5.a Continue to appropriate funds for the
continuation of the Emergency Mobile Home
Repair Program in the annual budget and
explore funding resources for the
rehabilitation of other special needs unit
types.
Facilitate the improvement of
20 mobilehome units over the 8-
year planning cycle.
In 2024, explore funding
available at the state level for
the rehabilitation of other types
of special needs housing; after 6
months establish a program to
rehabilitate special needs
housing with state funding or
identify alternative rehabilitation strategies.
Planning Department, City
Council
5.b Work with developers to provide relocation
assistance for displaced Single-Room
Occupancy unit tenants using the In-Lieu Fee
Program or other funding resources.
By the end of 2024 Planning Department, City
Manager’s Office
Financing: General Fund In-Lieu Fee Program
Program 6 – Information, Education, and Marketing
Provide technical assistance and information regarding housing rehabilitation, housing assistance, fair housing, senior housing, and energy conservation to residents.
No. Action Time Frame Responsible Agencies
6.a In coordination with the Housing Authority and other non-profit housing sponsors, update and publish a list of all subsidized dwellings or low-income housing
developed through local regulations or incentives. The
list shall include, at a minimum, the number of units, the type of government program, and the date at which the
units may convert to market-rate dwellings.
Update and publish twice
per year, minimum
Planning Department,
City Council, City
Manager’s Office
6.b Continue to document the status of all affordable units as part of the City’s year-end report required pursuant to Government Code §65400.
Annually Planning Department
6.c Continue to collect, maintain, and disseminate
information from the County, the Housing Authority,
and State Department of Equal Housing and
Employment regarding housing and tenant rights. This
information will be maintained at City Hall and
periodically featured in the City’s bi-monthly newsletter Review information on a
quarterly basis. Feature
information in City
newsletter, on City
website and Facebook
page a minimum of four
times per year.
Planning Department
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No. Action Time Frame Responsible Agencies
that is distributed to all residents and posted on the
City’s Facebook page.
6.d Continue to post information on housing resources
available to residents on the City’s website and
Facebook page, conduct focused electronic mailings of
relevant materials to landlords and tenants, and refer
complaints directly to the State Department of Fair
Employment and Housing.
Quarterly update of
website information.
Feature information in
City newsletter, on City
website and Facebook
page a minimum of four
times per year.
Planning Department,
City Manager’s Office
6.e In partnership with Santa Barbara County and other
public and non-profit agencies, coordinate a Fair
Housing educational workshop either in the City or in
conjunction with other neighboring jurisdictions. The
event will address tenant and property owner rights and responsibilities under state and federal fair housing
laws, including rights of the disabled for equal access to housing.
Annually Planning Department,
City Manager’s Office
Financing: General Fund
Program 7 – Fair Housing
The City is committed to promoting and providing housing opportunities for all residents through meaningful actions. Housing impediments existing in the City are identified in Section C and in the AFFH analysis included as Appendix B, along with the 2020 Analysis of Impediments of Fair Housing Choice for the County of Santa Barbara HOME Consortium. These analyses provide an assessment of the five main fair housing issue areas: 1) fair housing enforcement and capacity; 2) segregation and integration; 3) racially and ethnically concentrated areas of poverty (R/ECAPs) and racially concentrated areas of affluence (RCAAs); 4) access to opportunity; and 5) disproportionate housing needs and displacement risk. Please note, the summary of fair housing issues below is reflected from the limited available data for the City of Buellton since the city is approximately 1.6 square miles and the city boundary line fits within one larger Census Tract and overlaps three Census Block Groups. These Census data also expand into the unincorporated regions surrounding the city. Data from the City, such as District demographic data and surveys, and local knowledge were also used to consider the existing fair housing issues of the City.
In summary, the City of Buellton offers high opportunity areas, which are defined by the State as places that currently have strong economic, environmental, and educational outcomes, but face challenges in providing a range of housing types and prices suitable for lower-income households.
Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for low-income persons, the elderly, persons with disabilities, and other protected classes. In addition, as shown in the AFFH analysis in Appendix B, Buellton is predominantly Latinx-White and its geography shows a pattern of general integration. In other words, there are no high concentrations of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability. Moreover, there are no significant racially and ethnically concentrated areas of poverty (R/ECAPs) as well as no racially concentrated areas of affluence (RCAAs). Although there are no R/ECAPs and RCAAs in Buellton, the goals outlined in the table below that address the other three fair housing issue categories, along with the previous programs that promote affordable housing development, contribute to further addressing the fair housing issue areas that exist in the city.
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City of Buellton H-16
The table below summarizes fair housing issues, priority rank, contributing factors, goals to address issues, specific commitments to the program, time frame, and metrics the City will use to achieve the goals. High Priority ranks are those that have a direct and substantial impact on fair housing and are core municipal functions that the City can control; Medium Priority ranks are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation; Low Priority ranks may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address it, or the factor may have only a slight or indirect impact on fair housing choice. The actions listed below, along with the programs above, are designed to cumulatively contribute to AFFH goals.
Fair Housing
Issue
Contributing Factors and
Priority Rank
Goals to Address
Issue Specific Commitments
Timeframe and
Metrics to be Used
7.a Fair Housing Enforcement and Capacity
Insufficient
outreach and
education on
fair housing
issues
Priority Rank: HIGH
1. No Buellton residents
participated in the last
Analysis of Impediments survey, which is
performed every 5
years
2. Buellton received only
1 fair housing inquiry
between 2015 and
2019
3. Lack of fair housing
information on City’s
website
4. Insufficient local and
public education of fair
housing rights
Educate residents on
fair housing rights
through education
and outreach
1. Create an informational document for
renters and owners
to publish on the
City website,
Facebook page, and
publish in the
Buellton Buzz (see
Program 6).
2. Promote resident
participation of
survey for the
Analysis of
Impediments
3. In partnership with
Santa Barbara
County and other
public and nonprofit agencies,
coordinate a Fair
Housing educational
workshop either in
the City or in
conjunction with
other neighboring
jurisdictions. The
event will address
tenant and property
owner rights and
responsibilities
under state and
federal fair housing
laws, including rights
of the disabled for
equal access to
housing. See also
Program 6.e.
1. Conduct educational
outreach annually
beginning in FY 24/25.
Track participants and
engagement of events,
workshops, City
internet/social media
posts.
2. Complete housing
resource document for
posting on the City’s
website by FY 23/24.
3. Advertise resident
participation of survey
of Analysis of Impediments in 5 years.
Encourage and target
to have at least 50
residents participate in
the survey. Receive
count of number
Buellton residents who
participated from
Consortium.
4. Assess number of
participants at each
workshop, how they
learned. Target at least
25 residents to
participate on a yearly
basis.
7.b Access to Opportunity
Housing
disparities for
Priority Rank: LOW Encourage
development of a
1. Encourage the
development of
1. Develop ADU informational materials and ‘as
Attachment 1 Page 128 of 331
2023-2031 Housing Element
City of Buellton H-17
Fair Housing
Issue
Contributing Factors and
Priority Rank
Goals to Address
Issue Specific Commitments
Timeframe and
Metrics to be Used
low-income
residents,
elderly, and
persons with
disabilities
1. Insufficient affordable
housing options for
very low and lowincome residents and
persons with
disabilities
2. The City’s population is
mostly older adults and
continues to age
3. Only one affordable
senior complex has
been recently
approved for development
4. Seniors have special
needs as they age and
some are low-income
and have a disability
range of housing
opportunities for all
income levels and
special needs groups,
including very lowand low-income
residents, the
elderly, farmworkers,
female-headed
households, and
persons with
disabilities
Accessory Dwelling
Units (ADUs) in
appropriate
locations to expand
housing opportunities for all
income levels. See
also Program 2.c.
2. Encourage development of a range of
affordable housing
types, including
senior housing and
housing that
accommodates
persons with
disabilities, on AHOZ
sites
3. Provide incentives
(e.g., fee waivers,
flexible development standards) to
encourage development of creative and
affordable housing
types for homeless,
lower income, senior
and disabled populations (e.g., SROs, tiny
houses, senior town
homes, JADUs in
large homes for
aging place, small lot
single family
development,
nursing care assisted
living and cohousing)
4. See also Program 4.
built’ sample plans to
promote the development of ADUs in the
City by FY 23/24. Also
include information on
fair housing laws for
potential landlords
renting out their ADUs.
Monitor the production
and affordability of
ADUs annually.
2. Update AHOZ information and materials to
promote development
of diverse types of
affordable housing on
AHOZ sites to
accommodate all types
of households.
Promote the
development of special
needs housing on a
regular basis when
meeting with
developers. Monitor
the number of affordable units to be created
the production and
affordability of new
housing units on AHOZ
sites annually.
3. Prepare appropriate
code amendments by
FY 24/25. Monitor the
production and
affordability of new
housing units based on
these incentives
annually.
4. Program 4 has an
ongoing timeframe.
Monitor the use of
funding sources for the
development of new
affordable housing
annually.
7.c Disproportionate Housing Needs and Displacement Risk Displacement
risk for lowincome
residents
Priority Rank: LOW
1. Unaffordable mortgage
and rental costs
2. Difficult to use housing
vouchers in a high cost
area; there are
Promote rental
assistance programs
such as the Housing
Choice Vouchers
(Section 8)
1. Promote Housing
Choice Vouchers
(Section 8) offered
by the County of
Santa Barbara
Housing Authority
(HASBARCO)
1. Target education and
marketing efforts on
Housing Choice
Voucher Assistance
program throughout
the community on a
yearly basis and place
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City of Buellton H-18
Fair Housing
Issue
Contributing Factors and
Priority Rank
Goals to Address
Issue Specific Commitments
Timeframe and
Metrics to be Used
currently 9 residents in
Buellton who receive
vouchers from the
Housing Choice
Voucher Assistance
Program
2. Within development
applications for
ADUs and urban
dwellings (SB9),
include fair housing
information,
especially source of
income protection,
(i.e. a landlord
cannot reject a
prospective tenant
because of the use
of public subsidies
for housing
payments).
info on the City’s
website by FY 23/24.
Assess with HASBARCO
on Buellton participants
of voucher program
and their needs.
2. Update application
materials to include fair
housing information by
the end of FY 24/25.
Substandard
housing
conditions
Priority Rank: MEDIUM
1. Insufficient affordable
and healthy homes for
very-low income
households
2. Insufficient funding for
repairs and rehabilitation
3. Some households in
affordable SROs are
living in overcrowded
and substandard
conditions and some
mobilehomes are in
need of major repair.
Educate and inform
residents and
mobilehome owners
about the City’s code
enforcement services
which has a formal
complaint filing
system and engages
in rectifying substandard housing
conditions
1. Add information
about City’s Code
Enforcement Service
program and the
Emergency Mobile
Home Repair
Program on the
City’s website for
renters and owners.
2. Work with the
Buellton Senior
Center and
managers of the two
mobile parks in the
City to on an annual
basis to inform
residents about the
Emergency
Mobilehome Repair
program.
1. Include information for
residents about the
Code Enforcement
Service and Emergency
Mobile Home Repair
Program in the Fair
Housing Rights
educational campaign,
by FY 23/24. Track
participants and
engagement of events,
workshops, City
internet/social media
posts.
2. Meet with mobilehome
parks annually.
3. Summary of Quantified Objectives
The State requires that the Housing Element include an assessment of quantified objectives during the 6th Cycle planning period. Quantified objectives are estimates of the number of housing units likely to be constructed, rehabilitated, or preserved by income level between 2023 and 2031.
Estimates are based on the trends, goals, policies, and objectives outlined throughout this Housing Element and may differ from the City’s RHNA requirement. They represent the City’s best assessment of what is likely to be built, rehabilitated, and preserved during the planning period based on needs, resources, and constraints.
For the purpose of estimating new units that could be constructed between 2023 and 2031, a conservative estimate of 322 new units that could be constructed was used, which assumes approximately 40% of the units anticipated during the planning period by pending Pipeline Projects, ADUs, AHOZ sites, and vacant residential sites.
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City of Buellton H-19
Table H-3 below summarizes the City’s Quantified Objectives for the 2023-2031 planning period.
Table H-3 Quantified Objectives
Income Category
RHNA Targets
2023-2031
Units that Could be
Constructed
2023-2031
Units that May
Potentially be
Rehabilitated
2023-2031
Units that May
Potentially be
Preserved
2023-2031
Extremely Low 28 54 5 2
Very Low 27 54 4 2
Low 37 72 6 --
Moderate 30 58 5 –
Above Moderate 43 84 – –
Total 165 322 20 4
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City of Buellton H-20
C. Housing Needs Assessment
1. Population Characteristics
Considering the characteristics of Buellton helps inform the planning process and establish policies to meet current and future needs of the City. This section examines general population and housing characteristics and trends, such as population growth, age, sex, race and ethnicity, and employment. Characteristics of the existing housing stock, including the number of units and type, age, conditions, housing growth, vacancy, and costs, have also been evaluated to better understand the nature and extent of unmet housing needs in the community.
Table H-4 below shows population changes of cities in Santa Barbara County from three decennial censuses. Buellton’s population has seen an increase of 26.1% (or 1,000 individuals) from 2000 to 2010 and an increase of almost 7% or 333 individuals from 2010 to 2020. In comparing 2010 and 2020 population numbers, Solvang, a city immediately to the east of Buellton, had the highest population growth, at almost 17% or 881 individuals added. Cities nearby, like Lompoc, which is about 20 miles to the west of Buellton, had a population increase of approximately 14%, the second largest growth after Solvang. Lastly, Santa Maria, a city about 30 miles northwest of Buellton, and Goleta, another city about 30 miles southeast of Buellton, have population increases of 10% and 9%, respectively.
Table H-4 Population Change – Neighboring Jurisdictions, 2010-2020 Jurisdictions
2000 Census 2010 Census 2020 Census
Total Total Change % Change Total Change % Change
California State 33,871,648 37,253,956 3,383,308 10.0% 39,538,223 2,284,267 6.1% Santa Barbara County 399,347 423,895 24,548 6.1% 448,229 24,334 5.7% Buellton city 3,828 4,828 1,000 26.1% 5,161 333 6.9%
Carpinteria city 14,194 13,044 -1,150 -8.1% 13,264 220 1.7% Goleta city 0* 29,888 – – 32,690 2,802 9.4%
Guadalupe city 5,659 7,080 1,421 25.1% 8,057 977 13.8%
Lompoc city 41,103 42,434 1,331 3.2% 44,444 2,010 4.7%
Santa Barbara city 89,606 88,410 -1,196 -1.3% 88,665 255 0.3% Santa Maria city 77,423 99,553 22,130 28.6% 109,707 10,154 10.2% Solvang city 5,332 5,245 -87 -1.6% 6,126 881 16.8%
Sources: City of Buellton Planning Department 2015 Housing Element, California Department of Finance, August 2021; U.S. Census 2010 and 2020.
*The City of Goleta was not an incorporated city in 2000.
According to SBCAG (2019), Buellton’s population is projected to increase to approximately 6,600 in 2050, which is approximately 1,440 more than the recent 2020 Census count or a 28% population increase. As seen in Table H-5 below, Buellton has the second largest projected population growth, first is Santa Maria (at 30%), and Lompoc is projecting the third fastest growth (at 23%).
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City of Buellton H-21
Table H-5 Population Growth Forecast, 2000 to 2050
Jurisdiction 2020 Census 2030 2040 2050
% Change,
2020-2050
Santa Barbara County 448,229 489,900 513,300 521,700 16.4% Buellton city 5,161 5,900 6,400 6,600 27.8%
Carpinteria city 13,264 14,300 14,600 14,700 10.8%
Goleta city 32,690 33,100 34,500 34,700 6.1%
Lompoc city 42,434 49,000 51,300 52,200 23.0%
Santa Maria city 109,707 127,600 139,000 143,100 30.0%
Solvang city 6,126 6,000 6,300 6,300 2.8%
Sources: U.S. Census (2020), SBCAG (2019, page 37).
Racial and Ethnic Composition
The racial and ethnic composition of the city, as documented by the 2015-2019 American Community Survey (ACS), differs from that of the county and the state. Approximately 84.4% of City residents are white, contrasted with 77.5% and 59.4% for the county and the state, respectively. The city’s proportion of minority racial population (15.4%) is much lower than that of both the county (48.6%) and the state (39.9%), as is the percentage of Latinos (29.3%). (Refer to Table H-6 below.)
Table H-6 Population Characteristics (2019)
Buellton City Santa Barbara County California State
Population Percent Population Percent Population Percent Estimated Population 5,082 100% 444,829 100% 39,512,223 100% Age Composition
Under 18 years
18-64 years
65 years+
1,363
2,731
988
26.8%
53.7%
14.4%
99,184
279,082
66,563
22.3%
62.7%
15.0%
8,891,064
24,786,161
5,834,998
22.5%
62.7%
14.8%
Median Age 44.8 – 33.8 – 37.0 –
Racial Composition
White
Black or African American
American Indian and Alaska Native
Asian
Native Hawaiian and Pacific Islander
Some other race
Two or more races
Hispanic or Latino
4,291
44 10
60 0
545
132
1,491
84.4%
0.8%
0.2%
0.9%
0.0%
10.7%
2.6%
29.3%
344,778
8,984
4,644
24,849
581
42,441
18,552
201,837
77.5%
2.0%
1.0%
5.6%
0.1%
9.5%
4.17%
45.4%
23,484,958
2,282,144
321,112
5,865,435
155,871
5,424,558
1,978,145
15,574,882
59.4%
5.8%
0.8%
14.8%
0.4%
13.7%
5.0%
39.4%
Median Household Income $93,099 – $74,624 – $75,235 –
Average Household Size 2.62 – 2.91 – 2.95 –
Sources: American Community Survey (5-year Estimates, 2019) Sex and Age Composition
Based on American Community Survey data, the city’s median age in 2019 was 44.8, 11 years more than Santa Barbara County’s median age (33.8 years). When comparing 2015 and 2019 ACS data on age proportions in Buellton, it becomes apparent that the population is getting older, and approximately 48% and 50% of the population is 45 years old or older, respectively.
Approximately 28% of Buellton’s 2019 estimated population was 19 years or younger and 22% was between the ages of 20 and 44 years. See Table H-7 for more details.
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Table H-7 Sex and Age Composition (2015 and 2019)
2015 Estimates 2019 Estimates
Estimate Percent Estimate Percent
Estimated Population 4,977 100.0% 5,082 100.0%
Male 2,321 46.6% 2,455 48.3%
Female 2,656 53.4% 2,627 51.7%
Under 5 years 281 5.6% 415 8.2%
5 to 9 years 311 6.2% 307 6.0%
10 to 14 years 296 5.9% 349 6.9%
15 to 19 years 277 5.6% 339 6.7%
20 to 24 years 245 4.9% 0 0%
25 to 34 years 629 12.6% 539 10.6%
35 to 44 years 575 11.6% 598 11.8%
45 to 54 years 760 15.3% 562 11.1%
55 to 59 years 435 8.7% 477 9.4%
60 to 64 years 378 7.6% 508 10.0%
65 to 74 years 481 9.7% 535 10.5%
75 to 84 years 244 4.9% 349 6.9%
85 years and over 65 1.3% 104 2.0%
Sources: American Community Survey (5-year Estimates, 2015 and 2019) Education
The education level of Buellton residents is slightly higher than that of the county residents (Table H-8 below). Specifically, 80.9% of the county’s population has graduated from high school or higher, compared to 88.5% citywide. Approximately 34.2% of the county population has a bachelor’s or higher degree, compared to 39.9% citywide. The percentage of individuals with graduate degrees in the city was similar to the countywide statistic, with 14.2% for the city and
14.0% countywide. A higher education level in a population typically translates into greater income-earning potential.
Table H-8 Educational Attainment for Santa Barbara County and Buellton
Santa Barbara County City of Buellton
Estimate Percent Estimate Percent
Estimated population, 25 years and over 275,092 100.0% 3,672 100.0% Less than 9th grade
9th to 12th grade, no diploma
High school graduate
Some college, no degree
Associate’s degree
Bachelor’s degree
Graduate degree
34,076
18,343
49,006
58,185
21,509
55,474
38,499
12.4%
6.7%
17.8%
21.2%
7.8%
20.2%
14.0%
305
119
649
896
237
943
523
8.3%
3.2%
17.7%
24.4%
6.5%
25.7%
14.2%
Sources: American Community Survey (5-year Estimates, 2015-2019) Employment
Buellton has 2,685 workers living within its borders who work across 13 major industrial sectors.
The most prevalent industry is “educational services, and health care and social assistance” with 812 employees (30.2% of total), and the second most prevalent industry is “arts, entertainment, and recreation, and accommodation and food services” with 402 employees (15.0% of total). In addition to understanding the industries in which the residents of Buellton work, it is also possible to Attachment 1 Page 134 of 331
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City of Buellton H-23
analyze the types of jobs they hold. The most prevalent occupational category in Buellton is “management, business, science and arts occupations,” in which 1,219 (45.4% of total) employees work. The second most prevalent type of work is “service occupations,” which employs 581 (21.6% of total) in Buellton.
The seasonally adjusted unemployment rate in Santa Barbara County decreased to 3.9% in December 2021, from a rate of 7.3% one year prior, according to the State of California Employment Development Department. The unemployment rate decrease could be attributed to recovery from the COVID-19 pandemic, with the leisure and hospitality industry showing a great gain in jobs.
2. Housing Stock Characteristics
This section describes certain characteristics of the city’s housing growth, housing supply, including type, condition, ownership, vacancy, and costs, which are summarized in Table H-9.
Table H-9 Selected Housing Characteristics, 2019
City County State
Total Housing Units – 2019 2,013 157,161 14,175,976
Type of Structures – 2019
Single-Family
Multi-Family
Mobilehome
74.6%
11.0%
14.4%
64.7%
30.8%
4.4%
64.7%
38.4%
3.7%
Age of Housing
Built 2010 or later
Built 2000 – 2009
Built 1990 – 1999
Built 1989 or earlier
5.6%
24.8%
11.6%
58.0%
3.5%
7.8%
9.9%
78.9%
3.5%
11.2%
10.9%
74.4%
Percentage of Units – 2019
Owner Occupied
Renter Occupied
69.9%
30.1%
52.1%
47.9%
54.8%
45.2%
Vacancy Rate – 2019
Homeowner
Rental
0.0%
0.0%
0.8%
2.6%
1.1%
3.6%
Housing Values and Costs – 2019
Median Housing Value
Median Gross Rent
$522,900
$1,760/month
$577,400
$1,643/month
$505,000
$1,503/month
Sources: American Community Survey (5-year Estimates, 2019) Housing Type and Supply
The 2015-2019 ACS estimates that 2,013 dwelling units existed in the city in 2019, of which 1,941 units are occupied. Single-family units accounted for 74.6% of all units, and multi-family units represented 11.0% of the total. Mobilehome units represented 14.4% of the total housing stock in 2019. The percentage of single-family units was higher than that for either the state or the county in 2019. The 2020 Census count of 2,030 dwelling units differs slightly from the 2015-2019 ACS estimates. In addition, the Planning Department has calculated that as of December 31, 2020, there are a total of 883 multi-family units and 1,242 single-family units, a total of 2,125 housing units.
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Overcrowding
The HCD defines overcrowding as housing units occupied by more than one person per room in a dwelling unit, excluding kitchen and bathrooms. According to the 2015-2019 ACS data, overcrowded households represented almost 1.2% of all owner-occupied households (16 households) and almost 13% of renter households (76 households) in Buellton. Combined, 4.7% of all 1,941 households (or 92 households in total) are overcrowded compared with 10.7% of all households in Santa Barbara County.
Substandard Conditions
The U.S. Census looks at two types of substandard housing problems: 1) households without hot and cold piped water, a flush toilet, and a bathtub or shower; and 2) households with kitchen facilities that lack a sink with piped water, a range or stove, or a refrigerator. These definitions look at what is included inside a housing unit, not outside.
The 2015-2019 ACS data includes information about some of the factors that may result in substandard housing, such as lack of plumbing facilities and lack of complete kitchen facilities. Of the estimated 1,941 total occupied housing units in the city, an estimated 43 units lack complete kitchen facilities. In addition, HUD’s 2014-2018 CHAS data tracks four severe housing problems:
incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 50%. The data showed that 21.6% (405) of the 1,870 total households in the city have at least one of the four housing problems.
The estimates noted here have large margin of error. For instance, the 2015-2019 ACS estimates that 43 units lacks a complete kitchen, but the margin of error for this figure is “±65,” which could mean that the estimate is anywhere between -22 and 108 units that lack a complete kitchen. Since these data do not provide accurate information, the City has additional data and local information on the City’s housing conditions:
1. The City has conducted its own independent field survey in July 2014 to determine housing units needing repair. This survey was published in Buellton’s 5th Housing Element, and found that 14 units have “deferred maintenance” condition and 2 units are in “moderate disrepair” condition. These 16 units represent close to 1% of the 1,856 total units counted in 2014.
2. The City has two mobilehome parks which comprise approximately 419 units. Based on information from on-site resident managers, it is estimated that 30 to 50 mobilehomes are in need of major repair.
3. A survey conducted in 2020 on people living in motels (or SROs) along the Avenue of Flags, some of which are legal nonconforming SROs, gathered that 8 out of the 42 households surveyed lacked a complete kitchen. More information on this survey is available in Appendix B (Affirmatively Furthering Fair Housing Analysis).
Housing Growth
In looking at the housing growth rate, especially when comparing it with population change, it is helpful to determine if housing needs are being met. As shown in Table H-4 above, Buellton’s population change from 2000 to 2010 (26.1%) was greater than the population change between 2010 and 2020 (6.9%). Table H-10 below shows the number of housing units. For the City of Buellton, the housing growth rate between 2000 and 2010 was greater (23.9%) than the growth rate between 2010 and 2020 (10.0%). Thus, the housing growth rates are close to the population change between the Censuses, indicating that the City’s housing growth has been likely meeting the housing Attachment 1 Page 136 of 331
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demands due to population growth. Buellton’s housing growth rates were higher than the housing growth rates of Santa Barbara County and California from 2000 to 2020.
Table H-10 Total Housing Units and Growth, 2000 to 2020 Jurisdictions
2000 Census 2010 Census 2020 Census
Total Total Change % Change Total Change % Change
California State 12,214,549 13,680,081 1,465,532 12.0% 14,392,140 712,059 5.2% Santa Barbara County 142,901 152,834 9,933 6.9% 158,279 5,445 3.5% Buellton city 1,488 1,845 357 23.9% 2,030 185 10.0%
Sources: U.S. Census 2000, 2010, and 2020.
Vacancy
The residential vacancy rate, which translates the number of unoccupied housing units on the market, is a good indicator of the balance between housing supply and demand. A low vacancy rate translates to the demand for housing exceeding the available supply of housing. The 2015-2019 ACS reported that the city had a vacancy rate, for both homeowner and rental, at 0.0% (see Table H-11 below), even though it is estimated that 3.6% of all housing units were vacant, which likely means that vacant homes were seasonally occupied. For 2011-2015 ACS, the homeowner vacancy rate was
2.1% for the city, and the rental vacancy rate was 0.0%. These figures are much lower than the countywide rate and the state rate. The City’s figures are also below the industry standards of optimum rates (2% to 3% for ownership housing and 5% to 6% for rental housing).
Table H-11 Housing Occupancy (2019)
Label Estimate Percent
Total housing units 2,013 units 100.0%
Occupied housing units 1,941 units 96.4%
Vacant housing units 72 units 3.6%
Homeowner vacancy rate 0.0% –
Rental vacancy rate 0.0% –
Source: American Community Survey (5-year Estimates, 2019) Housing Costs and Affordability
According to the 2015-2019 ACS, the median home value in Buellton was $522,900 in 2019, which was 10.4% greater than the median home value for the County of Santa Barbara and 3.5% greater than the state median value. Similarly, the median gross rent of $1,760 for rental units in the city in 2019 was greater than median gross rents of $1,643 and $1,503 for the county and the state, respectively. According to Zumper.com the average rent for a 1-bedroom in 2022 in Buellton was $2,195. From 2021 to 2022, home values have increased 23.7%, with single-family detached housing sales averaging approximately $811,562 in January 2022, according to Zillow.com.
Housing prices tend to vary by several factors, such as property type, number of bedrooms and bathrooms, year built, and location of the house. According to Redfin.com, 102 housing units were sold in the year 2021. These units consisted of condos, mobilehomes, townhouses, and singlefamily homes. Almost half (48) of these housing units were single-family homes, most of them included at least 3 bedrooms and 2 baths and were built between the late 1970s and early 2000s.
The average price for these homes was approximately $807,000, with a range between $569,000 and $1,325,000. The higher priced single-family homes tended to be located on the west side of Buellton, and the lower priced homes tend to be concentrated in the center of Buellton, closer to the freeways. Mobilehomes have been sold at affordable prices ranging from $125,000 to $300,000 Attachment 1 Page 137 of 331
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and most included 2 bedrooms and 2 bathrooms. Most of the 22 condos sold in 2021 were concentrated on the east of U.S. Highway 101, ranging from $475,000 to $865,000. Finally, 16 townhomes located on the east and north of central Buellton were sold in 2021, with a range from $498,000 to $825,000, most of them consisting of 3 bedrooms and 2 bathrooms. Overall, the average price of all these homes sold in 2021 averaged $646,000.
Commensurate with overall trends statewide in the real estate market, the long-term rise in the values of existing City residences has precluded the creation of a local “trickle-down” situation wherein housing becomes affordable due to its age. Indeed, increasing valuations have led to situations in which current homeowners could not now afford to purchase their own homes.
3. Household Profile
This section provides an assessment of existing housing needs in Buellton. While Buellton residents are generally adequately housed and the local housing stock is in good condition, the City must consider existing and projected needs in its housing plans. These needs include:
1. Housing need resulting from housing cost burden;
2. Housing needs of special needs groups such as elderly persons, large households, persons with disabilities, female-headed households, homeless persons, farmworkers, and college students; and
3. Fair housing issues.
Each of these subjects is discussed below.
Household Income
Household income data assists the City in determining its affordable housing needs, based on the income of the existing population. As seen in Table H-12 below, approximately 10.4% of households had annual incomes below $25,000, while 45.8% had incomes of $100,000 or more. The city’s median household income was $93,099 in 2019. The median household income for the city was approximately 20% more than the statewide figure of $75,235.
Table H-12 Income in 2019 (Inflation-Adjusted Dollars)
Buellton City California State
Households Percent of Total Households Percent of Total Total Households 1,941 – 13,044,266 –
Less than $10,000 13 0.7% 628,526 4.8%
$10,000 to $14,999 67 3.5% 534,197 4.1%
$15,000 to $24,999 120 6.2% 975,904 7.5%
$25,000 to $34,999 103 5.3% 979,245 7.5%
$35,000 to $49,999 199 10.3% 1,363,211 10.5%
$50,000 to $74,999 298 15.4% 2,022,818 15.5%
$75,000 to $99,999 250 12.9% 1,620,466 12.4%
$100,000 to $149,999 525 27.0% 2,169,021 16.6%
$150,000 to $199,999 239 12.3% 1,164,827 8.9%
$200,000 or more 127 6.5% 1,586,051 12.2%
Median household income $93,099 – $75,235 –
Mean household income $100,504 – $106,916 –
Sources: American Community Survey (5-year Estimates, 2019) Attachment 1 Page 138 of 331
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The SBCAG data that was used for the Final RHNA Allocation Plan is shown in Table H-13 below for Buellton households.
Table H-13 Buellton 6th Cycle RHNA Household Income Distribution Housing Element Income Category
Percent of
Total Households
Very low (below 50% AMI)
Low (50-80% AMI)
Moderate (80-120% AMI)
Above Moderate >120% AMI
33.3 22.4
18.2 26.1
Source: SBCAG Regional Housing Needs Allocation Plan, 2021.
Household Size
The city’s average household size of 2.62 persons (in 2019) is smaller than both the county (2.91 persons) and state (2.95 persons) averages. The percentage of large households (5 or more persons) is greater than the county’s percentage among owner tenures. There are total of 177 large households in Buellton, 117 (66.1%) are owners, while the rest are renter households. Out of the 1,941 households, which includes owners and renters, 71% are households with 2 to 4 persons.
Tenure
Housing security can depend heavily on housing tenure, i.e., whether homes are owned or rented.
As seen in Table H-9 above, Buellton’s housing stock consists of 2,013 total units, 1,356 (69.9%) of which are owner occupied and 585 (30.1%) of which are renter occupied. The share of renters in Buellton is smaller than the county overall, where 52.1% of total households are renter occupied and 47.9% are renter occupied.
In many places, housing tenure varies substantially based on the age of the householder. In Buellton, homeowners age 65 and above make up nearly 39.6% of all owner-households.
Housing Cost Burden
Housing is generally the largest single expense item for most households. Housing is considered affordable whenever a household spends 30% or less of its household income for shelter. Gross rent or gross monthly owner costs determine a household’s monthly payment for shelter. Gross rent includes the contract rent plus utilities. In most cases, the contract rent includes payment for water, sewer, and trash collection. Gross monthly owner costs include mortgage payments, taxes, insurance, utilities, condominium fees, and site rent for mobilehomes.
According to the U.S. Department of Housing and Urban Development’s (HUD) Comprehensive Housing Affordability Strategy (CHAS) 2014-2018 data, an estimated 664 households (35.5%) out of a total of 1,870 households within the city are cost burdened, of which 264 households are extremely cost burdened. Of the total number of households, 530 are renters (with 89 extremely cost burdened) and 1,345 are homeowners (with 175 extremely cost burdened). Additional CHAS data showing “Income by Cost Burden” indicates that 660 lower-income households, both renters and owners, are cost-burdened. This leaves a disproportionate share of their monthly income available for other necessities such as food, medicine, and transportation. Moderate- and upperincome households may, and often do, expend more that 30% of their incomes on housing without experiencing hardships. However, this limitation on housing expenditures is critical to lowerincome households because of the very limited and sometimes fixed nature of their incomes.
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As defined by the HCD, a lower-income household is a household whose annual income is equal to or less than 80% of the county’s median household income. Moderate-income equals 80% to 120% of the county’s median household income. While these thresholds vary with household size, the current (2021) upper limits for low- and moderate-income households are shown in Table H-14, based on the Santa Barbara County area median annual income of $100,100 for a family of four. For a point of reference, nearby Ventura County has a median income of $115,400 for a family of four.
Table H-14 Income Limits for Low and Moderate-Income Households, Santa Barbara County Income Group Income Range Maximum Annual Household Income* Acutely Low
Extremely Low
Very Low
Low
Moderate
15% or less of AMI
15% to 30% of AMI
30% to 50% of AMI
50% to 80% of AMI
80% to 120% of AMI
$15,000
$41,900
$69,850
$111,900
$120,100
Source: State of California, Department of Housing and Community Development, 2021 *Based on four-person household; limit varies with household size.
As stated above, federal and state agencies regard 30% of gross annual income as a reasonable expenditure for housing. Based on this guideline, the maximum unit price affordable to these income groups can be estimated (assuming a 2.7% interest rate loan for a fixed term of 30 years with a 10% down payment). The same approach can be used to determine maximum monthly rents affordable to each group (which is also equal to the maximum monthly payment affordable to purchase a unit). Using this approach, the upper limits of purchase and rental housing affordable to low- and moderate-income households in the City of Buellton have been determined and are shown in Table H-15.
Table H-15 Affordable Housing Limits for Low- and Moderate-Income Households Income Group
Maximum Affordable
Unit Price
Maximum Affordable
Monthly Mortgage or Rent
Acutely Low
Extremely Low
Very Low
Low
Moderate
$72,000
$228,000
$390,090
$634,180
$681,575
$375
$1,048
$1,746
$2,798
$3,003
Based on these housing cost limits and the housing prices, some housing units in Buellton are available for purchase at prices that are affordable to at least low income and moderate-income households.
4. Special Housing Needs
Within the community’s overall estimated housing needs, there are segments of the population that experience special housing needs. These groups include the elderly, the disabled, femaleheaded households, and the homeless. Such special needs within the City of Buellton are discussed below.
The County CDBG Urban County partner cities and HOME Consortium members (Buellton is a member of both) set goals for the use of CDBG and HOME funds for special needs housing development through the County’s Consolidated Plan, amended annually by the County’s Action Attachment 1 Page 140 of 331
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Plan. The Consolidated Plan is adopted every 4 years, the current Plan being for the 2020-2024 period. Similarly, Buellton has also adopted the County’s Phase I and Phase II Community Action Plan to Address Homelessness, which specifically speaks to region-wide collaboration to address homelessness. Buellton is committed to supporting these county-wide efforts and goals, and funding is directed to where it is needed most. If Buellton’s sub-allocation is not used in Buellton, it is directed into the county-wide pot of funds to be used on projects elsewhere in the county.
Senior Households
Federal housing data define a household type as “elderly family” if it consists of two persons with either or both age 62 or over. Out of the estimated 1,941 households in Buellton (2019), 174 households (3.4%) are seniors (65+ years) living alone and 717 households (36.8%) live with at least one senior. These figures are an indication of an increasingly aging population. In addition, 115 of these senior households earn less than $35,000 a year, 3.9% of senior households receive food stamps/SNAP (Supplemental Nutrition Assistance Program), 16.1% of seniors are veterans, and
35.1% are seniors with a disability. The fixed or limited nature of their income poses a special problem with regard to housing affordability for the elderly. In addition, the elderly often have special needs in terms of the size, design, and accessibility of housing.
The Buellton Senior Center provides services, resources, and referrals to seniors in the city. For instance, they have a “Loan Closet” where seniors can borrow basic medical equipment, such as wheelchairs, walkers, and crutches. The Center provides medical patient referrals and transportation, assists seniors with home repairs through administration of the Emergency Mobile Home Repair Program, and helps seniors locate housing opportunities.
In 2022, the City Council approved plans for the development of Village Senior Apartments, a 50-unit senior housing complex located between Valley Vineyard Townhomes and Village Park, in the Village Specific Plan area.
The City has included policies and implementation measures that address the housing needs of elderly households in Section B, Housing Plan.
Persons with Disabilities
According to the 2015-2019 ACS, there were 557 persons living with disabilities in the City of Buellton which were categorized as follows: independent living, 181; self-care, 47; ambulatory, 207; cognitive, 51; vision, 11; and hearing, 187. Some individuals may experience more than one disability, and some disability types are not recorded for children below the age of 5 years, so citywide totals are not provided.
State legislation enacted in January 2011 (SB 812) amended state housing element law to require the analysis of the disabled to include an evaluation of the special needs of persons with developmental disabilities. This analysis should include an estimate of the number of persons with developmental disabilities, an assessment of the housing need, and a discussion of potential resources. State law defines “developmental disability” as a severe, chronic disability of an individual that:
• Is attributable to a mental or physical impairment or combination of mental and physical impairments;
• Is manifested before the individual attains age 18;
• Is likely to continue indefinitely;
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• Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-sufficiency; • Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The California Department of Developmental Services (DDS) currently provides community-based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, 4 developmental centers, and 2 communitybased facilities. The regional center system was created by the Lanterman Development Disabilities Service Act (Sections 5115 and 5116) of the California Welfare and Institutions Code, which declares that mentally and physically disabled persons are entitled to live in normal residential surroundings.
The Tri Counties Regional Center (TCRC) provides services to Buellton residents and residents in the counties of San Luis Obispo, Santa Barbara, and Ventura. The center is a private, non-profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families.
The DDS provides a closer look at the disabled population within the only ZIP code area (93427) that encompasses the City of Buellton. This was last updated in January 2022. There are 39 developmentally disabled persons between the ages of 0 and 17 years of age and 17 persons age 18 and above.
A number of housing types are appropriate for people living with a developmental disability: rentsubsidized homes, licensed and unlicensed single-family homes, Housing Choice vouchers, HUD housing, and specialized homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this special needs group. Incorporating “barrier-free” design in all new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents.
Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
The City does not have HUD subsidized housing projects or specialized homes for persons with disabilities. However, information on programs and services offered, as well as availability of affordable housing units in the city or near Buellton are provided through the Housing Authority of the County of Santa Barbara as well as the United Way of Santa Barbara County.
To accommodate the needs of disabled persons, the City dedicates funds to an Emergency Mobilehome Repair Program to assist residents in the two senior mobilehome parks with repair projects, including adaptive retrofits, which indirectly assists persons with disabilities. In addition Attachment 1 Page 142 of 331
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to administering the program, the Buellton Senior Center also supports seniors with disabilities through the provision of medical materials as well as housing assistance and referrals. In addition, the City complies with accessibility requirements under the California Building Code (Municipal Code Sections 19.04.140 and 19.18.026), and the Adaptive Retrofit Permit ordinance which implements provisions of the Fair Employment and Housing Act, which prohibits discrimination in all aspects of housing because of a person’s disability (Municipal Code Sections 19.08.160 and
19.16.022).
Female-Headed Households
Housing element law requires analysis of specialized housing needs, including female-headed households, in an effort to ensure their housing needs which include affordability, proximity to schools, adequate childcare, public transportation, services, and job training services. Of Buellton’s 1,941 total households, 23.8% are female headed (compared to 27.8% in Santa Barbara County),
5.6% are female headed with children (compared to 5.4% in Santa Barbara County), and 10.9% are female headed households living alone (compared to 15.5% in Santa Barbara County).
Female-headed households with limited incomes experience difficulty in finding adequate, affordable housing. However, the 2015-2019 ACS estimates that there are zero female-headed households in the city that have incomes below the federally recognized poverty level.
Resources for lower-income female-headed households can benefit from the Housing Choice Voucher (HCV) program from the Housing Authority of the County of Santa Barbara and the CalWORKs Child Care Program. In addition, they can benefit from other community and social services provided by non-profit organizations in the regions, such as People Helping People and the Family Strengthening Program at St. Vicent’s Santa Barbara.
Large Households
Large households are defined as those with five or more persons. A large household can consist of parents with children and/or extended family members. It can also consist of two or more families sharing the same housing unit or five or more unrelated individuals living together, or a combination of sorts. These large households have special housing needs because of the limited availability of affordable units that can accommodate a large household. Sometimes these large households have lower incomes and reside in smaller units to save on housing costs, which can result in overcrowded living conditions.
According to the 2015-2019 ACS, of the 1,941 households residing in Buellton in 2019, 177 (9.1%) included five or more persons. In addition, the average household size is 2.62 and the average family size is 2.99, compared to 2.91 and 3.41 for the county, respectively. Moreover, the 2015-2019 ACS reports that approximately 1,357 out of the 2,013 housing units have 4 or more bedrooms; the median number of rooms among the total housing units is 5.2. This shows that about 67% of the housing stock, with four or more bedrooms could reasonably accommodate large families without overcrowding, suggesting that the need for large units is expected to be significantly less than for smaller units.
People Experiencing Homelessness
State law requires that the City address the emergency housing needs of persons experiencing homelessness within the framework of this element. In attempting to document or identify the needs of persons experiencing homelessness, a “point in time” count was used. The 2020 Attachment 1 Page 143 of 331
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homelessness point-in-time count, implemented by Santa Barbara County on January 29, 2020, indicated that 2 persons were experiencing homelessness in the Buellton/Solvang/Santa Ynez Valley area, compared to 5 persons in 2019. Although these numbers show a count at one point in time and only count what can be observed in shelters and streets, the county as a whole has seen an increase in the population who are experiencing homelessness since 2011. The count was at 1,698 (830 sheltered, 868 unsheltered) in 2011 and 1,897 (674 sheltered, 1,223 unsheltered) in 2020.
These numbers indicate that unsheltered persons are becoming more prominent in the county, and the top three areas that have the highest counts of persons experiencing homelessness are the cities of Santa Barbara, Santa Maria, and Lompoc.
Buellton does not have homeless shelters, but Santa Barbara Rescue Mission in the City of Santa Barbara and the organization Santa Ynez Valley People Helping People in Solvang adequately serve the needs of the transient homeless that may seek shelter in Buellton. In addition, the City partners with the aforementioned organizations as well as with Santa Barbara County Mental Health Mobile Crisis Service, the Food Bank of Santa Barbara County, Santa Ynez Valley Fruit and Vegetable Rescue, and the Buellton Senior Center, who all provide support for those at-risk and who are homeless. The City also contracts with the county Sheriff’s Department, who refer those at-risk and who are homeless to services and organizations such as People Helping People.
Moreover, the City provides organization support and financial resources to the aforementioned organizations on a yearly basis. Buellton has also participated in the publication and adoption of the County’s Phase I and Phase II Community Action Plan to Address Homelessness, which calls for specific actions to be taken through region-wide collaboration to address homelessness.
Farmworkers
According to 2015-2019 ACS data estimates in industry, out of 2,685 civilians who work and are over the age of 16 years old, 111 Buellton residents (4.1%) are considered farmworkers, employed in the Agriculture, Forestry, Fishing and Hunting industry.
The California Government Code requires that the City of Buellton consider local farmworker housing needs in formulating the housing element of its general plan. According to the last USDA Agricultural Census in 2017, there are 22,986 workers in Santa Barbara County who work in farms.
In addition, the Census identified that 9,895 farmworkers are seasonal, working 150 days or less at a farm, and 13,090 workers work more than 150 days at a farm. Given that a small proportion work in Buellton, the few employed residents in this industry sector, as well as a portion of the potential housing needs for farmworkers in nearby communities, can be accommodated under housing for the general population. Actions and resources that would address the needs of low-income farmworkers, along with other low-income households, are addressed in Section B, Housing Plan.
5. Housing Preservation Needs
California Government Code §65583(a)(9)(A-D) requires “[a]n analysis of existing assisted housing developments that are eligible to change from low-income housing uses during the next 10 years due to termination of subsidy contracts, mortgage payment, or expiration of restrictions on use.” The study includes units at-risk during the ten-year period from February 15, 2023 to February 23, 2033.
a. Inventory of Units At-Risk
Based on an independent field survey conducted by the Planning staff in 2014, the City found that approximately 1% of the City’s overall housing stock is substandard and in need of major repair.
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While some of these are market rate units, there are three primary categories of low-income housing in the City of Buellton, including subsidized housing, Single-Room Occupancy (SRO) housing, and mobilehome parks. Each of these categories provides much needed housing to lowincome persons, the elderly, and the disabled in the city and are described in more detail below.
An inventory of subsidized affordable housing projects within Buellton is listed in Table H-16. This inventory includes all multiple-family units which are assisted under a variety of public and private programs. As shown on Table H-16, all of the city’s subsidized units have funding expiration dates well in the future and none would expire during the 10-year period identified above. Thus, no units in the city are at risk of changing from low-income units to market rate units during the 6th Cycle planning period.
Table H-16 Subsidized Multi-Family Housing
Project Name/
Rent or Own/
Total Units Address Management
Funding
Source
Year of
Expiration
# of
Affordable
Units
# of Bedrooms in
Affordable Units
Central Gardens
(Horizon Homes) /
Rent /
12 units
580-614 Central
Ave
Santa Barbara
Community
Housing
Corporation
CA Tax Credit 2055 12 1-Bedroom — 2
2-bedroom — 4
3-bedroom — 6
Vintage Walk /
Rent /
17 units
597 Avenue of
Flags
Housing Authority
of SB County
Project based
housing
vouchers
2058 6 All 1-bedroom
Valley Station
Apartments /
Rent /
7 units
290 Valley
Station Dr
Housing Authority
of SB County
City Housing
Fund
Project based
housing
vouchers
2060 7 All 2-bedroom
Juliette Walk /
Own /
44 units
235 & 275 West
Highway 246;
325 & 335
Megan Way
Santa Ynez Valley
Properties
Private 45-year
covenant when
each unit is
purchased
#102 - 2064
#103 – 2054
#104 - 2053
#105 - 2053
#106 – 2054
#107 - TBD
6 All 3-bedroom
Avenue Heights /
Rent /
62 units
82-90 Second St New Heritage
Properties
Private 2070 12 1-bedroom – 10
2-bedroom – 2
Total: 43
As of 2022, four motels along the Avenue of Flags offer some or all of their rooms for long-term rental and are thus considered Single Room Occupancy (SRO) units. The motels’ use as SROs is legal non-conforming, which means SRO uses have never been permitted, but have been allowed to continue, as the motels had been used as such prior to the City’s incorporation. As motel rooms that are used as monthly rentals, they do not offer a permanent housing solution and lack some of the basic requirements of permanent housing, such as kitchen facilities. They have also contributed to disinvestment in the Avenue of Flags area as property owners lack the incentive to improve their properties.
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To provide adequate replacement housing for SRO residents and offer motel owners an incentive to revitalize their properties and the Avenue of Flags area, the City is embarking upon a program to encourage most of the properties to restore the SRO rooms to short-term “motel” room status.
Pursuant to State law, a replacement program will be established to allow SRO residents to relocate to permanent housing at affordable rents. The City is in negotiations with the owners of two proposed affordable housing projects, Creekside Village and Polo Village, to provide the affordable housing units as part of those projects using in-lieu affordable housing funds to help construct the units. Residents will be given ample notice and opportunity to relocate to the new units when available.
A summary of the status of each of the motel/SRO buildings as of 2022 is as follows:
• 480 Avenue of Flags includes a total of 19 SRO units that will be demolished with the construction of Creekside Village. However, 10 of the new units in Creekside Village will be restricted to very-low and low income affordability and the current SRO residents will have first rights to occupy the affordable units. SRO residents will also be given the opportunity to find affordable housing that will be provided in the Polo Village project. • Farmhouse Motel (590 Avenue of Flags) includes approximately 20 occupied SRO units and was renovated within the last 2 years. The City will be working with the property owner to restore the units to motel room status, and residents of the SRO units will be given the opportunity to occupy low-income replacement housing units that will be provided in the Polo Village project.
• San Marcos Motel (536 Avenue of Flags) is an active motel with 2 SRO units. The City will be working with the property owner to restore the units to motel room status, and residents of the SRO units will be given the opportunity to occupy low-income replacement housing units that will be provided in the Polo Village project. • Red Rose Court (435 Avenue of Flags) includes approximately 21 occupied SRO units that are referred to as “studio apartment” units. It is anticipated that this project will remain as is and continue to provide SRO units.
Overall, it is anticipated that the occupants of 41 existing SRO units will be given the opportunity to relocate to new affordable housing units that will be provided in the Creekside Village and Polo Village projects. This will provide decent housing to the residents, restore short-term rentals in the City, and contribute to the revitalization of the Avenue of Flags area.
There are two mobilehome parks in the City of Buellton, both senior age-restricted: Ranch Club Mobile Estates and the Rivergrove Mobile Home Park. Combined, the two parks comprise approximately 419 units and represent a significant source of lower income and senior housing in the city. It is estimated that 30 to 50 mobilehomes in the city are in need of major repair. As a significant source of low-income housing, the loss of any mobilehome units in the city due to disrepair would be significant. However, there is a program in place to fund mobilehome repairs and improvements, as discussed previously and outlined in more detail below. b. Preserving or Replacing Units At-Risk
As outlined above, no subsidized housing units in the city are considered at risk for conversion to market rate housing or loss due to disrepair in the next 10 years. However, many of the city’s SRO units are at risk for conversion to short-term rentals or redevelopment into other uses. To protect Attachment 1 Page 146 of 331
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this valuable form of low-income housing, the City will explore using inclusionary in-lieu funds to assist low-income persons relocating to other affordable units and/or a right to return ordinance that would allow existing residents to return to the buildings at affordable rates following conversion.
Regarding mobilehome repairs, since 2015 the City has provided ongoing annual financial assistance to the Santa Ynez Valley Senior Citizens’ Foundation, administered by the Buellton Senior Center, to underwrite the expense of making emergency repairs to mobilehomes in the city.
From 2015 to 2021, five mobilehomes completed repairs through the Emergency Mobile Home Repair Program. Repairs included the fixing of a roof leak, bathroom plumbing, windows, installation of wheelchair ramps, and the altering of a bathroom for assisted showers.
By improving existing units, the City and the Foundation are helping preserve this important source of housing in the city.
c. Available Resources
As outlined above, resources include City actions to: consider allowing the legalization and improvement of SROs in the city; identify potential funding for the relocation of low-income SRO residents; work with the owners of Creekside Village and Polo Village to provide affordable units; and consider establishing a right to return program. For mobilehome preservation and improvement, the City and the Santa Ynez Valley Senior Citizens’ Foundation work together on an annual basis to make repairs to mobilehomes.
6. Affirmatively Furthering Fair Housing
The City complies with California Affirmatively Furthering Fair Housing (AFFH) requirements by taking meaningful actions to address impediments in Buellton. These impediments and the complete AFFH Analysis are located in Appendix B, and the programs and meaningful actions to address fair housing are located in Section B, Housing Plan. These analyses provide an assessment of the five main fair housing issue areas: 1) fair housing enforcement and capacity; 2) segregation and integration; 3) racially and ethnically concentrated areas of poverty (R/ECAPs) and racially concentrated areas of affluence (RCAAs); 4) access to opportunity; and, 5) disproportionate housing needs and displacement risk.
The summary of fair housing issues identified in the appendix is reflected from the limited available data for the City since its size is approximately 1.6 square miles and the entire city boundary line fits within one much larger and somewhat disparate Census Tract and overlaps three Census Block Groups. These Census data also expand into the unincorporated regions surrounding the city. Data from the City, such as the National Demographic Corporation (NDC) By-District Elections demographic data and surveys, and local knowledge were also used to consider the existing fair housing issues of the City.
In summary, as shown in the AFFH analysis, Buellton is predominantly Latinx-White and its geography shows a pattern of general integration, showing that no high concentrations of poverty and affluence currently exist that can be a fair housing concern when associated with a single race or ethnic groups. In addition, Buellton offers high opportunity areas but faces some challenges in promoting and providing a range of housing types and prices suitable for lower-income households. Providing a range of affordable housing can help foster more inclusive communities and promote access to opportunities for persons of color, persons with disabilities, and other protected classes.
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From the AFFH analysis, this section summarizes four key fair housing issues, which are also included in Section B, Program 8 – Fair Housing, with details on how each issue below will be addressed by the City. Moreover, all the programs outlined in the entirety of the Housing Plan, whether indirectly or directly, are contributing towards furthering fair housing in the City of Buellton.
Summary of Fair Housing Issues
According to HCD, a fair housing issue is a condition in a geographic area of analysis that restricts fair housing choice or access to opportunity. The following summarizes the key fair housing issues in the City of Buellton:
Issue #1: Insufficient Outreach and Education on Fair Housing Rights A key approach to reduce fair housing issues is outreach and education. In the “Analysis of Impediments to Fair Housing Choice,” 386 residents in Santa Barbara County were surveyed on their knowledge of “fair housing rights.” The survey found that 23% of respondents were not familiar with the laws and 45% indicated they were not familiar with fair housing rights.
In addition, the survey also found that 50% of the respondents were not aware of any fair housing or anti-discrimination education opportunities in their community and the majority of the survey respondents (85%), have never participated in any kind of educational opportunity. Although Buellton residents did not participate in this survey, the City is aware that some residents have expressed their housing concerns to City staff. Those concerned residents are then referred to other agencies who have the resources to assist them. How often or any data that measures this concurrency is currently not available.
Though the City does not have its own fair housing enforcement agency it does have a Code Enforcement service which addresses planning code violations, building code violations, and conditions of units. However, outreach and education on fair housing rights is one of the approaches to promote fair housing choice, and foster inclusive socio-economic communities.
The City, along with partnered agencies offering resources and education on fair housing rights, can increase outreach and education on fair housing rights.
Issue #2: Housing Disparities for Low-Income Residents, Elderly, and Persons with Disabilities The AFFH analysis and the housing inventory in Section E showed housing disparities for low-income residents, the elderly, and persons with disabilities. These protected groups are often found to be housing cost-burdened and living in substandard housing and/or overcrowded conditions. For instance, according to HUD’s 2014-2018 CHAS data, 35.5% (664) of the 1,870 total households (both homeowners and renters) are housing cost-burdened. The latest data, 2015-2019, from HUD CHAS shows that 31.1% (603) of the 1,940 estimated households (in all income categories) are housing cost-burdened. These data differences shows a decrease of households experiencing housing cost-burden by about 60 households.
The data also showed that approximately half of the renter households are cost-burdened. It is important to note that, as previously stated, low-income households are more impacted by housing cost-burden than moderate and upper income households, who can better afford the increased housing cost-burden without experiencing hardships.
Buellton has an older population where, according to the 2015-2019 ACS, 47.5% of its 5,082 population is at least 45 years or older and about 16% of the population is 65 years or over. In addition, 891 households (or 40.2% of all households) are considered an “elderly family” Attachment 1 Page 148 of 331
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because they consist of at least two persons age 62 years or over. In addition, 35.1% of the seniors have a disability and 3.9% of seniors are considered low-income.
The figures on cost-burdened low-income residents and elderly can be compared with the number of the current affordable housing units to-date, which is approximately 43 units (see Table H-16 above). The City has opportunities to develop more affordable units by encouraging the development of a range of housing options, such as ADUs and affordable housing units on AHOZ sites. The development of a diverse range of housing options will increase housing opportunities for special needs groups in the City of Buellton, including senior households.
Issue #3: Displacement Risk for Low-Income Residents
Low-income cost-burdened residents in the city are at a greater risk of losing shelter and becoming homeless. In addition, low-income residents living in financially stressful situations can lead to socioeconomic consequences, impacting their social, physical, and mental health, especially for residents who live in overcrowded and substandard conditions.
These consequences become barriers to opportunities and upward social mobility.
For the residents currently living in SROs along the Avenue of Flags, 85% of the 68 residents surveyed in 2020 had a household income of $25,000 or less. It is worth noting that this represents an improvement over the prior survey in 2017, which found that 91% of the 110 residents surveyed lived below an annual household income of $25,000. In addition, the 2017 survey, 8 families were found to live in single rooms without a kitchen, a condition that HUD considers substandard.
Opportunities to help address low-income residents and reduce the risk of displacement and homelessness are found in resources offered by the Housing Authority of the County of Santa Barbara. The Housing Authority provides Housing Choice Vouchers (Section 8) to assist low-income households in Buellton and in the county. In addition, mobilehome parks in the city are an affordable option.
Issue #4: Substandard Housing Conditions
Substandard housing conditions do exist in the City of Buellton, but these units represent a significantly small portion of existing housing units. The 2015-2019 ACS data estimates that approximately 2.2% units of the 1,941 occupied housing units lack complete kitchen facilities, making the units substandard. However, this number is an estimate with a large margin of error and conflicts with local information collected by the City. The City has supplemented with additional data, which can be found above under “Substandard Housing” in Section C, as well as Appendix B, and found that units with substandard housing issues represent approximately 1% of all the existing units and most are located in SROs and mobilehomes.
To address these housing conditions, the City has a Code Enforcement Service where residents can fill out a service request form and a Code Enforcement Officer responds accordingly depending on what code has been violated. Substandard housing conditions are addressed by performing building inspections, which are done by building inspectors from the County of Santa Barbara, which the City is in contract with. In addition to the code enforcement service, the City provides ongoing annual financial assistance for emergency repairs in mobilehomes, a program called Emergency Mobile Home Repair Program.
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Given the current high housing costs and high inflation rates, low-income persons living in housing units without a kitchen or in other substandard conditions could face lasting socioeconomic, physical, and mental consequences. The City has the opportunity to eliminate substandard housing by ensuring that the residents of the city are informed about their rights to a healthy home and how substandard conditions can be addressed; and assessing if additional funding is necessary to address housing conditions that are in violation of federal, state, and local codes.
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D. Constraints Analysis
1. Governmental Constraints
Local policies and regulations can affect the quantity and type of residential development. Because governmental actions can constrain the development and the affordability of housing, state law requires the housing element to “address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code §65583(C)(3)).
The City’s primary policies and regulations that affect residential development and housing affordability include: the Zoning Ordinance, the General Plan, development processing procedures and fees, on-site and off-site improvement requirements, and the California Building and Housing Codes. In addition to a review of these policies and regulations, an analysis of the governmental constraints on housing production for persons with disabilities is included in this section.
Pursuant to Government Code §65585, the City provides all application forms, fee schedules, and development regulations via the Municipal Code on the City’s website. a. Land Use Policy
General Plan Land Use Designations
The City of Buellton adopted the General Plan 2025 in 2007 and the Housing Element was last revised in 2015. The Land Use Element of the General Plan directs the location and form of future development in the city. The General Plan includes four land use designations that allow a range of residential development types (see Table H-17), at a variety of densities.
Table H-17 City General Plan Residential Land Use Designations General Plan Designation Description
Very Low Density
Residential (VLDR)
The Very Low Density Residential designation is applied to lands intended for single family detached and attached homes, secondary residential units, public and quasi-public uses, and similar compatible uses. Residential densities shall be in the range of 1 to 2 units per acre, except in areas where topography or other conditions warrant even lower densities.
The possible range of low density residential projects includes custom dwellings, tract homes, and planned development projects that allow for design flexibility and innovation.
Low Density Residential
(LR)
The Low Density Residential designation is applied to lands intended for single family detached and attached homes, secondary residential units, public and quasi-public uses, and similar compatible uses. Residential densities shall be in the range of 3 to 6 units per acre, except in areas where topography or other conditions warrant even lower densities.
The possible range of low density residential products includes custom dwellings, tract homes and planned development projects that allow for design flexibility and innovation.
Medium Density
Residential (MDR)
The Medium Density Residential designation is intended to accommodate both attached and detached single family residential development, including mobilehomes, duplexes, condominiums, and planned development projects. Residential densities shall be in the range of 4 to 8 units per acre.
Multi-Family Residential
(MFR)
This designation provides for single and multi-family residential units, public and quasipublic uses, and similar compatible uses. Residential densities shall be in the range of 9 to 16 units per gross acre.
Source: Buellton General Plan 2025, City of Buellton
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Zoning Ordinance
The Zoning Ordinance, Chapter 19 of the Buellton Municipal Code, was partially amended in 2015 to be consistent with the 5th Cycle Housing Element Update. The Zoning Code and the Zoning Map are available on the City’s website, consistent with Government Code §65940.1(a)(1)(B). There are four zones that allow residential development. Table H-18 lists the zones that allow residential uses.
Table H-18 Zones Allowing Residential Uses
Zone Description
Single-family Residential (RS) The RS zoning district is intended to reserve appropriately located areas for family living in detached dwelling units at a reasonable range of population densities, consistent with sound standards of public health, safety, and welfare.
The RS zoning district is consistent with the low density residential designation of the general plan.
Multifamily Residential (RM) The RM zoning district provides areas for duplexes triplexes, fourplexes, apartments, condominiums, other multiple-family dwellings, and detached single-family dwellings at higher densities than found in the RS zone, and is intended to allow flexibility and encourage innovation and diversity in the design of residential developments. A wide range of densities and housing types are allowed, while requiring developments to incorporate substantial amounts of open space. The RM zoning district is consistent with the medium density residential and multi-family residential designations of the general plan. Mixeduse projects with a commercial component are permitted subject to the regulations contained in Chapter 19.18.
Planned Residential District (PRD) The PRD zoning district is applied to areas designated by the general plan for residential use that have sensitive environmental, visual, or other characteristics which can be benefited by flexible and innovative design, so that a development can provide for desirable aesthetic and efficient use of space, and preserve significant natural, scenic, and cultural site resources. This district is also intended to: encourage clustering of structures to preserve a maximum amount of open space; allow for a diversity of housing types; and provide recreational opportunities for both site residents and the public. The PRD zoning district is consistent with the low density residential, medium density residential, and multi-family residential designations of the general plan.
Mobilehome Park (MHP) The MHP district provides areas for mobilehomes on nonpermanent foundations in planned developments such as mobilehome rental parks and mobilehome condominiums. The intent is to provide affordable housing opportunities, and to ensure a safe and attractive residential environment by promoting high standards of site planning, architecture, and landscaping design.
The MHP zoning district is consistent with the medium density residential designation of the general plan.
Source: Buellton Zoning Ordinance, City of Buellton
• Overlay Zone: The City’s sole overlay zone, the Affordable Housing Overlay Zone (AHOZ), applies to key commercially and industrially zoned sites and allows stand-alone residential projects at a density of 25 units/acre provided that a minimum of 20% of the units are affordable. The AHOZ designation provides property owners with a voluntary option to develop housing at densities greater than the underlying zoning designation would otherwise allow.
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• Specific Plans: As of 2022, there are two adopted specific plans in effect in the City: the Village Specific Plan and the Avenue of Flags Specific Plan. The Village Specific Plan allows for a wide range of residential units including single-family, multi-family, and senior housing. The Avenue of Flags Specific Plan focuses on mixed-use development, allowing for residential dwelling units above ground-floor commercial spaces as well as live-work units. Additionally, the Avenue of Flags Specific Plan allows for emergency shelters, farm employee housing, and special needs housing. The Avenue of Flags Specific Plan is intended to revitalize the city’s primary commercial and tourist area. Mixed use development in the city’s core is critical to the City’s fiscal sustainability, its ability to provide a jobs/housing balance, and reduce vehicle miles traveled. While the Specific Plan only allows for dense, mixed-use development, there are currently four legal nonconforming Single-Room Occupancy (SRO) buildings within the Specific Plan area. The focus on mixed-use in the city’s core allows for more flexibility in where new housing units can be constructed, which should result in more choices in housing types and locations, particularly for residents looking for more urban options. • Mixed-Use Ordinance: Chapter 19.18 (Mixed Use Regulations) includes general requirements, development standards, and incentives for mixed use development. The chapter provides an opportunity for mixed-use development with a combination of residential, commercial, office, industrial, or live/work uses. The standards are intended for projects with a combination of permitted uses applicable to the underlying zoning designation. While the chapter provides specific development standards for mixed-use development, it utilizes the existing residential, commercial, and industrial zones to allow for combinations of uses permitted in each of those zones. b. Development Standards
Table H-19 summarizes the basic standards for the City’s residential zones.
Table H-19 Development Standards in Zones that Allow Residential Development Zone
Minimum
Lot Area
(sq. ft.)
Maximum
Density
Min. Setbacks
(Front/Rear/Side)
(feet)
Maximum Site
Coverage
Maximum
Height
(feet)
Minimum
Open Space
Single Family (RS) See Table H20 below1 dwelling per
lot
Front: 20
Rear: 25; 15 if rear
yard abuts streets
with access denied
Side: 10% of lot width
(5 min., 10 max.)
No maximum 30 on lots less
than 20,000
sq. ft.; 35 max
on lots over
20,000 sq. ft.
None
required
Multifamily
Residential (RM)
10,000 See Table H-21
below
Front: 20
Rear: 10
Side: 10
30% of net site
area of
dwellings
35 40% of net
site area
Planned
Residential
District (PRD)
None
required
Per General
Plan
Determined by
Development Plan
30% of net site
area for
dwellings; 50%
of net site area
for all buildings
35 40% of
gross site
area
Mobilehome Park
(MHP)
1 acre Seven mobilehome units per
gross acre
Front: 20
Side: 15
Rear: 15
60% 25 15% of
gross site
area
Source: Buellton Zoning Ordinance, City of Buellton, 2022 Attachment 1 Page 153 of 331
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Table H-20 Lot Standards in Single-Family Residential Zones Zone
Minimum Lot Area
(square feet)
Minimum Lot Width
(feet)
RS-6 6,500 65
RS-7 7,000 65
RS-8 8,000 75
RS-10 10,000 80
RS-12 12,000 80
RS-15 15,000 90
RS-20 20,000 100
RS-40 40,000 120
Source: Buellton Zoning Ordinance, City of Buellton, 2022 Table H-21 Density Standards Multi-Family Residential Zones and Affordable Housing Overlay Zone (AHOZ) Sites
Zone
Maximum Dwellings
per Gross Acre
Gross Land Area per Dwelling
(square feet)
RM-4 4 10,890
RM-6 6 7,260
RM-8 8 5,445
RM-9 9 4,840
RM-12 12 3,360
RM-14 14 3,111
RM-16 16 2,722
AHOZ 25 (minimum per acre of net buildable area) 1,742
Source: Buellton Zoning Ordinance, City of Buellton, 2022 Table H-22 and Table H-23 provide the development standards for The Village Specific Plan and the Avenue of Flags Specific Plan, respectively. The Village Specific Plan is treated as Planned Residential District (PRD), so certain standards such as site coverage, open space, and building height must conform to the standards of the Zoning Ordinance while setbacks are dictated by the proposed Development Plan. In addition, the Avenue of Flags Specific Plan is a form-based code that assigns development standards to specific building types that are allowed in certain designated districts within the Plan. Each district is intended for mixed-use development with residential uses required to be above ground-floor non-residential uses. Allowable density and building height maximums may be increased through the use of the City’s Development Opportunity Reserve (DOR) incentive program. The DOR program is applied on a project-specific basis to incentivize new development in financially significant ways (e.g., density bonus, parking reduction) in exchange for support of community objectives (e.g., median/parking improvements, public restrooms). DOR terms are negotiated and memorialized by development agreements and/or other suitable mechanisms. Any project that utilizes the DOR incentive program requires a discretionary approval from the City Council. Utilization of the DOR incentive program is dependent on negotiations between the applicant and Planning Department staff in terms of the project needs, such as a height increase or parking reduction, and what the applicant can provide in exchange for community objectives such as the funding/construction of public restrooms, funding of park improvements, installation of public art, or funding of a public parking lot.
Incentives are applied on a project-by-project basis and are not subject to specific findings, the applicant and City staff negotiate the terms of the incentives which are then memorialized in a development agreement. The DOR incentive program provides benefits for both the applicant and the City in terms of getting development benefits for both entities and allowing for taller, denser mixed-use development in the Avenue of Flags Specific Plan area.
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Table H-22 The Village Specific Plan Setback Standards
Minimum Front Setback
10 feet to front porches
15 feet to building face
20 feet to garage face
30 feet to existing residential neighborhood along eastern edge of site Source: The Village Specific Plan, City of Buellton, 2022 Table H-23 Avenue of Flags Specific Plan Building Types and Development Standards Building Type
Lot Width
(feet)
Lot Depth
(feet) Setbacks
Maximum
Building Height
(feet)
Maximum
Density
Mercantile Building 50 min. –
100 max.
100 min. –
150 max.
Zero lot line is encouraged. A
25 ft. setback may be allowed
for driveway to rear parking
but limited to 20% of lot width.
16 min. –
35 max.;
50 max w/DOR
incentives
12 – 16 du/ac
(baseline);
25-40 du/ac
max. using
DOR
incentives
Live-Work Building 30 min. –
50 max.
60 min. –
100 max.
Zero lot line is encouraged.
There shall be no side setbacks.
Courtyard Building 120 min. –
180 max.
100 min. –
180 max.
Side setbacks may be provided,
but are not required.
Source: Avenue of Flags Specific Plan, City of Buellton, 2022 The multi-family development standards and the Avenue of Flags Specific Plan allow for threestory buildings and in some cases, taller than three stores in the Specific Plan area. The baseline allowable density for mixed-use projects in the Avenue of Flags Specific Plan area are determined by the Land Use Element of the City’s General Plan and then allowing for that baseline density to at least double when utilizing DOR incentives. A conventional mixed-use development in the Specific Plan area, without incentives, would consist of one floor of commercial space with two floors of multi-family residential units above. When utilizing the DOR incentives, a development could get up to two more floors of residential units, for a total of five stories (one commercial and four residential). The precise density increase for each project is dependent on negotiations between the developer and City staff and the community benefit exchange for the density increase.
Given the form-based zoning standards and the building types, the standards for commercial floors and residential floors work in conjunction with one another since the building types are solely dictating the envelope of the building with the interior build-out of each development being informed by the form of each building type. These form-based standards provide predictability for developers and the City due to the objective development standards and therefore certainty in how the buildings will look once developed, eliminating subjectivity from the process.
Table H-24 provides development standards for mixed-use developments in specific zones. The development standards that apply to each mixed-use project are from the primary use (base zone) zoning. The primary use must be consistent with the underlying zoning designation and must be equivalent to 50% or greater of the total floor space. Tentative and final parcel maps shall be required for all mixed-use projects that include the creation of lots, condominiums, stock cooperatives, community apartment, and planned unit development, both new and conversion.
Mixed-use projects are also subject to the design requirements of the Community Design Guidelines.
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Table H-24 Mixed-Use Development Standards
Zone
Minimum Lot Area
(sq. ft.) Residential Density
Min. Setbacks
(Front/Rear/Side)
(feet)
Maximum Site
Coverage
Maximum Height
(feet)
Landscaping/Open
Space
Multifamily Residential
(RM)
8,000 Pursuant to Section
19.02.120 (C)
Front: 10
Rear: 10; Projects adjoining an R1 zone shall provide one-half foot of setback for each foot of
building height (minimum 10)
Side: 5; Projects adjoining an R-1
zone shall provide one-half foot
of setback for reach foot of
building height.
Street Side: 10
Parking Area: 15 from street
property line, 5 from all other
property lines.
50% of net site
area
35 See Section
19.18.022
Neighborhood
Commercial (CN)
None required 8 dwelling units per
acre
Front: 5
Rear: 10; Projects adjoining an R1 zone shall provide one-half foot of setback for each foot of
building height (minimum 10)
Side: None; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for reach foot
of building height.
Street Side: 5
Parking Areas: 5 feet from all
property lines
60% of net site
area
30 See Section
19.18.022
General Commercial
(CR) – Avenue of Flags
Urban Design Area
None required 10 units per acre;
density may be
increased to 12 units
per acre if 60% of the
units are 1 bedroom
or less
Front: First floor, none; second
floor, 5 to 10 (a minimum of
25% and a maximum of 40% of
the frontage shall be at 5);
third floor 10 to 15 (a minimum
of 25% and a maximum of 40%
of the frontage shall be at 10)
Rear: 10; Projects adjoining an R1 zone shall provide one-half foot of setback for each foot of
60% of net site
area
35 See Section
19.18.022
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Zone
Minimum Lot Area
(sq. ft.) Residential Density
Min. Setbacks
(Front/Rear/Side)
(feet)
Maximum Site
Coverage
Maximum Height
(feet)
Landscaping/Open
Space
building height (minimum of
10)
Side: None. Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height
Street Side: Avenue of Flags
Urban Design Area: First floor,
none; second floor, 5 to 10 (a
minimum of 25% and a
maximum of 40% of the
frontage shall be at 5); third
floor, 10 to 15 (a minimum of
25% and a maximum of 40% of
the frontage shall be at 10)
Parking Areas: 5 from all
property lines
Service Commercial
(CS) – Outside of
Avenue of Flags Urban
Design Area
None required 8 dwelling units per
acre
Front: First floor, 15; second
floor, 15 to 20 (minimum of
25% and a maximum of 40% of
the frontage shall be at 15);
third floor, 20 to 25 (a
minimum of 25% and a maximum of 40% of the frontage
shall be at 20)
Rear: 10; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height (minimum of
10)
Side: None; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height.
Street Side: First floor 10; second
floor, 10 to 15 (a minimum of
25% and a maximum of 40% of
60% of net site
area
30 See Section
19.18.022
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Zone
Minimum Lot Area
(sq. ft.) Residential Density
Min. Setbacks
(Front/Rear/Side)
(feet)
Maximum Site
Coverage
Maximum Height
(feet)
Landscaping/Open
Space
the frontage shall be at 10);
third floor, 15 to 20 feet (a
minimum of 25% and a
maximum of 40% of the
frontage shall be at 15)
Parking Areas: 5 from all
property lines
Service Commercial
(CS)
None required 8 units per acre,
subject to Section
19.18.028
Front: 10
Rear: 10; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height (minimum of
10)
Side: None; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height.
Street Side: 10
Parking Area: 5 from all property
lines
60% of net site
area
40 See Section
19.18.022
Industrial (M) None required 8 dwelling units per
acre, subject to
Section 19.18.028
Front: 10
Rear: 10; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height (minimum of
10)
Side: None; Projects adjoining an
R-1 zone shall provide one-half
foot of setback for each foot of
building height.
Street Side: 10
Parking Area: 5 from all property
lines
60% of net site
area
45 See Section
19.18.022
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With Multifamily Residential being the primary use, the mixed-use development standards allow for increased site coverage, a smaller minimum lot area, and small front and rear yard setbacks.
While the mixed-use development standards do not allow for an increased maximum height and residential density standard, the relaxed site coverage, minimum lot area, and setback standards could make a mixed-use project more feasible and therefore incentivize development. The allowance of residential multi-family dwellings in CN, CR, CS, and M zoning districts opens up more opportunities for housing production in other areas of the city. The general lack of minimum lot area, relaxed setbacks, and increased net site areas creates more opportunities for site development and do not present a constraint to housing development.
The mixed-use development standards allow for three stories or more, depending on the base zoning district, as shown in the table above. In addition to the development standards, the MixedUse Ordinance includes specific standards for landscaping and residential open space. A mixeduse project in the RM zone requires a minimum of 30% of the net site area to be landscaped. All other base zoning districts require a minimum of 15% of the net site area to be landscaped. Up to 25% of the required landscaped area may be decorative hardscape, including, but not limited to, decorative paving, fountains, statues or other artwork, and seating areas. In addition, an open space area of 250 square feet is required per residential unit, exclusive of the required landscaping.
The open space areas shall contain usable amenities such as outdoor seating areas, barbeques, child play areas, water features, pools/spas, basketball or volleyball courts, and similar amenities.
Private patio or balcony areas can be included in the required area. Lastly, if the façade of an existing mixed-use building is renovated in accordance with the community design guidelines when not required by the municipal code, then the open space requirements can be waived.
Mixed-use developments require a lower amount of required landscaping and open space compared to the base zoning districts and therefore are not a constraint to the development of housing.
Parking Standards
Table H-25 displays the parking rates for residential land uses, applicable to all zoning districts.
Table H-25 Parking Rates for Residential Land Uses
Residential Use Required Number of Spaces
Single-Family Dwelling 2 covered spaces per dwelling unit Two-Family Dwelling 2 covered spaces per dwelling unit
Multiple Dwelling Units:
Single bedroom or studio unit 1 per dwelling unit
Two-bedroom unit 2 per dwelling unit, to be located within 200 ft of the building Three or more bedrooms 2.5 per dwelling unit, to be located within 200 ft of the building Visitor Parking 1 for each 5 dwelling units
Guest Houses 1 per guest house
Group Housing (e.g., fraternities, boarding houses) 1 for every 4 beds; 1 for each 2 employees Retirement and Special Care Homes 1 per guest room, 1 for each 2 employees Emergency Shelters 1 per 7 beds; 1 per employee
Mobilehome Park 2 per mobilehome lot (may be in tandem), one shall be covered. 1 guest parking space for each 3 mobilehomes.
Source: Buellton Zoning Ordinance, City of Buellton, 2022 Attachment 1 Page 159 of 331
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The Avenue of Flags Specific Plan and the Mixed-Use development standards adhere to the same parking rates that are in the Zoning Code, but two means of parking reduction are included to incentivize the Plan’s intent for mixed-use development:
1. Parking Reduction: A 25% reduction in the number of parking spaces from the base number for the project may be granted through the development plan permit process if a City of Buellton owned parking lot is located within a 500-foot radius of the project site. No more than 50% of the public parking lot spaces shall be encumbered for this purpose on a cumulative project basis.
• If an applicant uses a City parking lot to satisfy a portion of their parking requirement, then a parking fee of $18,000 per space shall be paid prior to issuance of building permits for the project. The fee is based on the engineers’ cost to pave one parking space, and the funds will be used to offset the maintenance costs of the City parking lot.
• In no case shall the amount of parking be reduced to less than one space for every residential unit.
2. Shared Parking: Parking requirements may be partially satisfied through a shared parking agreement with properties within 500 feet of the project site. This may only be allowed through the development plan if the shared parking lot has parking spaces in excess of that required for the uses on that property, or that the shared parking is intended for use during the non-peak hours of the uses on the shared parking property.
The parking requirements for each housing type are consistent across all zoning districts and are consistent with other jurisdictions in the region and do not present a constraint to development. c. Provisions for a Variety of Housing Types
The City has adopted provisions in its Zoning Ordinance that facilitate a range of residential development types. Table H-26 provides a list of housing types and the zone in which they are subject to a Zoning Clearance (A), a Minor Conditional Use Permit (MUP), a Conditional Use Permit (CUP), a Development Plan (DP), or are not permitted (N).
Table H-26 Housing Types Permitted by Zone
Residential Use
Zone
RS RM PRD MHP CN CR CS M OS REC PQP
Accessory dwelling units
(ADUs)
A A A N N N N N N N N
Agricultural employee housing
(6 or fewer persons)
A A A A N N N N N N N
Agricultural employee housing
(7 or more persons)
MUP MUP MUP DP N N N N N N N
Caretaker housing MUP MUP MUP MUP N N N N N CUP N
Condominiums, stock
cooperatives, community
apartments
N DP, A DP, A N N N N N N N N
Duplexes N DP, A DP, A N N N N N N N N
Emergency shelters N CUP N N N A CUP CUP N N N
Farm employee housing N CUP CUP N CUP CUP CUP CUP A CUP CUP Live-work/Work-live N N N N N N DP DP N N N
Mixed-use N DP N N DP DP DP DP N N N
Mobilehome parks N N N DP N N N N N N N
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Residential Use
Zone
RS RM PRD MHP CN CR CS M OS REC PQP
Mobilehomes A DP, A DP, A A N N N N N N N
Multi-family dwellings N DP, A DP, A N N N N N N N N
Residential care homes,
6 or fewer clients
A A A A N N N N N N N
Residential care homes, 7 or
more clients
MUP MUP MUP MUP N N N N N N N
Shared living arrangements A A A A N N N N N N N
Single-family dwellings A A A N N N N N N N N
Special needs housing CUP CUP CUP CUP CUP CUP CUP CUP N N N Temporary dwelling A A A A N N N N N N N
Transitional housing A A N N N N N N N N N
Source: Buellton Zoning Ordinance, City of Buellton, 2022 d. Supplemental Use Standards
Accessory Dwelling Units (ADUs)
Section 19.06.180 of the Zoning Ordinance provides the additional development standards that are required for any proposed ADU or Junior ADU (JADU). The standards include objective design standards such as requiring the exterior colors, materials, and roof slope of the ADU to match the primary dwelling. Additionally, the section specifies three “Restricted Areas” where ADUs and JADUs are not allowed “due to public safety and traffic flow concerns” unless the number of coderequired off-street parking spaces are provided on-site for all existing or proposed primary residences and one off-street parking space is provided per unit for all proposed ADUs and JADUs.
In February 2022, HCD’s Division of Housing Policy Development issued a review of the City’s ADU ordinance under state ADU law (Government Code §65852.2). HCD raised potential issues with the City’s standards as follows:
• Restricted Areas: The Ordinance’s prohibition on ADUs and JADUs in specific areas unless off-street parking can be provided violates Government Code §65852.2(d)(1), which states that parking standards shall not be imposed when the accessory dwelling unit is located within one-half mile walking distance of public transit. The Ordinance’s restricted areas are within a one-half-mile walk to a bus stop.
• Efficiency Kitchen Standards: The Ordinance defines an efficiency kitchen to include a food preparation counter with an area of at least 15 square feet, and food storage cabinets with a minimum of 30 square feet of shelf space. However, Government Code §§65852.22(a)(6)(A) and (B) only require that an efficiency kitchen include a food preparation counter and storage cabinets that are “of reasonable size” in relation to the size of the JADU. • Separate Conveyance Prohibition: The Ordinance prohibits the separate conveyance of an ADU or JADU. However, in limited circumstances, Government Code §65852.26 allows for the separate conveyance of an ADU if it meets all the requirements of subdivision (a) of the statute.
• Subjective Design Standards: The Ordinance includes subjective terms such as “impede safe ingress,” “compatible,” “excessive noise,” and “adversely affect” in its development/ design standards. Government Code §65852.2(a)(4) requires that jurisdictions “provide an Attachment 1 Page 161 of 331
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approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units…” In addition, subdivision (a)(6) states that “no additional standards, other than those provided in this subdivision, shall be used or imposed.” The Ordinance’s use of subjective terms violates the statute. • Fences: The Ordinance’s requirement for ADUs to have fencing along the side and rear property lines is unclear in its intent regarding the requirements for the primary structure. • Open Space Requirement: The Ordinance requires an open space area “… shall be commonly accessible to both the main unit and the ADU unless otherwise approved by the director.” But, there is no further elaboration on how the director would approve such a design element exception which could lead to a subjective review and administrative burden. Government Code §65852.2(a)(4) states that “[a]n existing ordinance governing the creation of an accessory dwelling unit by a local agency or an accessory dwelling ordinance adopted by a local agency shall provide an approval process that includes only ministerial provisions for the approval of accessory dwelling units and shall not include any discretionary processes, provisions, or requirements for those units.” • Accessory Structure: The Ordinance states that “except for exempt ADUs described in Section D.3 of this Chapter, an ADU shall not be permitted on a lot zoned for single-family use, in addition to a guest house or similar structure.” This standard is in conflict with Government Code §65852.2(a)(6), which states that “no additional standards, other than those provided in this subdivision, shall be used or imposed…”. According to HDC, the prior existence of another accessory structure on a lot cannot preclude the development of an ADU built under Government Code §65852.2(a).
• Application Procedure: The Ordinance currently has an approval process in place for ADUs, including a “Project Application Form” and an “ADU/JADU Application Checklist,” and the requirement that “associated approvals” be secured “when other permits are required that are subject to discretionary review by the Zoning Administrator or Planning Commission.” However, state law requires only ministerial provisions be applied to ADU approvals.
• ADU Exemption: The Ordinance stipulates that “certain categories of ADUs shall be permitted without applying local development standards…if proposed on a lot developed with one single-family home.” However, Government Code §65852.2(a)(1) states that jurisdictions “provide for the creation of accessory dwelling units in areas zoned to allow single-family or multi-family dwelling residential use,” not limited to a lot developed with one single-family home.
The City is working on revising its ADU ordinance in response to HDCs letter. See Program 2.
Condominiums, Stock Cooperatives, Community Apartments
Section 19.06.060 of the Zoning Ordinance contains the following supplemental requirements for condominiums, stock cooperatives, and community apartments which may be applied by the Planning Commission or City Council as conditions of approval:
• Each dwelling unit shall be provided with at least one hundred eighty (180) cubic feet of weatherproofed, enclosed, lockable, and easily accessible storage space on-site in addition to the usable storage space of closets, cabinets, and pantry within the dwelling units; Attachment 1 Page 162 of 331
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• Individual metering for utilities shall be provided for each unit, unless the metering would conflict with an innovative energy-efficient or resource conserving utility system, designed for the project;
• Each unit shall include private outdoor patio area in the form of ground level patios or upper story balconies. Private patios shall not be less than twenty (20) percent of the gross floor area of the residence served. Where a required patio area is less than two hundred (200) square feet, the requirements shall be satisfied with one patio or balcony per unit; • Common open space and recreation areas shall be designated to provide access for the handicapped.
All standards in this section are objective and do not pose a constraint to the development of condominiums, stock cooperatives, or community apartments.
Emergency Shelters
Section 19.06.260 of the Zoning Ordinance provides the following standards for emergency shelters:
• The property is located more than five hundred (500) feet from any other emergency shelter and approval will not result in an over-concentration of emergency shelters in the surrounding area; and
• That not more than thirty (30) persons, exclusive of staff, will be permitted on the site, if the proposed shelter is located on a lot or parcel of land of less than one acre; and • On-site parking spaces shall be provided as required in Section 19.04.142; and • That the land uses and developments in the immediate vicinity of the site will not constitute an immediate or potential hazard to occupants of the shelter; and • The facility must conform to all development standards of the zoning district in which it is located, except as modified by this section; and
• Emergency shelters are to be available to residents for no more than sixty (60) days.
Extensions up to a total stay of one hundred eighty (180) days may be provided, if no alternative housing is available; and
• The shelter shall be operated by a responsible agency or organization, with experience in managing or providing social services. On-site management and appropriate security shall be provided at the shelter.
The provisions of Section 19.060.260 were last updated in 2010. Objective development standards for emergency shelters, per Government Code §65583(a)(4), were last updated in 2022. The City’s development standards for emergency shelters are not in compliance with current state law and could potentially constrain their development as a result. The objective standards for Emergency Shelters will be brought into compliance with current State law as a program of this Housing Element, specifically to update the separation standard from 500 feet to 300 feet and to update the parking requirement so that parking is based on demonstrated need and cannot be more than a residential or commercial use in the same zone. See Program 3.a.
Government Code §65583(a)(4) requires jurisdictions to identify a zone or zones where emergency shelters are allowed as a permitted use without a conditional use or other discretionary permit.
Emergency shelters are permitted by-right in the General Commercial (CR) zone and the Avenue of Flags Specific Plan area through a zoning clearance approval, and therefore the City is in compliance with Government Code §65583(a)(4). The zoning clearance is a ministerial approval process based on objective standards. The CR development standards are minimal and do not Attachment 1 Page 163 of 331
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present a constraint to development. The CR does not have minimum lot area, front setback, side setback, site coverage, or floor area standards. The CR zone only requires a rear setback maximum of 10 feet, when not adjacent to residential zoning districts, 5-foot minimum interior setback for residential structures, and a height limit of 35 feet which allows buildings to be three stories, if proposed. Similarly, the Avenue of Flags Specific Plan does not contain development standards that would constrain the development of Emergency Shelters. The Specific Plan contains objective, form-based standards based on established building types. Among the allowable building types, they must be a minimum of 16 feet in height and could be up to 50 feet in height when applying Development Opportunity Reserve incentives.
The CR zone and the Avenue of Flags Specific Plan area has adequate capacity to accommodate an emergency shelter. Specifically, the CR zone and Avenue of Flags Specific Plan area contains two vacant parcels, APNs 137-190-017 and 137-170-043, which could accommodate emergency shelters.
Both parcels are centrally located within the city’s downtown area and are within immediate walking distance of bus stops and less than a mile from services such as City Hall, a grocery store, a pharmacy, and two banks. These sites do not possess hazardous conditions or any other conditions inappropriate for human habitat, they are vacant lots in downtown with prime access to transportation, goods, and services. The existing zoning clearance approval process does not present a constraint to the development of Emergency Shelters in the CR zone and Avenue of Flags Specific Plan area. In addition, emergency shelters are permitted in the Multi-Family Residential (RM), Service Commercial (CS), and Industrial/Manufacturing (M) zones through the approval of a conditional use permit. There are properties suitable for the establishment of an emergency shelter in the M zone in the northern ends and southern ends of the City’s jurisdictional boundaries. The M zone land area contains large, underutilized parcels that are appropriate in size and are capable of being converted for use as an emergency shelter. The identification of additional zones where emergency shelters are permitted with a conditional use permit is also in compliance with Government Code §65583(a)(4).
Farmworker Housing
The Zoning Ordinance contains two separate residential use types for farmworker housing:
“Agricultural Employee Housing” and “Farm Employee Housing.” Both residential use types are from Santa Barbara County’s Zoning Ordinance, which the City utilized prior to incorporation in 1992. The City’s Zoning Ordinance does not contain definitions for either use and permits each use differently throughout the zone districts. Employee Housing for six or fewer persons is generally in compliance with California’s Health and Safety Code §17021.5 and §17021.6. The use is treated the same as a single-family structure and is permitted by-right in the same zone districts, although Agricultural Employee Housing does contain a different parking standard than single-family dwellings. Section 19.02.140 of the City’s Zoning Ordinance requires off-street parking to be provided at a ratio of one space per habitable room, two of which must be covered, whereas singlefamily dwellings are only required to have two covered parking spaces per dwelling unit.
Alternatively, Farm Employee Housing requires a Conditional Use Permit in the majority of zone districts where the use is allowed. The Zoning Ordinance does not contain any specific use standards for Farm Employee Housing or any further use description to justify the Conditional Use Permit requirement. The utilization of two different farmworker housing descriptions for essentially the same use without clear definitions for either could cause confusion for applicants and City officials, potentially constraining the development of this residential use. The City should consolidate its farmworker housing use types, allow for the housing by-right rather than through a Attachment 1 Page 164 of 331
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Conditional Use Permit, and ensure full compliance with Health and Safety Code §17021.5 and §17021.6. See Program 3.
Live-work/Work-live Units
Section 19.18.026 dictates that live-work/work-live units are allowed in the CN, CR, CS, and M zoning districts, when part of a mixed-use development. Uses allowed in these units include photography studios, artist studios, craftspersons and workshops, professional-technical service trades and researchers, and are allowed in an approved mixed-use live-work/work-live project subject to issuance of a zoning clearance. Section 19.18.026 requires the following supplemental standards:
• Live-work/work-live units are the only residential units permitted in the CS and M zoning districts.
• Live-work/work-live units shall be limited to studios or one-bedroom units. No more than 50 percent of the unit shall be devoted to living space. • Live-work/work-live units shall be incorporated into the commercial or industrial building and shall not be standalone units or buildings.
• Any building containing a live-work/work-live occupancy shall comply with the standards of the latest adopted edition of the California Building Code (CBC), including standards for habitability.
• Any live-work/work-live unit shall comply with the performance standards set forth in Section 19.18.024, along with the following standards:
• The combined area of each unit shall be 2,000 square feet or less. A minimum of 50 percent of the square footage shall be devoted to the nonresidential use associated with the business.
• Units shall be classified as Group R occupancy when the work areas are deemed accessory to the primary residential occupancy.
• Units shall be classified as B, M, or F occupancy according to the primary work use when the residential area is deemed as accessory to the work occupancy. • Buildings with three or more live-work/work-live units shall be classified as R-1 occupancies pursuant to the CBC.
• All live-work/work-live units shall be separated from each other and the rest of the building by not less than one-hour fire resistive occupancy separation and sound transmission control assembly control assembly per the CBC. • The residential area of the unit shall meet the requirements of the CBC for efficiency dwelling units, Section 310.7.
• All units shall comply with the California Energy Code for residential buildings. • The building containing the units shall comply with the requirements of CBC Chapters 11A and 11B (Disabled Access for Newly Constructed Buildings). • Consistent with Title 24 of the California Code of Regulations and requirements of federal law, in lieu of an accessible public restroom in each live-work/work-live unit, fully accessible restroom facilities may be provided in common areas located on an accessible route of travel within a reasonable distance of the accessible units as defined in Title 24, Part 5, Section 413.5.2 and 413.5.3 of the California Plumbing Code. • Parking shall be accessible per CBC, Chapters 11A and 11B. A minimum of two parking spaces shall be required for each unit.
• Construction materials and methods of construction shall be governed by and in accordance with the CBC.
• Live-work/work-live activities may start at 7:00 a.m. and shall end at 9:00 p.m.
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The majority of the supplemental standards are already requirements per the California Building Code. The development standards for live-work/work-live units are typical to the residential type and do not present a constraint to the development of housing.
Mobilehomes on Foundations
Section 19.06.110 of the Zoning Ordinance provides the following standards for mobilehomes that are certified under the National Manufactured Home Construction and Safety Standards Act of 1974 and constructed on a permanent foundation system, pursuant to Health and Safety Code §18551:
• The mobilehome shall have a roof overhang unless waived by the commission because the absence of a roof overhang would be appropriate and of good design in relation to other structures on the site and in the immediately affected surrounding area; • Roofing and siding shall be nonreflective; and
• Siding shall extend to the ground level.
Mobilehomes on foundations should only be subject to the same development standards as a conventional single-family residential dwelling. Section 19.02.120 (Residential zone general development standards) does not include standards for roof overhangs, nonreflective roofing and siding, and siding extending to the ground level. The Zoning Ordinance will be amended to remove the specific requirements for mobilehomes on foundations since they are not also required for single-family residential structures and could present a constraint to their development. In addition, the Zoning Ordinance will be amended to specifically identify Manufactured Housing (which includes mobilehomes on foundations) as a defined residential use type that is considered a single-family residential unit. See Programs 3.h and 3.i.
Mobilehome Parks
Section 19.06.120 contains specific development standards for the development of mobilehome parks, particularly setbacks for individual mobilehome sites:
• Front: 10 feet minimum from the front line of the mobilehome lot. • Side: 5 feet minimum from the side line of the mobilehome lot; 10 feet minimum from any access road, parking area, or walkway.
• Rear: 10 feet minimum from the rear line of the mobilehome lot. • Interior: 10 feet between mobilehomes.
In addition, mobilehome parks must adhere to the following miscellaneous requirements:
• All mobilehomes shall be skirted.
• Tool sheds and equipment storage structures shall be permitted on each site but shall not be located in any setback area.
• All development shall be in compliance with the California Code of Regulations, Title 25, Housing and Community Development.
All standards in this section are objective and do not pose a constraint to the development of mobilehome parks in Buellton.
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Multi-Family
Section 19.04.120 of the Zoning Ordinance contains the following open space and landscaping standards specific to multi-family developments.
• Not less than forty (40) percent of the net area of the property shall be devoted to common open space.
• Any driveway or uncovered parking area shall be separated from property lines by a landscaped strip not less than five feet in width.
• In the case of cluster development, the perimeter of the development shall be landscaped with a minimum strip of ten feet.
Given the 30 percent maximum of net site area for dwellings and the 40 percent minimum of net area for open space, the following table displays how the maximum density of 16 dwelling units per acer could be achieved.
Development standard Requirement 1 Acre Site Example
Minimum lot area 10,000 square feet 1 acre (43,560 square feet) Site coverage 30% of net site area for dwellings 13,068 square feet Density 16 Du/Acre (maximum) 16 DU
Average unit size of 1,200 square feet.
Height limit 35 feet 35 feet (3 stories)
6 units on one floor,
5 on the remaining 2 floors
Open Space 40% of net site area 17,068 square feet
Parking* (located within 200 feet of
the building)
*Each space is measured at 200
square feet
One bedroom/Studio - 1 space
Two bedroom – 2 spaces
Three or more bedrooms – 2.5 spaces
Visitor parking – 1 per 5 units
Remaining site area: 13,068 square feet
Average of 2 spaces per unit plus 3
visitor spaces = 7,000 square feet.
Total Site Coverage + Parking spaces =
20,068 square feet
Total Open Space = 17,068 square feet
TOTAL: 37,136 square feet (Site
coverage, parking, open space)
Total remaining land area 6,424 square
feet
The maximum permitted density can be achieved with the development standards for the zone.
There is no constraint on development. As the example above demonstrates, the development capacity with the current development standards is more than adequate to accommodate a range of unit sizes.
To ensure the existing development standards, particularly site area, open space, and landscaping, are not a constraint to the development of multi-family housing, City staff will monitor new multifamily development applications to determine if these development standards are constraining the development of multi-family housing. If, based on the evidence, the development standards are determined to be a constraint, City staff will amend the Zoning Ordinance to remove the constraints. See Program 1.e.
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Planned Residential Developments (PRDs)
Section 19.02.130 of the City’s Zoning Ordinances provides the zoning standards and required findings for any project that seeks to rezone to a PRD. The zoning standards specific to PRDs are minimal, in that there is no minimum lot size and no standard setback requirements. The maximum density allowed in a PRD zone is determined by the specifications of such site within the Land Use Element of the Buellton General Plan. Specific setbacks are proposed by the applicant within their Development Plan and are determined on the basis of preserving sensitive site characteristics, privacy, access to light and air, solar exposure, building configuration, and aesthetics. Any new streets proposed within the PRD are subject to the City’s Public Works specifications, and required parking is dependent on the residential use type per the parking requirements in Section 19.04.140. Lastly, similarly to multi-family developments, all PRDs are required to provide a minimum of 40 percent of gross acreage to permanent open space.
If an applicant seeks to utilize the PRD zoning designation, they must first apply for a rezoning by approval of the City Council. In order to rezone to a PRD, the following findings must be made:
• The site is of the type and character that is appropriate for a planned residential development in accordance with the purpose of the PRD zoning district described in Section 19.02.100(C) of this chapter.
• The overall estimated population density which will result upon full development of the property under the planned residential development district in accordance with the development plan is appropriate for the site and will not have a detrimental effect upon surrounding areas nor exceed the capacity of city services and utility facilities. • The proposed development as shown on the development plan is in conformance with all applicable policies of the general plan, and the requirements of this title.
Similar to a normal rezoning process, requiring approval of the City Council to rezone a property or multiple properties to PRD does not present a constraint to the development of housing. Once the rezoning is approved by the City Council, the applicant must present a Development Plan for the consideration of the Planning Commission. In order to approve the PRD Development Plan, the following findings must be made:
• That the density and type of the proposed development is in conformance with the PRD district and applicable general plan policies.
• The adequate provisions have been made within the proposed covenants, conditions, and restrictions to establish permanent care and maintenance of public and common open spaces and recreational areas and facilities.
• That the buildings and structures are clustered to the maximum extent feasible to provide the maximum amount of contiguous open space.
• That the proposed development is in conformance is in conformance with community design guidelines.
Utilizing the PRD zoning designation for a development project is optional. An applicant can choose to rezone and utilize the lack of specific zoning standards depending on unique site characteristics, a desired density, or the type of residential development. The city currently has one PRD-zoned site, Rancho de Maria, which contains approximately 200 units of single-family housing and satisfies its Open Space requirement with the preservation of Zaca Creek and the development of a golf course. The open space is zoned PRD-OS in order to permanently preserve the area as open space. The amount of available land for large residential developments is limited in Buellton, making future PRDs unlikely. But, the zoning standards and approval process was Attachment 1 Page 168 of 331
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effectuated through the construction of Rancho de Maria and therefore the PRD standards do not present a constraint to housing development.
Short-Term Rentals
Section 19.02.150 of the City’s Zoning Ordinance defines a short-term rental as a lodging unit with an occupancy period of thirty (30) consecutive days or less and expressly prohibits such use in all residential zoning districts. Memorialized in Ordinance No. 15-03, the City Council found that visitors and tourists who rent short-term lodging units in residential zoning districts can increase the demand for city services and law enforcement and create adverse impacts, including excessive noise, disorderly conduct, vandalism, overcrowding, traffic and parking congestion, and accumulations of refuse. Their determination that that short-term lodging in residential zoning districts presents a threat to public welfare and therefore prohibited the use in all residential zoning districts. The prohibition of short-term rentals in residential zoning districts mandates that all rental units in residential zoning districts to be for long-term rental periods of more than 30 days and therefore does not constrain the development of housing. Lastly, the City does not have any other codified growth-control ordinances that would constrain residential development.
Single Room Occupancy (SROs)
A Single Room Occupancy (SRO) unit is considered a small, affordable housing unit that can serve as an entry point into the housing market for people who previously experienced homelessness.
Section 19.16.012 defines Special Needs Housing as “…single room occupancy units, congregate care facilities and similar types of special living arrangements for persons and families who possess extraordinary housing needs by reason of economic, social, mental, or physical disability.” Special Needs Housing is allowed by conditional use permit in all zone districts. The development standards for projects requiring a conditional use permit are specified in the underlying zone district where the project is located, provided that the development standards may be modified or waived by the proposed development plan. The Zoning Ordinance allows for the development of Single Room Occupancy units in all zone districts with a conditional use permit with the possibility of standards being modified or waived.
Transitional and Supportive Housing
Section 19.16.012 of the City’s Zoning Ordinance defines Transitional Housing as, “…buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months”, in compliance with state law. The use is permitted in both the single-family and multi-family residential zone districts by-right, treated the same as permitted residential uses without specific restrictions, except for the PRD (Planned Residential Development) zoning district. The Zoning Ordinance will be amended to allow for transitional housing by-right in the PRD zoning district.
The Zoning Ordinance does not contain “Supportive Housing” as a residential use type. The lack of a residential use type and definition for Supportive Housing could present a constraint to its development in the city. The Zoning Ordinance will be updated to contain Supportive Housing as a defined residential use type and allow for it in the residential zone districts that allow multifamily development and the use can only be subject to the standards and restrictions that apply to other residential dwellings of the same type in the same zone in compliance with Government Code §65583 and §65650, as well as establishing that any Supportive Housing development within Attachment 1 Page 169 of 331
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a half-mile of public transit cannot establish minimum parking requirements, in compliance with AB 2162. See Program 3.
Urban Dwelling Units
In response to the passage of Senate Bill 9 (SB 9), allowing for duplexes on parcels zoned for singlefamily dwellings, the City of Buellton approved an ordinance that dictates the specific zoning districts this legislation applies to along with development standards including setbacks, height, and parking which are in conformance with SB 9. The City has also included design standards for exterior cladding, windows, and roofs. In accordance with SB 9, jurisdictions are allowed to implement contextual design standards as along as the standards do not prevent the structure from being approved. The ordinance and its associated standards do not present a constraint to the development of housing.
Urban Lot Splits
In conjunction with allowing for Urban Dwelling Units, the City has also approved an ordinance allowing for Urban Lot Splits, in accordance with SB 9. The City has also included design standards for building orientation, primary entryways, driveways, and lighting. The City’s ordinance and associated standards do not present a constraint to the development of housing. e. Housing for Persons with Disabilities
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. This classification includes facilities that are licensed by the State of California to provide permanent living accommodations and 24 hour primarily nonmedical care and supervision for persons in need of personal services, supervision, protection, or assistance for sustaining the activities of daily living. It includes hospices, nursing homes, convalescent facilities, and group homes for minors, persons with disabilities, and people in recovery from alcohol or drug addictions. The use of property as a licensed residential care facility for the care of six or fewer persons is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes than otherwise required for homes in the same district.
Persons with disabilities normally have a number of housing needs that include accessibility of dwelling units; access to transportation, employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive services. The City of Buellton ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility.
As displayed in Table H-26, Residential Care Homes (six or fewer clients and seven or more clients) are permitted uses. Consistent with state law, facilities with six or fewer persons are permitted by-right in zones that allow residential uses. Alternatively, residential care homes with seven or more persons are subject to minor conditional use permit approval in the RS, RM, and PRD zoning districts and are subject to a Development Permit in the MHP zoning district. The findings required for approval of a minor and conditional use permit are the general findings applied to all minor and conditional use permit approvals. One particular finding requires neighborhood compatibility, which could potentially constrain the development of Residential Care Homes beyond what is required for similar residential development types. This finding is listed below:
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• That the project will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood and will be compatible with the surrounding area; The Zoning Ordinance will be amended to include Residential Care Homes, Seven or More Clients as a Specific Use in Chapter (19.06) and the use will only be subject to the objective findings of the minor use permit. See Program 3.g.
In addition, the definition in Chapter 19.12 (Definitions) of “Family” is “...one or more persons occupying premises and living as a single nonprofit housekeeping unit, as distinguished from a group occupying a boarding or lodging house, hotel, club, or similar dwelling for group use. A family shall not include a fraternal, religious, social, or business group. A family shall be deemed to include domestic servants employed by the family.” The Zoning Ordinance’s definition does not limit the household size or define the relationship between household members and therefore the definition does not constrain the development of housing.
Reasonable Accommodation
The City does not have an ordinance providing reasonable accommodation under federal and state fair housing laws. A reasonable accommodation process is meant to aid the development and use of housing for people with disabilities in making accommodations to land use and zoning decisions and procedures regulating the siting, funding, and development of housing. A reasonable accommodation ordinance creates a process for requesting reasonable accommodation to local policies and processes and establishing the reviewing authority as well as the findings that must be made. This Housing Element includes a program to adopt a reasonable accommodation ordinance. See Program 3.
Incentives for Affordable Housing
• Density Bonus – Section 19.16.018 (Density Bonus) provides incentives for very low income, low income, moderate income, and qualifying residents. These provisions for affordable housing bonuses and concessions were adopted in 2006, and the California Density Bonus Law has been changed substantially since 2006, including recent amendments that allow up to 50% density bonus (AB 2345). Section 19.16.018 (Density Bonus) will be updated to reflect current state law. See Program 3.
• Inclusionary Housing Ordinance – Section 19.16.014 (Inclusionary zoning) provides the standards and provisions for the City’s inclusionary housing ordinance. Adopted in 2002, the ordinance stipulates that all residential and residential mixed-use projects are subject to a minimum requirement of 15% of the units to be made affordable or that an in-lieu fee be paid, or a combination of both. City sponsored projects must provide 30% of the units as affordable. The ordinance also provides additional alternatives to constructing affordable units as part of a residential project such as a dedication of vacant land, construction of affordable units on another site, substantial rehabilitation of existing substandard dwelling, and acquisition and enforcement of rental/sales price restrictions on existing standard dwelling units. These alternatives may be approved by the City Council, if they determine that such an alternative is necessary due to economic hardship or physical constraints that render on-site construction infeasible or if it will further affordable housing opportunities in the city to an equal or greater extent than payment of the Housing In-Lieu Fee.
The ordinance also requires affordable units to be comparable in terms of number of bedrooms, exterior appearance, and overall quality of construction to non-restricted units.
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The square footage and interior features in affordable units may not be the same as or equivalent to those in non-restricted units, so long as they are of good quality and are consistent with contemporary standards for new housing. Lastly, affordable units should be dispersed throughout the residential project or may be clustered upon the approval of a development plan that furthers affordable housing opportunities.
The inclusionary housing ordinance does not present a constraint to the development of housing.
• Affordable Housing Overlay Zone (AHOZ) – Section 19.16.013 (Affordable housing overlay zone (AHOZ)) provides the development standards and application process for the City’s Affordable Housing Overlay Zone (AHOZ). The City’s 2005 General Plan and 2009 Housing Element first called for the establishment of an affordable housing overlay zone as its principle means of accommodating the City’s regional share of housing needs for persons and families of low and moderate incomes. The AHOZ consists of nine development sites disbursed through the city which are zoned for commercial or industrial development. The Overlay Zone allows for these sites to be development exclusively for residential use despite what the underlying zone permits. All sites utilizing the Overlay Zone provisions must have a minimum of 20% of the units be affordable to individuals and families of very low, low, and moderate incomes based on the Area Median Income of Santa Barbara County.
A residential development on an AHOZ site must adhere to the following development standards:
• Minimum density of 25 units per acre of net buildable area • 20% of all units must be affordable.
• Affordable units may be rental or for-sale dwellings
Should be comparable in number of bedrooms, exterior appearance and overall quality of construction to non-restricted units;
May have less square footage and interior amenities to those of non-restricted units in the same residential project, so long as they are of good quality and are consistent with contemporary standards for new housing; and
May be clustered or disbursed within the residential project. • All residential projects shall comply with the adopted Community Design Guidelines, provided such guidelines are not unreasonably imposed as to render a project infeasible. Furthermore, discretionary authority under a development plan or CUP shall not be unreasonably exercised to impose standards or criteria for the purpose of rendering infeasible the development of housing for any and all economic segments of the community as prohibited in Section 65913.2 of the California Government Code. • An Affordable Housing Agreement is required.
• A density bonus of two market rate units for each low or very low income affordable unit, up to 50% above the base density is allowed.
• If the mandatory findings of Section 19.16.013.B.10 can be made, the City Council may allow dedication of vacant land or payment of a housing in-lieu fee instead of the construction of affordable units.
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Applications for development of AHOZ sites are subject to the following approval processes:
• Zoning Clearance: Residential projects conforming to the following criteria shall be allowed by zoning clearance under the jurisdiction of the Planning Director as provided in Sections 19.02.110 (Residential zone allowable land use and permit requirements) and 19.08.100 (Zoning clearance) of this code: (i) the Residential project consists of no more than twenty-five (25) units per acre (inclusive of density bonus units) on sites with an underlying zone district of general commercial (CR) or residential multi-family (RM); and (ii) the physical attributes of design conform to the development standards of the underlying zone district (i.e., building height, lot coverage, setbacks) and adopted community design guidelines of the City.
• Development Plan: Residential projects greater than twenty-five (25) units per acre (or do not otherwise qualify for a zoning clearance) on AHOZ Sites with an underlying zone district of CR or RM may be allowed by development plan approval under the jurisdiction of the Planning Commission as provided in Sections 19.02.110 (Residential zone allowable land use and permit requirements) and 19.08.120 (Development plans) of the Buellton Municipal Code. The physical attributes of design shall conform to the development standards of the underlying zone district (i.e., building height, lot coverage, setbacks) and adopted community design guidelines of the city except or unless a modification is granted under the provisions of Section 19.08.130(G)(1) of this Code.
• Conditional Use Permit: Residential projects on AHOZ sites zoned single-family residential (RS), commercial service (CS), open space (OS), or industrial (M) may be allowed by conditional use permit approval under the jurisdiction of the Planning Commission as provided in Sections 19.02.110 (Residential zone allowable land use and permit requirements) and 19.08.110 (Minor and conditional use permits) of the Buellton Municipal Code. The physical attributes of design shall conform to the development standards of the underlying zone district (i.e. building height, lot coverage, setbacks, etc.) and adopted community design guidelines of the City except or unless a development plan is processed concurrent with the conditional use permit and a modification is granted under the provisions of Section 19.08.120(G)(1) of this Code.
The original AHOZ consisted of nine development sites dispersed through the city that were zoned for commercial or industrial development. Since its inception through 2022, two sites have been constructed with residential projects under the AHOZ ordinance, and produced 106 units, 19 of which are affordable; two other AHOZ projects that were entitled in 2022 will produce a total of 138 residential units, 100%* of which will be affordable (*excluding managers units); and one site was developed with a commercial use. As of 2022, the remaining sites are undeveloped and available for development and expected to exceed the City’s RHNA during this planning period (see Figure H-1, Available AHOZ Sites (2022)).
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Figure H-1 AHOZ Sites (2022)
While AHOZ projects are intended to comply with the Community Design Guidelines and are to be approved with discretionary authority, the Zoning Ordinance specifically says that neither of these processes shall be unreasonably imposed or exercised as to render the project infeasible. In addition, there are circumstances where projects can be approved by the Planning Director through a ministerial Zoning Clearance process. This codified language ensures that any potential constraints to the approval of affordable housing projects are appropriately mitigated. The City has not denied an AHOZ project application in the most recent planning cycle. A developer can expect reasonable certainty of project approval when all development standards have been met. The creation of the AHOZ program displays the City’s intent and desire to develop affordable housing units and therefore will seek to make project proposals feasible within the approval process. The AHOZ program structure represents a clear and productive means of affordable housing production and does not present a constraint to the development of housing in Buellton.
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f. Building Codes and Their Enforcement
New construction in Buellton, including additions, must comply with the 2019 California Building Code (CBC). The City of Buellton contracts with Santa Barbara County for their Building and Safety Division to perform building permit review and issuance as well as building inspection services. Currently, Santa Barbara County has not adopted local amendments that would directly affect the cost of housing development.
Existing residences may be remodeled or expanded provided there are no obvious sanitary or safety hazards, all building code requirements have been met, and the necessary permits have been issued. Additions to existing buildings must comply with current building codes.
The City has a code enforcement program officer who works with the Planning Department on planning-related cases. The code enforcement program is complaint-based. The City provides a Service Request Form on its website which requires the complainant to identify the location of the problem with an exact address as well as a description of the nature of the problem. These complaints are sent directly to the City’s code enforcement officer. Alternatively, the City provides the code enforcement officer’s phone number as another means of contact. This program ensures that properties within the city comply with all municipal and zoning codes as well as assist with health and safety issues. The City’s complaint-based code enforcement program does not present a constraint to the development of housing.
g. Fees and Other Exactions
The City’s permit and development fees are available on the City’s website consistent with Government Code §65940.1(a)(1)(A).
Planning Fees
Table H-27 details the Planning Department’s processing fees relevant to residential applications.
Table H-27 Planning Fees
Service/Permit Type Fee Amount
Appeals $660
Major Conditional Use Permit (PC) $3,900
Minor Conditional Use Permit (ZA) $1,000
Development Plan (Preliminary) $3,900
Development Plan (Final) $1,000
Development Plan (Final w/ no Preliminary) $4,500
Final Map $3,600
General Plan Amendment (Map Change) $6,400
General Plan Amendment (Text Change) $2,700
Lot Line Adjustment $3,000
Sign Permit (Exemption from Standards) $390
Specific Plan $8,700
Tentative Parcel Map $3,600
Tentative Subdivision Map $4,600
Variance $1,600
Zoning Ordinance Amendment (Map Change) $6,400
Zoning Ordinance Amendment (Text Change) $2,700
Zoning Clearance $45
Combined Application (Concurrent General Plan, Rezone, and/or Specific Plan, Development Plan, CUP, or Tentative Map)
$15,000
Source: City of Buellton, 2022
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Mixed-Use Fee Reductions (Incentive Program)
Section 19.18.028 (Incentive Program) dictates that mixed-use projects may receive fee reductions if additional public benefits are included in the project. Park and Traffic fee reductions may be granted by the City Council in one or more of the following areas:
• Sustainable Design. A project that is certifiable as LEED Gold or Platinum or equivalent may be entitled to a 10 percent reduction in park and traffic fees. A project that receives a LEED Gold or Platinum certification may be entitled to a 15 percent reduction in park and traffic fees.
• Utility Wires. If existing overhead utility wires that are not adjoining the project’s frontage are placed underground, then the project may be entitled to a ten percent reduction in park and traffic fees. The amount of undergrounding shall be no less than the linear street frontage of the project site.
• On-Site Child Care. A project that provides on-site child care may be entitled to a five percent reduction in park and traffic fees. First priority shall be given to residents and employees of the building.
• Public Open Space. If an additional 10 percent of the project area is provided as public open space on the project site or within 500 feet of the project site, then the project may be entitled to a five percent reduction in park and traffic fees. Public open space includes park or plaza areas.
• Recycled Water/Water Reuse. If a project provides dual plumbing in buildings for the future use of recycled water for toilet flushing, cooling towers, and other appropriate uses or provides on-site gray water or rain waiter collection and reuse facilitates, then the project may be entitled to a five percent reduction in park and traffic fees. • Public Restrooms. If a project provides private restroom facilities that are open to the pubic then the project may be entitled to a ten percent reduction in park and traffic fees. • Alternative Public Benefit. The City Council, on the recommendation of the Planning Commission, may consider a currently undefined public benefit as proposed by the applicant that provides a public benefit which is significant and substantially beyond normal requirements so as to warrant the granting of fee reductions.
The potential fee reductions are intended to incentivize the development of mixed-use projects and therefore are not a constraint to the development of housing.
Table H-28 below displays Santa Barbara County Fire Department’s Review Fees, related to residential development.
Table H-28 Santa Barbara County Fire Department Review Fee Application Type Fee
Major Conditional Use Permit (CUP) $519
Minor Conditional Use Permit (MUP) $103
Development Plan $1,247
Lot Line Adjustment (LLA) $208
Tentative Parcel Map (TPM) less than 5 lots $1,247
Tract Map, 5 $1,247
Tract Map, 50+ lots $4,155
Parcel Map/Lot Line Adjustment Clearance $103
Tract Map Clearance $103
Source: Santa Barbara County, 2022
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Impact Fees
Table H-29 below detail the impact fees that apply to residential development Table H-29 Residential Development Impact Fees
School Fees
Santa Ynez Valley Union High School District $1.26 per sq. ft.
Buellton Union School District $2.82 per sq. ft.
Traffic Fees
Single Family Detached $466 per unit
Multi-Family $278 per unit
Senior/Affordable $105 per unit
Park Fee (Subdivisions only)
$2,068.44 per unit
Wastewater Facility/Connection Fee
Single-Family $3,387
Condo $1,693.50
Multiple Dwellings $1,693.50
Sources: Santa Ynez Union High School District, Buellton Union School District, City of Buellton, 2022 Cost of Single-Family vs. Multi-Family Housing Fees
Table H-30 below details the estimated total fees for both single-family and multi-family housing.
Table H-30 Estimated Total Fee Amounts, Single-Family and Multi-Family Housing (2022) Single Family Multi-Family (5-unit building)
$6,734.44 $15,166.70
($3,033.34 per unit)
Under the assumption that both the single-family and multi-family are being approved with a zoning clearance and applying the general and per-unit fees, multi-family units are the least costly to develop on a per unit basis while single-family units are the highest cost per unit. Fees that are based on a certain square footage where not included in the totals due to their variable nature.
Since affordable housing is more likely to be in multi-family developments, the City’s fees do not present a constraint to the development of housing units in Buellton. h. Permits and Procedures
The time required to process a project varies greatly from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table H-31 identifies approvals and/or permits that could be required for planning entitlements along with their corresponding approval body. It should be noted that each project would have to obtain each permit/approval (e.g., small scale projects consistent with General Plan and zoning standards do not require General Plan Amendments, Zone Changes, or Variances.).
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Table H-31 Permit Approval Authority
Permit/Approval Approval Authority
Zoning Clearance Planning Director
Minor Use Permit Zoning Administrator (Planning Director) Conditional Use Permit Planning Commission
Preliminary Development Plan Planning Commission/Planning Director Final Development Plan Planning Commission/Planning Director Variance City Council
Tentative Parcel Map City Council
Tentative Track Map City Council
Final Map City Council
Zone Change City Council
Specific Plan City Council
General Plan Amendment City Council
Negative Declaration Planning Commission or City Council EIR Planning Commission or City Council
Source: Buellton Zoning Ordinance, City of Buellton
Table H-32 identifies estimated permit processing times for the most relevant applicant/permit types.
Table H-32 Estimated Permit Processing Time
Permit/Approval Type Typical Processing Time
Zoning Clearance 1 day to 3 months
Minor Use Permit 2 to 6 months
Conditional Use Permit 3 to 8 months
Preliminary Development Plan 3 to 8 months
Final Development Plan 4 to 15 months
Variance Varies
Tentative Parcel Map 4 to 15 months
Tentative Tract Map 4 to 15 months
Final Map Varies
Zone Change Varies
Specific Plan 6 months to 2 years
General Plan Amendment Varies
Negative Declaration 1 to 6 months
EIR Varies, up to 1 year
Source: City of Buellton
Single-Family Residential Development Processing
All single-family residential development applications require approval of a Zoning Clearance. A Zoning Clearance requires an administrative approval from the Planning Director. Upon the determination from City staff that the application is deemed complete, an approval can be immediately issued. The processing time associated with a single-family residential development is considered the least time-intensive residential permit process.
Multi-Family Residential Development Processing
Multi-family residential development applications require either a Zoning Clearance or a Development Plan, depending on the scope of work. A Zoning Clearance is required for infill projects in the Residential Multi-Family zone and when an existing building is being renovated to Attachment 1 Page 178 of 331
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accommodate multiple residential units with interior renovations only. Given the low impact of renovating an existing building, the Zoning Clearance approval occurs quickly after an application is deemed complete. In all other circumstances, a Development Plan is required when the proposed development is the first development of a vacant site, it is replacing an existing building or site improvement, it is an additional building on a developed site, or an expansion or alteration of an existing building that was not originally authorized by a Development Plan for the site. A Development Plan is reviewed and approved by the Planning Commission at a public hearing. The processing time of a multi-family development application is largely dependent on the overall responsiveness of the applicant to staff and/or commissioner comments and the outcome of the public hearing and potential continuances. Given the wide timeframe of 4 to 15 months, the processing time is potentially short due to the ability of City staff to work with the applicant to have an application deemed complete and City staff’s ability to get the proposed project on a Planning Commission agenda in a short amount of time. Planning Commission agendas tend to have less than three projects for each meeting, meaning the availability for a new project to get onto an agenda is not difficult. The overall process for multi-family development approval either through a Zoning Clearance or Development Plan is typical for cities in the region and does not present a constraint to their development.
Mixed-Use Development Processing
Section 19.18.014 (General requirements) states that a Development Plan (DP) shall be required for all mixed-use developments and the City Council shall be the decision-maker on all mixed-use projects, upon recommendations from the Planning Commission. The city does not have a traditional mixed-use zoning district but it allows for the mix of uses through the combination of two existing zoning districts, such as RM and CR with unique development standards, as displayed in Table H-33 (Mixed-use Development Standards). Because there is no mixed-use zoning district, a mixed-use development approval requires approval from the City Council upon recommendation of the Planning Commission. Section 19.18.016 (Allowable mix of uses) incorporates the table below which shows the allowed mix of uses through the combination of two base zoning districts.
Table H-33 Mixed-Use Zone Combinations
Primary Uses (Base Zone)
Zone RS RM PRD MHP CN CR CS M
Secondary Uses
RS - X X X X X X X
RM X - X X DP DP DP DP
PRD X X - X X X X X
MHP X X X - X X X X
CN X DP X X - DP DP DP
CR X DP X X DP - DP DP
CS X DP X X DP DP - DP
M X X X X DP DP DP -
When applying for a mixed-use development, the general requirements for all zoning districts are:
• The primary use must be consistent with the underlying zoning designation and must be equivalent to fifty (50) percent or greater of the total floor space. • Tentative and final or parcel maps shall be required for all mixed-use projects that include the creation of lots, condominiums, stock cooperatives, community apartments, and planned unit developments, both new and conversion.
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• Mixed-use projects along the Avenue of Flags and certain portions of State Highway 246 are also subject to the development standards contained in the Avenue of Flags/Highway 246 Urban Design Plan which has since been superseded by the Avenue of Flags Specific Plan.
• Mixed-use projects are subject to the design requirements of the Community Design Guidelines.
The structure of the mixed-use program and its associated requirements is intended to allow for mixed-use development in certain base zones, with a particular focus of allowing for multi-family residential buildings with commercial components. The mixed-use program was utilized for The Hub development (APN 099-090-048), which was approved by the City Council in this planning cycle. The Hub contains 54 multi-family residential units, 46,676 square feet of light industrial space, 28,066 square feet of commercial office space, and a 2,377-square-foot community center.
The project was approved without the need for variances or utilization of the State Density Bonus program. The Hub provides an example of a mixed-use development approval that adds residential housing units to the city as well as job opportunities and shows that the development was not constrained by existing standards.
Zoning Clearance
A Zoning Clearance is required for any new
land use or new development assuming an
existing use in conformance with the zoning
district. Zoning Clearances tend to be
required for lower impact permitted uses in
each zoning district. Zoning Clearances are
processed by the Planning Director, and most
residential use types can be approved via
Zoning Clearance depending on the scope
and intensity of the project.
The Zoning Ordinance does present a degree
of uncertainty in terms of the lack of
specificity for each residential use type that
requires a Zoning Clearance and why. While
Figure H-2 presents a simple and clear
administrative review and approval process,
the Zoning Ordinance should provide clarity
on the intention of the Zoning Clearance
process. Overall, the Zoning Clearance
process and processing time do not pose a
constraint to the development of housing.
Figure H-2 Zoning Clearance Process
Source: Buellton Zoning Ordinance, City of Buellton
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Minor and Conditional Use Permit
Minor and Conditional Use Permits are typically required for more intensive land uses such as equestrian facilities, manufacturing, and schools. The permits are differentiated by the approving authority despite having the same findings for approval. The Zoning Administrator has jurisdiction over all Minor Use Permits while the Planning Commission has jurisdiction over all Conditional Use Permits. Both permit types require the following findings of approval to be made:
• That the site for the project is adequate in size, shape, location, and physical characteristics to accommodate the type of use and level of development proposed; • That significant environmental impacts are mitigated to the maximum extent feasible; • That streets and highways are adequate and properly designed; • That there are adequate public services, including, but not limited to, fire protection, water supply, sewage disposal, and police protection to serve the project; • That the project will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood and will be compatible with the surrounding area; • That the project is in conformance with the applicable provisions and policies of this title and the general plan.
Despite having different approval
authorities, the permits are nearly
identical in their application requirements, processes, findings for approval, time limits, and site and
design review requirements. Figure
H-3 below provides a process
flowchart for both permit types.
Overall, because the Zoning
Ordinance is clear in its processes
and procedures, the Minor and
Conditional Use Permits do not
present a constraint to the
development of housing.
Figure H-3 Minor and Conditional Use Permit Process
Source: Buellton Zoning Ordinance, City of Buellton
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Preliminary and Final Development Plan
The Development Plan process is required for projects allowed by right in their respective zoning districts but because of the location, type, or scale of the project, it is determined that the project requires a more detailed review compared to the zoning clearance process. Section 19.08.120 (Development Plans) stipulates that whenever the land use table in Chapter 19.02 requires development plan approval for a specified land use, a development plan application shall be filed with the department and approved only for the following development types:
• The first development of a vacant site; or
• The replacement of an existing building, structure, or site improvement; or • The construction of an additional building, structure, or site improvement not authorized by a development plan; or
• An existing building, structure, or site improvement proposed for expansion or alteration, that was not originally authorized by a development plan.
Section 19.08.120 (Development Plans) allows for the submission of Preliminary Development Plans as a means of getting feedback on a development proposal prior to getting approval of Final Development Plans, allowing for permits to be issued associated with the approved plan.
The Final Development Plan process mirrors the Preliminary Development Plan process, but it results in an actual land entitlement. Further, when either the Planning Commission or Planning Director has approved a Preliminary Development Plan, the Planning Director shall review the Final Development Plan for conformance with the Preliminary Development Plan and shall approve, conditionally approve, or deny the Final Development Plan, without a public hearing.
Both Preliminary and Final Development Plans must make the following findings for approval:
• That the site for the project is adequate in size, shape, location, and physical characteristics to accommodate the density and intensity of development proposed; • That adverse impacts are mitigated to the maximum extent feasible; • That streets and highways are adequate and properly designed; • That there are adequate public services, including, but not limited to, fire protection, water supply, sewage disposal, and police protection to serve the project; • That the project will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood and will not be incompatible with the surrounding areas;
• That the project is in conformance with the applicable provisions and policies of this title and the general plan;
• That the project will not conflict with any easements required for public access through, or public use of a portion of the property; and
• That the proposed development is in conformance with the community design guidelines.
While all Preliminary Development Plans must make these findings mentioned above, Final Development Plans must make them in addition to the following findings that are only meant for Final Development Plans.
• The plan is in substantial conformity with any approved preliminary or revised preliminary development plan except when the planning commission or director considers a final development plan for which there is no previously approved preliminary development plan. In this case, the planning commission or director may consider the final development plan as both a preliminary and final plan;
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• The plan is in conformance with all applicable provisions and policies of the city general plan and this title; and
• That the proposed development is in conformance with the community design guidelines.
The main components of the processes and procedures for both Preliminary and Final Development Plans are explained clearly in Section 19.08.120 (Development Plans). The Final Development Plan process does not present a constraint to the development of housing.
Figure H-4 Preliminary and Final Development Plan Process Source: Buellton Zoning Ordinance, City of Buellton
Senate Bill (SB) 35 Permit Streamlining
The City is in compliance with the provisions of SB 35 by providing a specific SB 35 Eligibility Application on the Planning Department’s webpage. Applicants intending to invoke SB 35 streamlining and ministerial approval process must fill out the application’s checklist, provide a draft site plan, relevant supporting documentation, and a planning review fee. Applications are reviewed for completeness within 2 weeks. Applications deemed complete are processed within 2 weeks.
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SB 330 (Housing Crisis Act) Preliminary Application
The City is in compliance with the provisions of SB 330 by providing a specific SB 330 Preliminary Application on the Planning Department’s webpage. Applicants intending to invoke the SB 300 approval process must fill out the application and provide the requisite documentation on the project. In accordance with SB 330, once a preliminary application is submitted, an applicant must provide a full application, with all information required by the city or county, within 180 days. If the local agency determines that full application is incomplete (according to the standard 30-day permit streamlining act process), the applicant must submit all missing information within 90 days or else the preliminary application expires. In addition, as part of the City’s planned Zoning Ordinance update, objective design standards for multi-family housing will be created. See Program 3.f.
i. On and Off-site Improvements
Chapter 18.10 (Subdivision Improvements, Dedications, and Agreements) dictates specific requirements regarding off-site improvements that must be completed prior to the issuance of a building permit for erecting a new structure.
The City of Buellton requires that developers complete certain minimum site improvements in conjunction with new housing development. Required improvements include the installation of drainage systems, street trees, undergrounding of public utilities such as electricity or gas, water mains, street lighting and road improvements, all of which are typical for new subdivisions.
Specifically, the City’s engineering standards require a 40-foot roadway width for new primary residential streets. With each lane being 20 feet wide, room for the driving lane and on-street parking are provided. A 40-foot roadway width is typical for new subdivisions and do not present a constraint to the development of housing. Overall, the improvements are part of the conditions of approval, typically for subdivisions which require extensive new infrastructure. Compliance and enforcement of these improvement standards are coordinated through the City’s Public Works Department. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Buellton.
As part of the tentative map approval process, the City requires the dedication of land and/or the payment of fees for park and recreational purposes. The parkland dedication process is enacted as authorized by the provisions of Article 3, Chapter 4 of the Map Act, also known as the Quimby Act. Based on the policies of the parks and recreation element of the general plan, the City requires
0.132 acres of property per dwelling unit be devoted to neighborhood and community park and recreational purposes. The methodology is based on five required park and recreation acres per thousand (1,000) persons, in accordance with the General Plan, and the average city population density of 2.63 persons per dwelling unit as determined by the 1990 Census. The parkland dedication process does not present a constraint to the development of housing.
2. Environmental Constraints
The City of Buellton is situated in a valley, along the Santa Ynez River, surrounded by agricultural land. The City’s Safety Element, within the General Plan, identifies certain portions of the city that are within FEMA flood zones, particularly close to the river as well as fire hazard areas on the outer edges of the jurisdiction. The City requires all development to be at least 200 feet from the Santa Ynez Riverbank to avoid the effects of flooding and reduce the threat of landslides along the riverbank. In addition, the City requires all developments to be at least 50 feet from creeks.
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Fault line. Similar to many jurisdictions throughout California, Buellton is susceptible to flooding, wildfires, and earthquakes. There are no Very High Fire Hazard Severity Zones within city limits.
The potential environmental hazards in Buellton do not distinguish it from other jurisdictions and do not present a constraint to development.
3. Market Constraints
Market factors over which a local government has only limited ability to control can influence the jurisdiction’s capacity to develop more housing. These market-related constraints can include land cost, construction cost, and the availability of financing. An assessment of these non-governmental market constraints can inform the development of potential actions that can ameliorate its impact. a. Economic Climate
Regional economic conditions provide the overall context for housing development and availability. An analysis of the relationship of the economy to housing production indicates that a strong economic climate results in an increase in housing production.
Housing prices have increased steadily after the low of the Great Recession. Although the COVID-19 pandemic has caused high levels of unemployment and recession in many segments of the market, the housing market has overall been untouched by the pandemic thus far. Throughout 2021, as interest rates have been lowered by the Federal Reserve in response to the pandemic, housing prices have continued to rise. However, the long-term impacts of the pandemic on the economy and the housing market are still unknown.
b. Timing and Density
Non-governmental market constraints can include timing between project approval and requests for building permits. In most cases, this may be due to developers’ inability to secure financing for construction. In Buellton, the average time between project approval and request for building permit is typically one to six months, though there may be extenuating circumstances that delay projects for different reasons not in the City’s control.
As detailed in the Housing Resources section of this Housing Element, development projects in Buellton have been approved with a higher-than-average density, comparable to the allowable density due to the utilization of the California Density Bonus Law, the Development Opportunity Reserve incentive program, and the AHOZ having no maximum density. c. Cost of Land
The two biggest expenses in housing development are land costs and construction costs.
Construction costs tend to correlate with the Consumer Price Index (CPI), and this remain somewhat consistent. Although construction costs have increased along with the CPI, the cost of land has escalated to the largest item associated with the cost of housing.
In Buellton, residential land costs vary depending on the availability of land and the cost of grading and infrastructure (off-site improvements) associated with the development of a proposed project. Based on Santa Barbara County Assessor data, the average cost for a typical residential parcel (±7,500 square feet) without improvements is approximately $290,000. The average price of a similarly sized residential parcel without improvements in the adjacent City of Solvang is approximately $375,000. The cost of residential land in Buellton does not present a constraint to the development of housing.
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d. Cost of Construction
Hard construction costs including the cost of materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials) and labor comprise more than 60% of total development costs (2022).
Materials costs vary depending on the type of housing being constructed and amenities provided.
Labor costs are influenced by the availability of workers and prevailing wages.
According to the Terner Center for Housing Innovation at UC Berkeley, affordable and market rate developers have seen increasing construction costs throughout the state. For example, the cost of building a 100-unit affordable project in California increased from $265,000 per unit in 2000 to almost $425,000 in 2016. On a square foot basis, the Terner Center reports that the cost of constructing multi-family housing increased by 25% between 2009 and 2018, reaching an average of $222 per square foot by 2018. This analysis illustrates that construction costs comprise a significant proportion of the ultimate sales price of residential development.
Prevailing wages may also be an additional constraining on construction costs for affordable housing projects. In California, all public works projects must pay prevailing wages to all workers employed on the project. A public works project is any residential or commercial project that is funded through public funds, including federally funding or assisted residential projects controlled or carried out by an awarding body. The prevailing wage is the basic hourly rate paid on public works projects to a majority of workers engaged in a particular craft, classification, or type of work within the locality and in the nearest labor market area. A prevailing wage ensures that the ability to get a public works contract is not based on paying lower wage rates than a competitor and requires that all bidders use the same wage rates when bidding on a public works project. Prevailing wages may constrain construction of affordable housing because they are often higher than normal wages.
e. Availability of Financing
The availability of financing depends on many factors, including current interest rates and fees, laws and regulations governing financial institutions and lending practices, and the types of lending institutions available within a community.
For instance, home mortgage rates of the late 1990s and early 2000s were relatively low with 30- year fixed rates as low as 5%. However, the burst of the housing bubble and the Great Recession led to changes in lending practices and regulations. While necessary to prevent predatory lending practices and foreclosures, these changes made it more difficult for lower income households to qualify for standard mortgages. More recently, the Federal Reserve has increased interest rates in response to inflation. As of July 2022, interest rates are approximately 6% for a 30-year fixed mortgage.
Financing for both construction and long-term mortgages is generally available in Buellton subject to normal underwriting standards. However, a more critical impediment to homeownership involves both the affordability of the housing stock and the ability of potential buyers to fulfill down payment requirements. Typically, conventional home loans will require 10% to 20% of the sale price as a down payment, which is the largest constraint to first-time homebuyers.
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E. Housing Opportunities and Resources
Housing resources refer to the land, financial, and administrative resources that are available to meet Buellton’s housing needs to mitigate the housing constraints identified in earlier sections of this Housing Element. This section provides an inventory, analysis, and assessment of the City’s resources to address its housing needs, including the City’s share of the Regional Housing Needs Assessment (RHNA).
1. Potential for Future Housing
State housing law requires that each jurisdiction in the state quantify the need for housing within its jurisdiction as part of the periodic process of updating local housing elements of the general plan. As such, the Santa Barbara County Association of Governments (SBCAG) has allocated the City of Buellton housing production goals for the 6th Cycle Housing Element Update. The paragraphs below outline how the City of Buellton will accommodate its share of the regional housing need during the planning period.
The Regional Housing Needs Allocation (RHNA) developed and adopted by SBCAG covers the growth projection period from June 30, 2022 through February 15, 2031. The RHNA assigns a housing production number to each jurisdiction in the region. Buellton must identify adequate land with appropriate zoning and development standards to accommodate its allocation of the regional housing need. The RHNA allocation is divided into four income categories: Very Low, Low, Moderate, and Above Moderate based on Area Median Income (AMI) levels in the region.
Table H-34 outlines that Buellton’s share of regional future housing needs is a total of 165 units between February 15, 2023, and February 15, 2031. This allocation is distributed into the four income categories identified above. The RHNA includes a fair share adjustment that allocates future (construction) need in each income category in a way that meets the state mandate to reduce over-concentration of lower income households in historically lower income communities or areas within the region.
Table H-34 City of Buellton 6th Cycle RHNA Allocation
Income Category
(% of County AMI) Number of Units Percent of Total
Very Low (0 to 50%) 55* 33.3%
Low (51 to 80%) 37 22.4%
Moderate (81% to 120%) 30 18.2%
Above Moderate (Over 120%) 43 26.1%
Total 165 100%
Source: SBCAG 6th Cycle Final RHNA Allocation Plan, July 15, 2021 AMI = Area Median Income
*The City has a RHNA allocation of 55 very low income units (inclusive of extremely low income units). This allocation is evenly split between extremely low and very low income groups pursuant to state law (AB 2634).
As outlined elsewhere in this document, the City of Buellton has taken affirmative measures to ensure the development of affordable housing in the city. The City actively monitors levels of affordability to ensure the City’s RHNA is met throughout the RHNA process. For the purposes of this analysis, conservative estimates of affordable housing have been provided. All projects with affordability components will require an Affordable Housing Agreement approved by the City Attachment 1 Page 187 of 331
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Council to specify the exact parameters to be provided. Through this process, the City will require development at certain income levels in conformance with RHNA.
There are two major categories of sites that combine to meet the City of Buellton’s 6th Cycle RHNA requirement. These include Credits Toward RHNA and sites identified through the Residential Sites Inventory. The following paragraphs outline each of these categories and the City’s ability to meet its RHNA allocation.
2. Credits Toward RHNA
Credits toward RHNA include approved Units Built and/or Entitled Since June 30, 2022, Units Pending Approval (Pipeline Projects), and Accessory Dwelling Units (ADUs) anticipated to be built during the planning period.
a. Units Built and/or Entitled Since June 30, 2022
The 6th Cycle RHNA covers an 8-year planning period beginning on February 15, 2023. Housing units built, under construction, or receiving building permits from June 30, 2022 onward can be credited towards meeting the City’s share of the regional housing need and subtracted from the City’s RHNA. Between June 30 and February 15, 2023, one building permit was issued for an ADU at 243 Glennora Way. As outlined in the pages that follow, ADUs are assumed to fall into the moderate-income category due to their smaller size and the State legislature’s finding that ADUs are an affordable housing type.
b. Units Pending Approval (Pipeline Projects)
As of January 31, 2023, sixteen proposed projects totaling 395 units were at various stages of review and approval including projects not yet approved by Planning and projects approved by Planning but not yet approved by Building. These projects include single-family, multi-family, mixed-use and Accessory Dwelling Units (ADUs). Table H-35 below outlines the projects pending approval in the City of Buellton in 2022.
Table H-35 Units Pending Approval in 2022 (Pipeline Projects) Project APNs Type1
Income Level2, 3
Very Low Low Moderate Total
Above
Moderate
Ballard Canyon Project 137-200-035 SF &
ADU
– – 1 1 2
Buellton Garden
Apartments
(AHOZ Site IX)
137-200-087
137-200-094
MF 53 36 – – 89
Buellton Hub 099-690-048 MF 4 2 2 46 54
Creekside Village 137-170-042
137-170-043
MF 4 3 2 55 64
La Lata Court 099-450-012 SF &
ADU
1 1 11 9 22
Polo Village
(AHOZ Site IV)
137-090-067 MF 29 19 1 49
The Commons at Zaca
Creek
137-170-068 MF – – – 1 1
Central Ave Duplexes &
ADUs
099-283-005
099-283-006
MF & ADU – – 2 4 6
The 518 137-170-006 MF 3 2 2 41 48
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Project APNs Type1
Income Level2, 3
Very Low Low Moderate Total
Above
Moderate
Village Senior Apartments 137-790-008 MF 49 – – 1 50
394 Freear Drive 137-222-001 JADU – – 1 – 1
323 Calor Drive 099-380-017 JADU – – 1 – 1
373 Kendale Road 137-331-011 ADU – – 1 – 1
376 Gay Drive 137-223-002 ADU - - 1 - 1
310 Twin Oak Drive 099-380-024 ADU - - 1 - 1
230 Central Avenue 099-262-007 ADU - - 1 - 1
Subtotal 143 63 26 159 391
Minus SRO units to be
converted
(41) – – – (41)
RHNA credits – pipeline
projects
102 63 26 159 350
1 SF = Single-Family Units, MF = Multi-Family Units, ADU = Accessory Dwelling Units, JADU = Junior Accessory Dwelling Units 2 Projects with 10 or fewer units are assumed to pay the in-lieu fee; projects with 11 or more units are assumed to provide inclusionary units on-site.
3 Affordability assumptions based on City’s inclusionary housing ordinance and 6th Cycle Net RHNA Goals.
In terms of assumed income levels for Pipeline projects, affordability levels were based on the actual affordability levels proposed and/or the City’s Inclusionary Housing Ordinance. As outlined elsewhere in this document, the Inclusionary Ordinance requires that new or substantially rehabilitated units undertaken by a developer provide 15% affordable units, of which 45% must be affordable to very low-income persons or families, 30% must be affordable to lowincome persons or families, and 25% must be available to moderate income persons or families based on 6th Cycle Net RHNA goals.
Developers may opt to pay an inclusionary housing fee in lieu of providing units on site. However, the payment of in-lieu fees is discouraged and requires approval by the City. Since the inception of the Inclusionary Housing Ordinance in 2002, 100% of privately sponsored development projects with over 10 units and most of the projects with 10 or fewer units have provided the units on-site, rather than paying a fee. Thus, projects with 11 units or more were assumed to provide the required units on-site. To provide a conservative estimate for smaller projects with 10 or fewer units, it is assumed these projects would pay the inclusionary fee in lieu of providing affordable units.
A Note about Single-Room Occupancy (SRO) units: As outlined in Section C, Housing Needs Assessment, the City anticipates that 41 SRO units in the city will be lost between 2023 and 2031 as the owners of three motels in the city convert their affordable SRO units back to short-term rental “motel” units. The City will work with property owners to offer SRO occupants affordably priced rental units at two of the projects identified in Table H-35 above: the Creekside Village and Polo Village projects. Thus, SRO occupants will not be adversely affected by the anticipated conversion in these units. However, to account for the relocation of SRO residents and avoid double-counting, 41 housing units have been deducted from the totals outlined in Table H-35. In addition, to provide the most conservative estimate, all of the SRO units are assumed to be occupied by very low income residents and are thus deducted from that category. c. Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) As previously identified, ADUs are units with complete independent living facilities for one or more persons built on the same lot as, or attached to, a primary residence. JADUs are ADUs that are up to 500 square feet in size and are located entirely within a single-family dwelling unit. To Attachment 1 Page 189 of 331
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promote ADUs as a means of providing affordable infill housing, the State of California has enacted several laws since 2017 to streamline the ADU permitting process and reduce restrictions on ADUs. The City of Buellton has modified its development regulations to meet state requirements and has experienced a corresponding increase in ADU activity. While no ADUs were permitted or completed in 2017 or 2018, one ADU was completed in 2019 and three were permitted and/or completed in both 2020 and 2021. In addition, five ADUs are being processed by the City in July of 2022. Based on these trends, the City has made a conservative estimate that a minimum of two ADUs will be permitted and/or constructed in each year of the 2023-2031 planning cycle for a total of 16 projected ADU units during the 6th Cycle. This Housing Element includes a program (Program 2) to encourage the development of ADUs by updating the City’s ADU ordinance, monitoring state ADU legislation, and promoting ADUs on the City’s web page. In an effort to ascertain average ADU rental rates in the City, a survey of ADU rental rates was attempted but no ADU rentals were found on rental search engines (i.e., www.rentcafe.com) for Buellton or surrounding areas. Due to their small size relative to the primary residence they’re combined with, ADUs are likely to fall into the very low, low or moderate-income categories. In addition, the State’s legislation on ADUs has found them to be an affordable form of housing. Nonetheless, in the absence of comparable data and to provide a conservative estimate of affordability, ADUs were assumed to fall into the moderate-income category for the purpose of this analysis. d. Remaining RHNA
As outlined in Table H-36, after accounting for units built or entitled since June 30, 2022, pipeline projects and anticipated ADUs, the City fully meets its 6th Cycle RHNA allocation with a surplus of 201 units. Nonetheless, to fully evaluate its housing capacity, and provide a greater buffer in the event that one or more of the identified projects are not built, the City has conducted a residential sites inventory, as outlined in the following section.
Table H-36 RHNA Surplus after Credits
Unit Capacity
Income Category
Total
Units
Extremely/
Very Low Low Moderate
Above
Moderate
RHNA 55 37 30 43 165
a. Units Built or Entitled Since 6/30/2022 – – 1 – 1
b. Pipeline Projects 102 63 26 159 350
c. Accessory Dwelling Units (2/year) – – 16 – 16
Total RHNA Credits 102 63 43 159 367
RHNA Surplus +47 +26 +13 +116 +202
3. Residential Sites Inventory
a. Methodology
State law requires cities and counties to identify vacant and underutilized sites that can accommodate a portion of the jurisdiction’s RHNA. These may include vacant and underutilized sites with zoning designations that allow residential development and that are likely to develop within the planning period. Jurisdictions are not required to build housing; rather, they must ensure there are adequate sites with appropriate zoning designations to accommodate the City’s RHNA.
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As outlined below, there are two major categories of sites in the City of Buellton that make up the Residential Sites Inventory. These include Affordable Housing Overlay (AHOZ) sites, and vacant residential sites.
b. Affordable Housing Overlay Zone (AHOZ) Sites
As previously identified, the AHOZ was adopted in 2005 as the City’s principal means of accommodating its regional housing needs for persons and families with low and moderate incomes. From the inception of AHOZ through 2022, two projects (Sites V and X) have taken advantage of the overlay and produced 106 units, 19 of which are affordable (refer to Figure H-1).
One and one-half sites (Site XI and a portion of Site IX) have been developed with commercial uses. In addition, as outlined above under Pipeline Projects, two projects (Site IV and the remaining portion of Site IX) are in the approval process and anticipated to produce a total of 138 residential units, 100%* of which will be affordable (*excluding a manager’s unit). The remaining four sites, Sites I, II, III, and VII, are undeveloped or underdeveloped and are available for development. Based on the historical performance of the AHOZ, the location of each site, and developer interest to date, one of these sites (Site II) is expected to be developed with 100% residential uses and one site (Site VII) is expected to be developed with mixed residential and commercial uses. The potential for residential development on AHOZ Sites I and III is a bit more speculative and thus no residential development has been assumed for those sites within the 6th Cycle planning period. A detailed assessment of each site is provided below. • AHOZ Site I includes 17.10 acres located immediately east of Highway 101 and McMurray Road, north of Los Padres Way. The site is part of a larger area in the northeastern quadrant of the City designated for industrial development. The site has been operating as a horse care, boarding facility and forage production operation for several years. Land uses surrounding the site include farming and ranching operations outside the City of Buellton to the north and east. To the south are various commercial and industrial uses including a collision repair center, recycling center, towing operation, and wine tasting room. To the west are McMurray Road and the freeway. Due to its location within an industrial, commercial and agricultural hub, the existing uses on the site are expected to remain or convert to uses similar to those in the surrounding area. As such, the site is not expected to be developed with residential uses within the 2023-2031 planning period. • AHOZ Site II contains a 15.0-acre strip of land on the west side of Highway 101 and Jonata Park Road at the city’s northern border that has been used for residential and animalkeeping uses. The property is designated General Commercial on the General Plan land use map, is primarily vacant and contains a small, older single-family home, a trailer, and various out buildings. Although surrounded on the immediate north, west, and south by vacant land, Jonata Park Road connects the site to residential development to the north and south within and outside the City of Buellton. In addition, various developers have approached the City about the possibility of developing residential uses on the site, including a prior proposal for a continuing care residential facility. Due to these factors, Site II is considered very likely to be developed with 100% residential uses under the provisions of AHOZ and has been assumed for residential development within this Housing Element. Based on the AHOZ minimum density of 25 du/ac, the site is projected to develop with a total of 375 units, including 34 very low-income units, 22 low-income units, 19 moderate-income units and 300 above moderate units.
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• AHOZ Site III is a vacant 3.20-acre elongated site located on an island of land between Highway 101 and McMurray Road, north of R.T. Buell Drive. The site is designated and zoned for general commercial uses. Land uses surrounding the site include roadways, vacant land and commercial and light industrial development to the east and west. In addition, the Commons at Zaca Creek, a proposed retail, restaurant and warehousing project with manager’s unit has been approved on a site immediately east of Site III. Based on general interest in residential and commercial development in the City, staff believes the site will develop in the next eight years with either commercial or residential development, However, because residential development at this location is uncertain, no units have been assumed in this Housing Element.
• AHOZ Site VII includes six parcels of land located at the southeast corner of Avenue of Flags and Highway 246, west of Highway 101 within the Avenue of Flags Specific Plan.
Most of the parcels are vacant, although a used car dealer and parking lots are located along the Avenue of Flags frontage. In addition, a vacant and abandoned single-family dwelling unit is present on the Highway 246 frontage. The Avenue of Flags Specific Plan calls for mixed residential and commercial development on the site. In addition, the City has received recent inquiries regarding the feasibility of developing this area with mixed uses. Due to these factors, AHOZ Site VII is expected to develop as a mixed-use residential and commercial project between 2023-2023 with 50% residential uses. This would result in the development of 14 units on the site based on the base density requirement, including 1 very low-income unit, 1 low-income unit, 1 moderate-income unit, and 11 above moderate units.
Table H-37Although it is likely that one or more of the sites will achieve densities in excess of 25 du/ac through the density bonus provision, or through the City’s Development Opportunity Reserve (DOR) incentive program, additional density has not been assumed in order to provide a conservative estimate.
In addition, Sites II and VII are anticipated to be developed as outlined above; however, the potential exists for one or both of the sites to be built out with non-residential development.
Although this is considered unlikely, the City will fully meet its RHNA with the Credits Toward RHNA outlined earlier in this section and the loss of one or both AHOZ sites would not impact the City’s ability to meet RHNA. Nonetheless, the City will continue to monitor the RHNA on a regular basis and will make adjustments to the project affordability requirements mid-cycle if needed, as outlined in Program 1.
Development within each AHOZ site will be required to obtain an Affordable Housing Agreement with the City to outline specific affordability parameters. At a minimum, each project will be required to provide 20% of the units as affordable. Of these, 45% must be affordable to very lowincome persons or families, 30% must be affordable to low-income persons or families, and 25% must be available to moderate income persons or families based on 6th Cycle Net RHNA goals.
In addition, site II and VII have been fully evaluated pursuant to the California Environmental Quality Act (CEQA) and development on these sites would not have any potentially significant environmental impacts. Table H-37 below outlines the residential development expected to occur on Sites II and VII during the 2023-2031 planning period.
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Table H-37 Development Potential in Remaining AHOZ and Vacant Residential Sites Parcel Number (APN)
General Plan
Designation
Zoning
Designation Existing Use
Parcel Size
(net acres)1
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Net
Potential
Units2 Income Level
AHOZ Sites
II 099-400-064 099-400-065 General Commercial CR - AHOZ Storage / Single-Family Residential / Vacant
15.00 25 n/a 375 34 - Very Low
22 - Low
19 - Mod
300 - Abv Mod
VII 137-190-013 137-190-017
137-190-024 137-190-026
137-190-032 137-190-033
General Commercial CR - AHOZ Commercial / Vacant 1.15 25 n/a 14 1 - Very Low 1 - Low
1 - Mod
11 - Abv Mod
Subtotal AHOZ Sites 389
Vacant Residential Sites
099-283-007 General Commercial RM-16 Two abandoned
buildings
0.34 1 16 3 5 – Abv Mod
099-300-023 Low Density
Residential
RS-6 Vacant 1.00 1 6 4 4 - Abv Mod
Subtotal Vacant Residential Sites 7
Total Sites Inventory: 396
1 Net acres is codified in Table 5 of Section 19.16.013 of the Buellton Municipal Code (AHOZ Ordinance). Acreage shown is estimated and the actual net acreage will be determined at the time of entitlements.
2 Pursuant to Section 19.16 of the Municipal Code, AHOZ sites may be developed with 100% residential provided that they achieve a minimum density of 25 du/ac and provide 20% affordable units.
3 AHOZ Site VII is projected to build out with mixed residential and commercial uses and has been assumed at 50% residential capacity.
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Figure H-5 below illustrates housing sites in the City of Buellton.
Figure H-5 Adequate Housing Sites Map
c. Vacant and Underutilized Residential Sites
The City of Buellton conducted a citywide inventory of vacant and underutilized sites to identify additional development that is likely to occur during the 2023-2031 planning period. The inventory built upon the sites inventory conducted for the 5th Cycle Housing Element Update, removed sites that were entitled or unlikely to develop, and examined whether any additional vacant residential sites could be added to the inventory for the production of housing. This analysis resulted in the identification of two vacant and/or underutilized residential sites in the city.
Table H-37 above outlines the remaining residential development expected to occur on the vacant and underutilized residential sites identified by the sites inventory.
1. Due to development interest in the city and the shortage of vacant residential sites, the remaining sites are expected to build out during the 2023-2031 planning period.
2. Because the remaining sites could each accommodate fewer than 10 units, a conservative assumption has been made that development would pay the in-lieu fee rather than providing affordable units on-site, and the sites have been categorized as “above moderate-income.”
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3. To provide a conservative estimate of potential development, it was assumed that development will occur at 70% of the maximum density allowed by the zone.
The vacant and underutilized residential sites identified through the sites inventory contains no environmental constraints, and all required infrastructure for wet and dry utilities is available and can easily be connected to development via existing mains in the public right-of-way. The services and infrastructure are in place and capable of providing water and sewer to serve new residential development on the site. In addition, there is sufficient water, sewer, and dry utility capacity to accommodate development.
It should be noted that a few of the vacant commercially zoned sites in the city could be developed with a mix of residential and commercial development. In particular, the Mixed Use Ordinance and the Avenue of Flags Specific Plan could accommodate up to 326 multi-family units as part of future mixed-use development at build-out. In addition, there are other underutilized residential, commercial, and industrially zoned sites in the city that may be intensified or redeveloped with residential or mixed-use development over time. However, the likelihood of additional mixed-use projects being developed within the planning period is speculative and cannot be predicted with any degree of certainty. As such, these sites have not been included in the Residential Sites Inventory.
Environmental Constraints
As outlined in the General Plan Safety Element, the primary environmental issues affecting the City of Buellton are flooding, dam inundation, seismic activity and wildland fires. These constraints are described in more detail in the following paragraphs, particularly as they affect the housing sites identified above. It should be noted that this analysis does not reference CalEnviroScreen 4.0 because that mapping tool provides a pollution assessment for a larger census tract and is more reflective of conditions in the rural unincorporated area north of the City of Buellton.
Flooding. The Santa Ynez River flows through the southern portion of the City in and east to west direction with three tributary creeks, Thumbelina Creek, Zaca Creek and Petersen Creek, also flowing through the City. All three waterways can experience overflow during storm events although flooding events have decreased over time due to ongoing storm drain improvements and cleaning. In terms of specific sites, five pipeline projects and one AHOZ site (Site VII) are located in the 100-year floodplain and one ADU site is located within the 500-year floodplain. Buellton’s Floodplain Ordinance requires all new buildings to be built at least 200 feet from the top of bank of the Santa Ynez River and all new buildings must be constructed a minimum of 2 feet above the flood zone. In addition, during the review process for projects in these areas, the City’s Public Works Department will require hydraulic and hydrologic studies to demonstrate the projects will be protected from flooding and not create upstream impacts. With these requirements and the incorporation of any identified mitigation measures identified through the review process, projects in these areas would not be impacted by flooding events.
Dam Inundation. Although considered unlikely, the City of Buellton could also experience flooding in the event of failure of the Bradbury Dam 12 miles upstream on Lake Cachuma.
Flooding would occur in the area south of Highway 246 and in the southeastern quadrant of the City. Four pipeline project sites, three ADU sites and AHOZ Site VII could potentially be affected by dam inundation. However, the potential for dam failure and resultant flooding are considered extremely unlikely and the identified sites would not be any more likely to be affected that existing Attachment 1 Page 195 of 331
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development in the area. Thus, dam inundation is not considered to be a constraint to development.
Seismic Activity. Like most of California, Santa Barbara County is an active seismic region and moderate to strong ground shaking occurs periodically in the area. There are no known faults in the City; however, the Santa Ynez and the Los Alamos Faults are located approximately 7 miles to the south. In addition, the San Andreas Fault is located approximately 50 miles northwest of the City. The City of Buellton, and the housing sites identified in this Housing Element, will likely experience ground shaking from future earthquake events. However, this potential is not unique to the sites or the City, and all development proposals will be reviewed and conditioned appropriately to mitigate the effects of seismic shaking. As such, the potential for seismic activity is not considered to be a constraint to development on the identified sites.
Wildland Fires. Santa Barbara County’s climate and terrain make it susceptible to wildfires. In order to assist with wildfire planning, the California Department of Forestry and Fire Protection (CalFire) has created Fire Hazard Severity Zone (FHSZ) maps to identify where wildfires are most likely to occur. There are no Moderate, High, or Very High Fire Hazard Severity Zones in the City and none of the identified housing sites would be especially prone to wildfire hazards.
Availability of Site Infrastructure and Services
All sites identified in the inventory are located within urbanized areas where infrastructure and public services are readily available. Water service is provided by the City of Buellton through the Central Coast Water Authority (CCWA). The City’s potable water is derived primarily from groundwater with supplementation from the State Water Project. As a small city, Buellton is not required to prepare its own Urban Water Management Plan (UWMP) but is part of the CCWA’s UWMP which is updated regularly. The UWMP documents water needs and supplies and demonstrates there will be adequate supplies to meet future water needs. To aid in preparing the UWMP and forecasting how much water will be needed in the future, member agencies such as Buellton provide build-out assumptions based on the General Plan and other land use policies and regulations. As all the sites identified within this Housing Element are consistent with these documents, it can be concluded there will be adequate water supplies to support development The City of Buellton also provided wastewater service in the City. As required by State law, the City updates its Sewer System Management Plan (SSMP) every 5 years to plan, manage, operate, and maintain all parts of the system. Improvements needed to operate the system and accommodate growth projected by the City’s land use policies and regulations are programed into the system. As the housing sites identified in this Housing Element are consistent with the City’s land use documents, wastewater services and facilities will be adequate to serve future development on these sites.
4. Progress in Meeting Housing Needs
Table H-38 below summarizes Buellton’s progress in meeting the 6th Cycle RHNA and its capacity for housing development. Overall, the City has the existing capacity needed to accommodate its RHNA in all income categories with a combined surplus of 598 dwelling units. Figure H-5, Adequate Housing Sites Map illustrates all of the City’s housing sites that combine to meet and exceed the City’s RHNA.
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Table H-38 Summary of RHNA Accommodation
Unit Capacity
Income Category
Total
Units
Extremely/
Very Low Low Moderate
Above
Moderate
RHNA 55 37 30 43 165
Credits Toward RHNA
Units Built and/or Entitled Since 6/30/2022 -- -- 1 -- 1 Pipeline Projects 102 63 26 159 350
Accessory Dwelling Units (2/year) – – 16 – 16
Subtotal: Credits Toward RHNA 102 63 43 159 367
Residential Sites Inventory
AHOZ Sites 35 23 20 311 389
Vacant Residential Sites – – – 7 7
Subtotal: Residential Sites Inventory 35 23 20 318 396
Total RHNA Accommodation (Built + Potential) 137 86 63 477 763 RHNA Surplus +82 +49 +33 +434 +598
5. Financial Resources
a. SB 2/LEAP/REAP Grants
In 2017, Governor Jerry Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. The package included the Building Homes and Jobs Act (SB 2, 2017), which established a $75 recording fee on real estate documents to increase the supply of affordable homes in California. The funding was made available until the beginning of March 2019 to update planning documents and land-use ordinances to streamline and promote the development of housing. The City of Buellton did not apply for or receive SB 2 funds during the first cycle of the grant program.
For the second year and onward, 70% of SB 2 funding will be allocated to local governments for affordable housing purposes. A large portion of Year Two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG). Year Two affordable housing funds will be available for:
• Increasing the supply of housing for households at or below 60% of AMI • Increasing assistance to affordable owner-occupied workforce housing • Assisting persons experiencing or at risk of homelessness • Facilitating housing affordability, particularly for lower and moderate-income households • Promoting projects and programs to meet the local government’s unmet share of regional housing needs allocation
Another source of funding to help local jurisdictions update their planning documents and implement process improvements that will facilitate housing construction is the Local Early Action Planning (LEAP) program. The City received $65,000 in LEAP grants in 2020 for the 6th Cycle Housing Element Update and related tasks, including the establishment of pre-approved plans for ADUs and greater electronic review of plans. LEAP funds are not expected to be offered again in the future.
A third source of funding available to local jurisdictions is the Regional Early Action Grant Program (REAP). Allocated regionally, jurisdictions are eligible for funding through their regional councils of government (COGs) or other regional organizations for planning efforts related to the Attachment 1 Page 197 of 331
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production of housing. In 2020 the City of Buellton received $126,794 in REAP 1.0 funds through SBCAG for consultant costs associated with the Housing Element Update. A second round of REAP funding (REAP 2.0) has been allocated and will be available through regional planning agencies beginning in 2022.
b. Community Development Block Grant (CDBG)
The City of Buellton is eligible to receive Community Development Block Grant funding annually through the Urban County Program. Santa Barbara County was deemed an urban county in 2007.
Under the Urban County Program, member jurisdictions are entitled to annual CDBG allotments directly through the U.S. Department of Housing and Urban Development (HUD). The program is administered for the City by the County of Santa Barbara. A portion of these proceeds are available for affordable housing projects and public facilities serving low-income residents, including new housing construction, ownership and rental rehabilitation, infrastructure improvements and the provision of public facilities and services for low- income residents. The balance of this funding can be utilized for economic development and planning activities. This is a competitive program, requiring the preparation of an annual application to the State in response to a request for proposals (RFP).
c. Housing Choice Vouchers
The Housing Authority of the County of Santa Barbara (HASBARCO) administers the federally funded Housing Choice Voucher Program (HCV) for Buellton residents. This housing voucher program (also known as Section 8 housing) provides rental subsidies to lower and moderateincome families, the elderly, and persons with disabilities to assist them in securing safe and decent housing in the private market. Voucher recipients generally pay between 30% and 40% of their adjusted monthly gross income in rent. The voucher program is a long-standing, federally funded program but is not expected to increase in size or scope in the future. Nonetheless, it remains an important affordable housing program in the City of Buellton by helping to balance a household’s income and the cost of housing.
d. Home Investment Partnerships Program (HOME)
The Home Investment Partnerships Program (HOME), similar to CDBG, is a formula-based block grant program funded through HUD. Federal HOME funds can be used for a variety of activities that promote affordable rental housing and homeownership for low and very low-income households. Funds may be used for building acquisition, new construction, reconstruction, moderate or substantial rehabilitation, first-time homebuyer assistance, and tenant-based assistance. Grant recipients must provide a local match ranging between 25% and 50% depending on program activity. To enhance their prospects for funding, the cities of Buellton, Carpinteria, Goleta, Lompoc, Santa Maria, and Solvang have formed a consortium cooperation with Santa Barbara County. Since forming this alliance, the HOME Consortium has succeeded in securing funds in each of the annual application cycles since 1999.
6. Administrative Resources
The City of Buellton actively works with a number of non-profit organizations and affordable housing developers to expand and preserve affordable housing in the city. The following nonprofit agencies are either actively providing or preserving affordable housing in the city or in the San Barbara County. These include:
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• People’s Self Help Housing Corporation (PSHHC): a non-profit affordable housing organization with a mission to build affordable homes and provide housing services to communities. They serve low-income households, families, farmworkers, seniors, and veterans.
• Santa Barbara Housing Trust Fund (HTF): a non-profit financing initiative whose mission is to expand affordable housing opportunities for low-to-middle income residents and workers of Santa Barbara County.
• Tri-Counties Community Housing Corporation (TCCHC): a non-profit organization that enhances the quality of life for people with developmental disabilities by creating quality affordable housing options in inclusive communities.
• Habitat for Humanity of Southern Santa Barbara: a non-profit organization that helps individuals and families build and improve a place to call home. • Cabrillo Economic Development Corporation: a non-profit organization that provides affordable housing to individuals and families lacking in opportunity in Santa Barbara and Ventura Counties.
• Palm Communities: an affordable housing developer in Southern California specializing in affordable housing for families, seniors and those with special needs. a. Opportunities for Energy Conservation
The California Government Code §65583(a)(8) requires “[a]n analysis of opportunities for energy conservation with respect to residential development.”
The Santa Barbara County’s Climate Action Plan, which was adopted in 2015, sets a goal to reduce emissions to 15% below baseline 2007 levels. Consumers in Santa Barbara are encouraged to consider installing on-site renewable energy generation operations such as solar, solar + battery storage. In addition, consumers can join Central Coast Community Energy program, which provides electricity generated by clean and renewable sources such as wind, solar, and geothermal. b. Water Conservation
The City adopted a Water Efficient Landscaping Ordinance pursuant to California Government Code §65595, which regulates the efficient use of water resources (Buellton Municipal Code
13.72.020). In 2014, the City of Buellton adopted Resolution 14-19, declaring a Stage Two Water Conservation Requirement. This is pursuant to the State Water Resources Control Board’s regulations declaring a State of Emergency due to severe drought conditions. Residents and businesses are required to reduce water consumption and limit outdoor irrigation to meet these requirements.
The City of Buellton has a landscape rebate program “Buellton Beautiful” to encourage residents, business tenants, and property owners to convert their front yard landscape to a drought tolerant landscape. Those who participate in the rebate program can get $2.00 per square foot for replacing their lawns with water-efficient plants, xeriscape, or synthetic turf, up to $1,000. c. Building Code Title 24
The City’s Building Code is in compliance with Title 24 of the California Building Code and Santa Barbara County Primary Building Code. The California Energy Commission has established and adopted energy improvement specifications for single-family and multiple‐family structures under four stories. These specifications require active and passive energy features for all residential developments.
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d. Green Development
The City’s Building Code is in compliance with California Green Building Standards Code of 2019 and the Santa Barbara County Primary Building Code. The provisions outlined in the Green Building Code provide two levels of incentives available to developers that exceed the requirements outlined in the State of California CALGreen Building Code. These provisions encourage energy conservation in context of flexibility and creativity in residential building designs. Because they tend to reduce the cost of monthly utility bills, they also contribute to housing affordability.
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F. Evaluation of Accomplishments of 5th Cycle Housing Element As part of the periodic review of the housing element, each local government is required to evaluate its progress toward achieving the goals contained in the previous housing element. This evaluation should include a discussion of the following: 1) the effectiveness of the housing element in the attainment of the state housing goal; 2) an analysis of the significant differences between what was projected and what was achieved; and 3) a description of how the goals, objectives, policies, and programs of the updated element incorporate what has been learned from the results of the previous element.
The ability of the City of Buellton to affect local housing needs is limited by the resources available for this purpose. These resources include land, enabling legislation, political leverage or housing expertise, and funding. Local governments, in particular, are constrained by the availability of funding for housing-related activities.
Table H-39 below compares quantified objectives and accomplishments during the 2015-2022 period through June 2022.
Table H-39 5th RHNA Accomplishments
Income Category
RHNA
Objective
New Construction Rehabilitation Conservation/Preservation Objective
Accomplishment Objective Accomplishment Objective Accomplishment Extremely Low 66 33 0 17 0 7 0 Very Low 33 5 17 0 7
Low 44 44 4 12 0 5 0
Moderate 41 41 62 12 0 5 0
Above Moderate 124 124 142 0 0 0 0
Total 275 275 213 58 0 24 0
Table H-40 below lists the 5th Cycle housing programs and provides a summary of accomplishments during the prior planning period.
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Table H-40 Review of Past Accomplishments
Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
Goal: Maintain Adequate Housing Sites
Program 1: Maintain
Affordable Housing Overlay
Zone (AHOZ) Sites
Keep the existing AHOZ sites in the AHOZ
inventory but re-evaluate and re-allocate sites in
2015. Sites shall continue to have a minimum
density of 25 units per acre to ensure
affordability.
If any site is developed with a non-residential
project or any development that does not meet
the requirements of the AHOZ, a comparable
acreage shall be rezoned to the AHOZ designation
to offset the loss.
For sites in excess of 2 acres, the City will
encourage and give favorable consideration to
land divisions and specific plans resulting in parcel
sizes that facilitate the development of affordable
housing projects in light of state and federal
funding programs that favor projects of between
50 and 150 units. The City will facilitate the
development of these sites for low income
housing.
The sites have been maintained with a
minimum 25 units/acre density and 20%
affordability for residential development.
However, since the underlying zoning is
General Commercial (CR), two sites have been
entitled and developed as such. Additional
sites have not been re-allocated since the City
still maintains enough adequate sites to meet
the 5th cycle RHNA. The sites that have been
developed with residential have used the
methods in the described programs.
- Site I - Underutilized
- Site II - Undeveloped
- Site III - Undeveloped
- Site IV – Undeveloped; application
submitted for 100% affordable 49 multifamily unit development under SB 330/35:
“Polo Village”
Site V - Developed as Residential Multifamily:
Juliette Walk
- Site VII - Underutilized
- Site IX - Portion entitled with CR: The
Waypoint. Portion undeveloped, with
application submitted for 100% affordable
89 multi-family unit development under SB
330: “Buellton Garden”
- Site X developed with Avenue Heights
Apartments – counted toward this planning
period’s RHNA (5 VL, 4 Low & 53 mod)
- Site XI - Developed as CR: Hampton Inn
Two AHOZ sites have been developed
with affordable housing, which helps to
address special needs populations
housing needs who tend to be in need
of affordable housing. Two AHOZ sites
have applications submitted for 100%
affordable to households who are lowincome and below (Polo Village and Buellton Garden), and plan to have
services for elderly veterans and
persons who are at-risk or previously
homeless. On-site services for special
needs populations are planned at these
developments.
Program 2: Promote
Secondary Units and
Underdeveloped Multi-Family
Infill
Maintain the current secondary unit regulations
that allow secondary units on smaller lot sizes and
exempts them from the inclusionary housing
requirements.
Zoning Ordinance Amendment adopted in
2020. ADUs exempt from inclusionary housing
requirements. Six ADUs have received
ADUs typically provide a more
affordable housing choice for elderly,
those with disabilities, farmworkers,
and small families with female heads of
households. More ADUs have been built
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
Continue to provide a 2:1 bonus density for infill
multi-family units up to a maximum increase of
50% above the base density.
Continue to allow a reduction in development
standards for infill multi-family units by
discretionary review as an additional density
bonus incentive under the current affordable
housing regulations.
building permits in the 2015-2023 planning
cycle.
While the City maintains the 2:1 density
bonus, multi-family development with
affordable units have shown greater interest
California Density Bonus Law allowances.
in the 2015-2023 cycle than in the
previous, under the City’s ADU
ordinance.
Program 3: RHNA Allocation Update the Affordable Housing Ordinance (AHO) to reflect the 2015-2023 RHNA allocation.
Zoning ordinance to be amended in for the 6th
cycle 2023-2031 RHNA.
N/A
Goal: Provide Continuing Affordable Housing Supply
Program 4: Inclusionary
Housing and Density Bonus
Continue to implement the Inclusionary Housing
ordinance requiring a 15% inclusionary
requirement for all residential projects, except for
AHOZ projects which have a 20% inclusionary
requirement. The distribution of inclusionary units
among the target income groups shall be based
on the apportionment of RHNA goals.
Continue to implement the density bonus
ordinance requirements that are consistent with
state law. The City shall review and update its
regulations as needed to reflect any changes to
state law.
Program has been maintained and
implemented for inclusionary requirements
and distribution of affordable units among
income levels based on Net RHNA Goals.
Zoning Ordinance to be amended in the
upcoming planning cycle to reflect updated
California Density Bonus Law.
By maintaining the inclusionary
program, affordable units have been
built and the City’s in-lieu fee fund has
grown. In-Lieu Funds have been granted
towards a senior apartment
community, “Village Senior
Apartments,” with on-site services for
veterans and those who were
previously homeless.
Program 5: Affordable
Housing Overlay Zone (AHOZ)
Maintain the AHOZ designated properties and
their minimum 20% inclusionary housing
requirement.
AHOZ has maintained its 20% minimum
inclusionary housing requirement.
Two AHOZ sites have been developed
with 20% affordable housing, and two
AHOZ sites have applications submitted
for 100% affordable to households who
are low-income and below, and plan to
have services for elderly veterans and
persons who are at-risk or previously
homeless. On-site services for special
needs populations are planned at these
developments.
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
Program 6: Secondary
Dwellings and Infill
Inducements
Support secondary dwelling development as a
source of affordable housing and maintain their
exemption from inclusionary requirements in
exchange for agreements by property owners to
affirmatively market the units to income
qualifying tenants under Section 8 Housing
Assistance Payments Program.
Seek grant funds and establish a
rehabilitation/construction loan program to help
reduce development costs and induce production
of secondary units. In exchange for financing,
owner/developers of secondary units shall be
obligated to affordability covenants for a
minimum of 10 years.
Amend the AHO to require Housing Trust Fund
expenditures to be used to assist households of
extremely low, very low, low, and moderate
income. Ensure that no less than 50% of the Fund
shall be used to assist extremely low and very lowincome housing.
Six ADUs have received building permits in
the 2015-2023 planning period, and are
exempt from inclusionary requirements as
described through the Affordable Housing
Ordinance.
LEAP Grant funding has been received in part
for the implementation of a Pre-Approved
ADU Plans program, scheduled to be in place
by 2023.
As previously noted, ADUs typically
provide a more affordable housing
choice for elderly, those with
disabilities, farmworkers, and small
families with female heads of households. More ADUs have been built in the 2015-2023 cycle than in the
previous, under the City’s ADU
ordinance.
Program 7: Targeted
Assistance
Actively pursue grant and loan funding to finance
the various housing initiatives listed in the
Housing Element; (i) work cooperatively with forprofit and non-profit housing sponsors to leverage resources (e.g., state and federal tax credits);
(i) continue participation in the HOME Consortium
and CDBG Urban County and actively pursue
CDBG funding for projects; (iii) assist with site
identification and support applications for funding
for farmworker housing such as the Joe Serna Jr.
Farmworker Housing Grant Program; and
(iv) evaluate other local funding options and
implement if deemed feasible. In specific regard
to other local funding sources, the City shall
expressly evaluate the following: (i) adoption of a
non-residential linkage development fee;
(ii) imposition of a real estate transfer tax;
City participates in the HOME Consortium,
CDBG and CoC. The City maintains the
Housing In-Lieu Fee Fund, and expends funds
for affordable residential development in
accordance with the City’s Affordable Housing
Ordinance.
The City continues to work cooperatively with
developers to leverage funding resources. No
applications for farmworker housing have
been submitted in the 2015-2023 planning
period. The City has not evaluated a nonresidential linkage development fee, imposition of a real estate transfer fee, or
dedication of transient occupancy taxes for
other local housing funding sources.
As a part of the County HOME
Consortium, the City has supported the
Village Senior Apartments project in
receiving HOME funds. The
development is a senior apartment
community, with on-site services for
veterans.
The City continues to work with
developers of affordable housing with
on-site services to special needs
populations to leverage Tax Credit
funds, HOME, the City’s Housing Trust
Fund (In-Lieu Fund) and other resources
such as Housing Authority vouchers.
The City has identified zones in which
farmworker housing is allowed,
however, the City has not received any
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
(iii) dedication of transient occupancy taxes;
(iv) CDBG Program funding; and (v) County
Housing Trust Funds.
Amend the AHO to require Housing Trust Fund
expenditures to be used to assist households of
extremely low, very low, low, and moderate
income. Ensure that no less than 50% of the Fund
shall be used to assist extremely low and very lowincome housing. In addition, amend the AHO to:
to: (i) acknowledge this particular population
segment among the target income households
served under the Ordinance; (ii) grant priority
occupancy preference to extremely low income
households (second only to displaced and
disabled persons) in regard to placement in
affordable housing developed under the
Ordinance; and (iii) provide additional concessions
and incentives in regard to the granting of density
bonuses beyond those presently stipulated for
very low income.
For Large Lot Development: (i) encourage the use
of a specific plan process, in combination with
land division, to create developable parcels
supporting between 50 and 150 dwellings each;
(ii) target the incentives identified in Program 9
for the development of such sites and notify
residential builders and non-profit housing
sponsors of these opportunities; and (iii) advertise
the availability of such sites and development
incentives in conjunction with the public hearing
and annual review process described in Program
21. The Affordable Housing Ordinance has been
amended as described for the City’s Housing
Trust Fund.
The Affordable Housing Ordinance has not
been amended as described. Occupancy
preference is given thirdly to special needs
populations (after displaced and disabled
persons) and fourthly to very-low, low, and
moderate income households. The City’s
density bonus section will be amended for
consistency with the current California
Density Bonus Law.
The City has implemented this program for
the Village Specific Plan, and will continue to
do so for affordable housing development.
applications or inquiries for farmworker
housing development in the 2015-2023
planning cycle.
Program 8: Public-Private
Partnerships
The development of affordable housing,
particularly for extremely low and very low
income households, as well as populations with
special needs, generally requires collaboration
among multiple parties (e.g., developers, nonThe City assists in the review and development of concept drawings through
the Conceptual Review process, where the
applicant can receive feedback from the
Planning Commission and City departments
The City has taken multiple affordable
housing projects through the
Conceptual Review process or assisted
in the review and development of
concept drawings in this planning cycle,
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
profit housing sponsors, local government). In this
regard, the City’s contribution can take one of a
number of forms: (i) assisting in the review and
preparation of concept drawings; (ii) analyzing
development proforma and identifying gap
financing; (iii) fast tracking the environmental
review and entitlement permit process;
(iv) utilizing the City’s police powers to provide
necessary land use and zoning; (v) supporting
applications submitted to funding agencies; and
(vi) providing direct financial or development
assistance. Recognizing the collaborative nature
of affordable housing development, the City shall
undertake the following: (i) continue participation
in the County HOME Consortium and CDBG Urban
County and similar collaborative efforts to
affirmatively further emergency shelter,
transitional housing, single room occupancy units,
shared living arrangements, supportive services
and congregate housing needs outlined in the
Consolidated Plan; (ii) conduct workshops and
advise for-profit and non-profit sponsors of Key
Development Sites selected for application of an
AHOZ, including dissemination of information on
City website; and (iii) avail itself and offer all
reasonable assistance to facilitate the development of affordable housing consistent with the General Plan and Housing Element, with particular
emphasis on the needs of extremely low and very
low income households and associated special
needs population segments (e.g., farmworkers,
disabled)
before submitting a formal application. The
City has required the submission of proformas
for affordable housing projects and has
helped identify funding sources to help cover
financing gaps.
Projects on AHOZ sites receive streamlined
environmental review. The City has rezoned
for adequate site capacity for affordable
housing, and has updated the City's Zoning
Ordinance to allow various types of special
needs housing. The City has supported
applications submitted to funding agencies
for HOME funding. The City granted in-lieu
funds to an affordable multi-family development in 2021. The City continues to participate in the HOME Consortium, CDBG,
CoC, and a Regional Housing and Homelessness Collaborative. Information on AHOZ sites is up on the City's website and brochures are
available in the Planning Department.
including Juliette Walk, Avenue Heights,
Village Senior Apartments, Buellton
Garden, and Polo Village. These
developments, as previously mentioned
assist in expanding housing choice and
services for special needs populations.
The City has updated the City's Zoning
Ordinance to allow various types of
special needs housing. The City has
supported the Village Senior
Apartments project in receiving HOME
funds and City Housing Trust Funds (inlieu funds); the development is a senior apartment community, with on-site
services for veterans and those who
were previously homeless. The City
continues to participate in the HOME
Consortium, CDBG, CoC, and a Regional
Housing and Homelessness
Collaborative.
Goal: Remove Housing Impediments
Program 9: Multi-Family Infill All residential projects, excluding AHOZ projects, shall require review and recommendation by the
Planning Commission and a final decision by the
Municipal Code has not been amended to this
end, and no plans to do so are forthcoming.
Some residential projects are processed at a
ministerial level. Unless a residential project
This program has not been
implemented, as its implementation
would have contributed to
governmental constraints for housing
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
City Council in order to ensure that the design is
consistent with the City’s policies and ordinances.
has an action that requires City Council
approval (i.e., Development Agreement), the
Planning Commission is the approving body
for discretionary permits.
for special needs populations. The
following uses are permitted under the
jurisdiction of the Planning Director:
emergency shelters in the CR zone;
transitional housing in the RS and RM
zones; agricultural housing in residential
zones, and; residential care homes in
residential zones.
Program 10: Special Needs
Housing Programs
Continue the City’s involvement and support of
the Consortium of Care and People Helping
People Homeless Programs.
Continue to disseminate information on services
and resources; evaluate amnesty provisions for
using motels for limited residential purposes.
Continue to evaluate amnesty provisions for using
motels for limited residential purposes.
Continued involvement in the County
Consortium of Care (CoC) and People Helping
People Homeless Programs. Information on
resources and services are posted to the
City’s Facebook page, bi-monthly newsletter,
and website as needed.
Amnesty provisions are included in the City’s
Zoning Ordinance by allowing motels used as
single-room occupancies under Special Needs
Housing, but will be modified in the 2023-
2031 Housing Element to strengthen the
intent of programs related to SROs.
Continued involvement in the CoC and
financial assistance to People Helping
People has helped those groups
support families and persons in need of
emergency shelter.
Information regarding services to assist
homeless persons continues to be
provided by the City as appropriate, and
persons needing such services continue
to be referred to the County Sheriff
(which administers a fund for food, gas
and emergency shelter) or to People
Helping People (which administers
various social services).
Amnesty provisions are included in
Zoning Ordinance by allowing motels
used as single-room occupancies under
Special Needs Housing.
Program 11: Persons with
Disabilities
Continuation of the Adaptive Retrofit and
Universal Design Programs
Code amendment adopted. Program
continues to be maintained and
implemented, but will be evaluated for
modification to strengthen provisions.
Program continues to be implemented
for adaptive retrofit and universal
design provisions for persons with
disabilities.
Program 11A: Land Use
Modifications – Transitional
and Supportive Housing
Amend Sections 19.02.110 and 19.02.210 of the
Municipal Code to allow transitional and
supportive housing in all zones allowing
residential uses. Neither residential use shall be
subject to any restrictions not imposed on similar
dwellings in the same zone.
Municipal Code has been amended; however,
program will be amended to reflect current
state law regarding transitional and supportive
housing
Municipal Code amended to allow
transitional housing by-right in the RS
and RM zones.
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
Goal: Conservation & Rehabilitation of Affordable Housing Program 12: Property
Rehabilitation
Continue the City’s financial support of the
mobilehome repair program; evaluate the
expansion of emergency repair assistance to
encompass adaptive retrofit needs of disabled
persons and inclusion of energy conservation
features; conduct outreach to owners of substandard rental property to identify interest/ willingness to engage in cooperative rehabilitation; establish a budget and seek grand funds to underwrite these endeavors; prioritize funds
according to the severity of need and link
affordable housing covenants to the amount of
funds required.
City has appropriated funds for continuation
of the Emergency Mobile Home Repair
Program, from the Affordable Housing In-Lieu
Fund. This program is administered by the
Buellton Senior Center, as the mobilehome
parks in the City are senior age-restricted.
Continued outreach needs to be conducted to
the mobilehome parks to make the program
known to residents. The program needs to be
evaluated further for adaptive retrofit and
inclusion of energy conservation features.
The City has continued its financial
support of the mobilehome repair
program, which supports elderly
residents in the senior age-restricted
mobilehome parks.
Program 13: Code
Enforcement
There are an underdetermined number of motel
rooms (concentrated in the area of Avenue of
Flags) that may be in violation of zoning
regulations by virtue of their long-term residential
use. To protect tenants without compromising
land use policies or vested property owner rights,
the City shall undertake the following action.
Transient Occupancy. The City shall amend its
Municipal Code to: (i) clarify the definition of
hotel and motel uses with respect to duration of
occupancy; (ii) allow for a reasonable number of
long-term visitor stays; (iii) provide for a
reasonable amortization of existing nonconforming use; and (iv) make allowances for relocation payments in the event of tenant
displacement. As part of the Municipal Code
amendment, the City shall: (i) undertake analysis
of candidate properties; (ii) ascertain the breadth
and magnitude of potential nonconforming
conditions; and (iii) evaluate the feasibility of an
amnesty program whereby limited residential use
may be continued in exchange for affordable
housing covenants.
Municipal Code has been partially amended
to this end regarding duration of occupancy,
relocation assistance and replacement
provisions; however, new stricter state
legislation has been passed for relocation and
replacement housing provisions. No
amortization provisions have been codified,
however, non-conforming residential uses in
the hotels continue to be allowed. Two
surveys of motels being used as long-term
single room occupancies (SROs) have been
taken, in 2017 and 2020. Program needs to be
modified.
Residents in the SROs include families
and persons at-risk of homelessness,
and persons with disabilities. SROs
continue to be allowed as nonconforming uses. Relocation assistance and replacement housing provisions
have been implemented and
undertaken for projects in which
compliance with these provisions have
been required per the Municipal Code.
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
Program 14: Energy
Conservation
Post relevant information on the City’s website;
integrate energy retrofit improvements into its
emergency repair; sponsor an energy awareness
program, in conjunction with PG&E, to educate
residents about the benefits of various retrofit
and rebate programs.
In 2021, the City created a website dedicated
to environmental sustainability and energy
efficiency called Buellton Green Scene. The
website provides a wide variety of helpful
information on energy efficiency.
The City also runs a Landscape Rebate
Program for water conservation. Program
needs to be modified to reflect the Central
Coast Community Energy (3CE) as the City’s
electricity provider. Relevant information on
energy efficiency, conservation programs, and
retrofit and rebate programs through the City,
3CE, Santa Barbara County, and 3CREN is
posted to City's website, bi-monthly
newsletter and Facebook page.
These programs help lower income
persons and special needs populations
by providing financial and physical
assistance for energy efficiency,
conservation, and retrofit projects.
Goal: Affirmatively Further Fair Housing Opportunities
Program 15: Fair Housing
Services
The City shall enter into discussions with the
County and arrange a transfer or trade of HOME
funds or federal CDBG funds in exchange for
access to County-sponsored fair housing
counseling, information dissemination and
referral services.
Program has been implemented and
maintained.
The City is part of the County HOME
Consortium, and as such, has access to
County-sponsored fair housing
counseling, information dissemination
and referral services for special needs
populations.
Program 16: Information and
Referral
Post relevant information on its official website;
conduct a focused mailing of relevant materials to
landlords and tenants and refer complaints
directly to the State Department of Fair
Employment and Housing.
In partnership with Santa Barbara County and
other public/non-profit agencies, jointly sponsor
and utilize City facilities to provide and
educational seminar on tenant and property
owner rights and responsibilities under state and
federal fair housing laws, including rights of the
disabled for equal access to housing.
Information on housing and tenant rights is
periodically posted to the City’s Facebook
page. No such educational seminar on tenant
and property owner rights and responsibilities
has been provided.
Information on fair housing laws and
tenant rights is periodically posted to
the City’s Facebook page.
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Objective Action Current Status of Progress
Cumulative Impacts of Addressing
Special Needs Housing
Program 17: Participation and
Public Monitoring
Prior to any public hearing where the City is
considering amending or updating the Housing
Element, the City will post notices at significant
public locations and directly notify relevant
entities.
Promote the availability of housing assistance
programs. No less than once a year, the programs
will be advertised in the City’s bi-monthly
newsletter that is distributed to all residents and
posted on the City’s official website.
Annual Review objectives have been
implemented and are being maintained.
Program promotion objectives have not yet
been met.
Housing assistance programs have been
promoted on occasion through the City's bimonthly newsletter and Facebook page.
Review of the Housing Element goals,
policies, and programs is presented to
the City Council annually, and analyses
progress made towards objectives
regarding special needs populations.
Goal: Preservation of At-Risk Units
Program 18: Affordable
Housing Monitoring
In coordination with the Housing Authority and
non-profit housing sponsors, the City shall
maintain a list of all dwellings within the city that
are subsidized by government funding or lowincome housing development through local regulations or incentives. The list shall include, at
a minimum, the number of units, the type of
government program, and the date at which the
units may convert to market-rate dwellings.
The City shall document the status of all covered
units as part of its year-end report required
pursuant to Government §Section 65400. The City
shall also notify the current owner/manager of
Central Gardens I of the two-year notice
requirement in §19.16.022(B)(8) of the Municipal
Code and record a declaration to this effect upon
the title.
Such a list has been completed and is
periodically maintained. Program should be
modified to require an annual review and
update of this list. Reference to Central
Gardens I should be removed.
The City coordinates with the Housing
Authority on keeping a list of properties
that are subsidized and/or accept
housing vouchers. Through this, the City
and Housing Authority can then provide
better assistance to special needs
populations who need subsidized
housing or housing vouchers.
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Appendix A – Public Engagement Materials
Stakeholders List – Agencies and Organizations
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Housing Survey Results – English
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Appendix B – Affirmatively Furthering Fair Housing (AFFH) Analysis
1. Introduction
According to AB 686, housing elements due on or after January 1, 2021, must include an Assessment of Fair Housing consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing Final Rule of 2015. This section will address the fair housing requirements for housing elements in accordance with state law.
According to Government Code §8899.50(a), affirmatively furthering fair housing means:
... taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.
The HCD has issued specific requirements and instructions for incorporating the fair housing requirements into the housing element as follows:
1. Assessment of Fair Housing: This includes a summary of fair housing issues, an analysis of available data to identify patterns of segregation or other barriers to fair housing, and prioritization of contributing factors to fair housing issues.
2. Housing Element Sites Inventory: This includes the identification of sites for future housing to accommodate all income levels of the City’s share of the RHNA that also serves the purpose of furthering more integrated and balanced living patterns.
3. Responsive Housing Programs: This includes program(s) that affirmatively further fair housing, promote housing opportunities throughout the community for protected classes, and address contributing factors identified in the Assessment of Fair Housing.
This Appendix B complies with the first requirement above, which is also summarized in Section C (Housing Needs Assessment). The second requirement, the Sites Inventory, is covered in Section E (Housing Opportunity and Resources), and additional information on inventory of units at-risk is provided in Section C. Finally, the specific responsive housing programs addressing the fair housing issues identified in this Appendix and summarized in Section C, are outlined in Section B (Housing Plan).
The City of Buellton has been affirmatively working on providing opportunities for additional affordable housing development in the city. Zone sites have been identified to accommodate housing needs towards the RHNA allocation goals and the City's Inclusionary Housing Ordinance, Affordable Housing Overlay Zone (AHOZ) sites, and the recent streamlining policies on ADUs have allowed for greater housing affordable development in the city, such that, as stated in Section E, the City can accommodate its RHNA goal in all income categories with a combined surplus of 1,121 dwelling units. In addition, there are currently 15 pending approval pipeline projects (see Table H-35 in Section E.2.b above), which will provide approximately 230 affordable units for very low-, low, and moderate-income levels. The majority of these pipeline projects are multi-family, some are single-family units, and the rest are ADUs. These projects, in addition to the City’s policies that encourage affordable housing development, are not only meeting the City’s Attachment 1 Page 244 of 331
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RHNA goals, but are also contributing to furthering fair housing in the city by providing a range of housing opportunities for all incomes.
2. Assessment of Fair Housing
The analysis below also takes into account the unique aspects of the City of Buellton. First, the City of Buellton is geographically small (about 1.58 square miles). In addition, when using data from ACS, for instance, the city boundary line fits within one Census Tract and overlaps three Census Block Groups. Readers should note that these tracts also include small unincorporated portions surrounding Buellton City, which is mostly open-space land. Second, Solvang is a city 3 miles southeast of Buellton with a comparable population of 6,126 in 2020. Aspects of Solvang help us understand the composition in the analysis for Buellton. The analysis will include data from the surrounding regions of Buellton for richer analysis. Third, and not the least, about half of the City of Buellton is residentially zoned, and the majority of the households are homeowners (approximately 70%), and about 74% of the homes are single-family homes. The following conforms to the requirements outlined in technical guidance provided by HCD.
State law requires the AFFH analysis address patterns of segregation, disproportionate need, housing conditions, fair housing issues, and other trends in a community that impact fair housing.
This section expands on the analysis performed on the City. Please note that the data of Census tracts and block groups expands into the unincorporated regions surrounding Buellton, which is mostly open space. In addition, statistical data have a high margin of error. Thus, the analysis herein should not be considered definitive when the observed patterns and trends for fair housing in Buellton are described.
a. Patterns of Integration and Segregation
As outlined above, the City of Buellton is approximately 1.6 square miles in size. The data shown below shows a pattern of general integration which means a condition in which there are no high concentrations of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.
On the other hand, segregation means a condition in which a high concentration exists of persons of the protected classes previously mentioned.
Buellton is in the southern center part of Santa Barbara County and as shown in Figure H-6 below, is generally occupied by Latinx-White cities (e.g., Santa Barbara, Lompoc, Carpinteria, Solvang). “Mostly White” areas are located in the north and east of Santa Barbara City, “Mostly Latinx” areas are located on the northwest side of the county near Santa Maria, and three or four group mix race/ethnic areas are located on the west and center south of the county as well as near Goleta and Isla Vista, located near the coast on the south of the county.
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Figure H-6 Neighborhood Segregation in Santa Barbara County, 2019 Source: AFFH Data Viewer, HCD
Similarly described under the population characteristics in Section C.1 of this Element, the City of Buellton continues to be a predominantly white city, although data shows that parts of Buellton are moving in the direction of becoming more diverse. Figure H-7 on the next page shows the racial demographics by Block Group in 2010 and 2018. The top of Figure H-7 represents the racial demographics by block group in 2010 represented by the percent of total non-white population.
The specific figures are as follows: top dark block group is at 24%, the bottom block group at 12%, and the east block group at 20%. For 2018, the bottom map of Figure H-7, the specific figures are as follows: top block group is at 50%, the bottom light orange block group at 28%, and the east block group at 44%. Comparing the two maps and figures shows that the Buellton area is increasing in its percentage of total non-white population, especially in the northern part of Buellton.
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Figure H-7 Percent of Total Non-White Population (Block Group, 2010 and 2018) Source: AFFH Data Viewer, HCD
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The observations seen in the maps under Figure H-7 are confirmed by the City’s National Demographic Corporation (NDC) By-District Elections map and data, which has the city divided into four districts, as seen in Figure H-8 below. This effort was done after “significant community outreach and engagement, including website information, online mapping tools, public participation tools, newspaper advertising, public hearings, the Buellton Buzz, and social media posts.”2 In addition, Table H-41 below summarizes the population of each District and racial demographic information.
Table H-41 Demographics of City of Buellton, By District Elections (2020)
District
1 2 3 4 Total
Total Population 1,336 1,267 1,317 1,255 5,175
Hispanic/Latinx 25% 27% 45% 32% 32%
Non-Hispanic
White
Black
Asian/Pacific Islander
Native American
64%
1%
7%
2%
65%
1%
5%
1%
47%
1%
5%
1%
60%
1%
5%
2%
59%
1%
6%
1%
Source: NDC Research, City of Buellton, 2022
As seen in Table H-41 above, the population by racial demographics shows that there are no concentrations of African Americans, Asian, or Native Americans. District 3 shows a higher number of Latinos and, as an observed contributing factor, the City’s local knowledge has confirmed that Hispanic/Latinx appear to be in higher concentrations along the Highway 101 and District 3 (according to Figure H-8) is drawn east of Highway 101.
Figure H-8 City of Buellton By-District Elections Map, 2021 Source: National Demographics Corporation Research, City of Buellton, 2022 2 https://cityofbuellton.com/government/district-elections/ Attachment 1 Page 248 of 331
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b. Income and Poverty
As described in Section D of the Housing Element, the 2015-2019 ACS reports that the median household income is $93,099 in Buellton, approximately 24% higher than the state. In addition, the ACS data showed that household income levels are generally distributed among the various income levels; however, about half of all households earn above $93,000. Figure H-9 below provides a map of household income in the City of Buellton and the Santa Barbara County.
Compared to the county, the household income levels by RHNA category are 33.3% very low (23.3% countywide), 22.4% low (15.8% countywide), 18.2% moderate (17.7% countywide), and about 26.1% above moderate income (43.2% countywide).
Figure H-9 Median Income (Block Group, ACS 2015-2019)
Source: AFFH Data Viewer, HCD
Figure H-10 Low to Moderate (Block Group, ACS 2015-2019) Source: AFFH Data Viewer, HCD
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According to HUD, the block groups that represent Buellton have different percentages of their population that are low-moderate income. As seen in Figure H-10 on the previous page, the block group on the southern part of Buellton has the greatest percentage where 58% of its population is low to moderate income, the block group to the east is calculated at 32%, and the block group to the northwest is at 22%.
Taking a closer look, by using the City of Buellton’s district data (refer to Figure H-8 for the City’s district map), Table H-42 below shows that similar to the block group with the highest lowmoderate income on the map in the previous page, District 1, located on the southwest side of Buellton, has 48% of its household population earning $75,000 or less. District 4, which covers the west part of Buellton, has the second highest population where 38% of its household population earn $75,000 or less, annually.
Table H-42 Household Income in City of Buellton, By District Elections (2020)
District
1 2 3 4 Total
Total Population 1,336 1,267 1,317 1,255 5,175
Household Income
$25,000 or less
$25,001 to $50,000
$50,001 to $75,000
$75,001 to $200,000
$200,001 or more
7%
26%
15%
49%
3%
12%
9%
14%
54%
11%
12%
10%
15%
55%
8%
14%
7%
17%
56%
6%
10%
15%
15%
53%
7%
Source: NDC Research, City of Buellton, 2022
Families with income below the poverty level are at great risk of becoming homeless and typically require special programs to assist them in meeting their rent and mortgage obligations to prevent homelessness. The 2015-2019 ACS data calculated that 132 persons (2.7% of the Buellton population) are living below the poverty level. Of these, 102 are male and 30 are female. These households need assistance with housing subsidies and other supportive services. c. Racially or Ethnically Concentrated Areas of Poverty and Affluence Concentrations of poverty and affluence can be a fair housing concern if they are associated with single race or ethnic groups. A racially or ethnically concentrated area of poverty (R/ECAPs) is an area in which 50% or more of the population identifies as non-White and 40% or more of residents live in poverty (or is three times the average tract poverty rate for the metro/micro area, whichever threshold is lower). There are no R/ECAPs in Buellton, although several exist in other cities in the county near the coast (e.g., Santa Maria, Lompoc, Santa Barbara).
While racially concentrated areas of poverty and segregation (R/ECAPs) have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According to HUD, a racially concentrated area of affluence (RCAA) is defined as a census tract in which 80% or more of the population is White and has a median income greater than $125,000 annually. Though Buellton is predominantly White, there are no known concentrations of affluence in Buellton or the immediate vicinity.
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3. Outreach and Enforcement
The City of Buellton is part of the Santa Barbara HOME Consortium and Urban County Partnership, referred to throughout the rest of the document as “Consortium,” which receives federal housing and community development funds from HUD. This Consortium includes all jurisdictions of Santa Barbara County, except the City of Santa Barbara and the City of Guadalupe.
As part of this Consortium, an Analysis of Impediments to Fair Housing Choice, or AI, is a planning process performed for local jurisdictions and public housing agencies to take meaningful actions to overcome historic patterns of segregation, promote fair housing choice, and foster inclusive communities that are free from discrimination. This analysis is performed every 5 years which includes an outreach survey of residents living in the jurisdiction members. A copy of the 2020 AI is provided at: https://santabarbaraca.gov/sites/default/files/2022-06/ Santa%20Barbara%20Analysis%20of%20Impediments%20to%20Fair%20Housing_final%282020%29 .pdf , and the following paragraphs provide summaries of their fair housing enforcement reporting from the analysis, especially in relation to Buellton.
The federal Fair Housing Act, passed in 1968 and amended in 1988, prohibits discrimination in housing on the basis of race, color, national origin, religion, gender/sex, familial status, and disability. The Fair Housing Act—Amended (FHAA) covers most types of housing including rental housing, home sales, mortgage and home improvement lending, and land use and zoning.
HUD has the primary authority for enforcing the FHAA. HUD investigates the complaints it receives and determines if there is a “reasonable cause” to believe that discrimination occurred. If reasonable cause is established, HUD brings the complaint before an Administrative Law Judge.
Parties to the action can elect to have the trial held in a federal court (in which case the Department of Justice brings the claim on behalf of the plaintiff).
The State of California has a substantially equivalent law prohibiting discrimination in housing.
The Fair Employment & Housing Act (FEHA) is the primary state law prohibiting discrimination in the sale, rental, lease negotiation, or financing of housing based on a person’s race, religion, national origin, color, sex, marital status, ancestry, family status, disability, sexual orientation, and source of income. The state’s law exceeds the protections in the federal Fair Housing Act by including protected classes of marital status, sexual orientation, and source of income. In addition, the law defines physical and mental disability as conditions that limit a major life activity; this definition of disability is broader than the federal definition, which requires a “substantial limitation.” The FEHA also incorporates the protections of the Unruh Act which includes medical condition as a protected category. Additional fair housing laws applicable to California jurisdictions include:
• Unruh Civil Rights Act – Protects residents from discrimination by all business establishments in California, including housing and accommodations. • Ralph Civil Rights Act (California Civil Code Section 51.7) – forbids acts of violence or threats of violence on the basis of race, color, religion, ancestry, national origin, age, disability, sex, sexual orientation, political affiliation, or position in a labor dispute. • Bane Civil Rights Act (California Civil Code Section 52.1) – protects residents from interference by force or threat of force with an individual’s constitutional or statutory rights, including a right to equal access to housing.
• California Civil Code Section 1940.3 – prohibits landlords from questioning potential residents about their immigration or citizenship status.
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• Government Code Sections 11135, 65008, and 65580-65589.8 – prohibit discrimination in programs funded by the State and in any land use decisions. 65580-65589.8 was recently changed for the provision of special needs housing through:
• Housing for persons with disabilities (SB 520);
• Housing for homeless persons, including emergency shelters, transitional housing, and supportive housing (SB 2);
• Housing for extremely low-income households, including single-room occupancy units (AB 2634); and,
• Housing for persons with developmental disabilities (SB 812).
The City of Buellton has adopted housing and reasonable accommodation regulations and procedures in 2013. Municipal Code Chapter 15.66 establishes these procedures in conformance with fair housing law.
The county collected fair housing complaint data from HUD’s Office of Fair Housing Enforcement.
According to the AI published in 2020, only one fair housing disability complaint was received in the City of Buellton between the years of 2015 and 2019. For further information on Buellton’s population with disability and the regional and local agencies that provide assistance and resources to this population, please refer to “Persons with Disabilities” under section 4, Special Housing Needs, of part C (Housing Needs Assessment) of the Housing Element. This section provides more information on how the City accommodates the needs of disabled persons, programs in place, as well as how the City complies with existing fair housing laws.
Residents who are facing housing discrimination or fair housing issue in Buellton are referred by the City staff to learn more about the fair housing laws and how they can submit a complaint to HUD or the Department of Fair Employment and Housing (DFEH) at www.fairhousingsantabarbara.com. This resource guide was put together by the Legal Aid Foundation of Santa Barbara County and Santa Barbara County.
4. Disability
Persons with disabilities have special housing needs because of their fixed income, the lack of accessible and affordable housing, and the higher health costs associated with their disability. As stated, Section C, Housing Needs Assessment provides information on population with a disability at the local level. Regionally, according to the 2015-2019 ACS, 10% of Santa Barbara County residents experience a disability. Buellton has the second to largest population of residents with a disability, making up 11% of the population compared to jurisdictions nearby: Solvang (9%), Lompoc (13.4%), and Santa Barbara city (10.1%). The most common disabilities in the County are ambulatory difficulties (4.6% with a disability) and independent living difficulties (4.8% with a disability).
As shown in Figure H-11 below, most tracts in Santa Barbara County have disabled population of up to 20%. One tract has a larger population of persons with disabilities exceeding 20% which is in or near the city of Lompoc. Tracts where less than 10% of the population is disabled are generally more concentrated in the coastal areas on the west and south side of the county.
In summary, Buellton has the second largest population of persons with disabilities compared to the County and some nearby jurisdictions. This is likely in part due to its aging population as discussed Section C, Housings Needs Assessment.
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Figure H-11 Population with a Disability (Census Tract, ACS 2015-2019)
5. Familial Status
Familial Status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the marital status of the head of households.
Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential treatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Single parent households are also protected by fair housing law.
According to the 2015-2019 ACS, shown in Table H-43 below, 35.5% of Buellton households are families with children related to the householder. The City’s share of households with children is higher than the County (33.0%) and some of the nearby cities including Solvang (27.1%), Goleta (31.0%), and Santa Barbara City (22.6%). Lompoc has the highest share of family households at
43.1%. Countywide, single-parent households make up 10.7% of all households, including 7.4% single-parent female-headed households. In Buellton, 7.1% of single-parent households are maleheaded households and 5.6% are female-headed households.
Table H-43 Households with Children in Santa Barbara County, by Jurisdictions (ACS 2015-2019) Number of
Households (HH) Buellton City Solvang City Lompoc City Goleta City Santa Barbara
City
Santa Barbara
County
Total HH 1,941 % 2,380 % 11,027 % 11,019 % 37,333 % 145,856 % HH with Children 689 35.5 646 27.1 5,613 43.1 3,411 31.0 8,417 22.6 48,057 33.0 Family HH 659 34.0 646 27.1 5,613 43.1 3,401 30.9 8,341 22.3 47,610 32.6 Married-Couple
HH
413 21.3 392 16.5 3,419 26.3 2,574 23.4 5,542 14.8 32,002 21.9 Other Family
(Single Parent):
246 12.7 254 10.7 2,194 16.8 827 7.5 2,799 7.5 15,608 10.7 Male HH, No Wife
Present
138 7.1 34 1.4 732 5.6 130 1.2 787 2.1 4,821 3.3
Female HH, No
Husband Present
108 5.6 220 9.2 1,462 11.2 697 6.3 2,012 5.4 10,787 7.4 Non-Family HH 30 1.6 0 0 0 0 10 0.1 76 0.2 447 0.3
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City of Buellton H-142
6. Access to Opportunities
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity. Index scores are based on the following opportunity indicators (values range from 0 to 100):
• Low Poverty Index: The higher the score, the less exposure to poverty in the neighborhood. • School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
• Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
• Low Transportation Cost Index: The higher the index, the lower the cost of transportation and in that neighborhood.
• Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
• Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.
To assist in this analysis, the HCD and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to “provide research, evidencebased policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals.” The Task Force has created Opportunity Maps to identify resources levels across the state. These opportunity maps are made from composite scores of three different domains made up of a set of indicators. Based on these domain scores, tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty.
The table below shows the full list of indicators:
Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median Home Value
Environmental CalEnviroScreen 3.0 pollution indicators and values Education Math proficiency
Reading proficiency
High school graduation rates
Student poverty rates
Poverty and
Racial/Segregation
Poverty: tracts with at least 30% of population under federal poverty line Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County Please note that in the case when data is available at the Census Tract level, the scores represent data beyond the City limits and is inclusive of the unincorporated rural land north of the City.
HUD Opportunity Indicator scores for Santa Barbara County are shown in Table H-44 below. The White Population received the highest scores in low-poverty, school proficiency, and labor market.
The White population below the federal poverty line did not score high on any of the indicators.
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The Hispanic population received the highest score in low transportation cost and transit, including the Hispanic population below the federal poverty line. Among the population below the federal poverty line, Asian or Pacific Islander had the highest score in poverty, school proficiency, low transportation cost, and transit. The Native American population below the poverty line had a high score for labor market and jobs proximity.
Table H-44 HUD Opportunity Indicators by Race/Ethnicity, Santa Barbara County Santa Barbara County
Low Poverty
Index
School
Proficiency
Index
Labor
Market Index
Jobs
Proximity
Index
Low
Transportation Cost
Index Transit Index
Total Population
Non-Hispanic White
African American
Hispanic
Asian or Pacific Islander
Native American
66.66 55.91
44.79 63.23
57.51 43.42
33.91 25.44
42.00 35.50
62.40 44.38
44.91 54.87
52.06 50.50
45.66 46.46
45.89 52.23
60.64 63.57
66.66 65.36
60.23 61.04
62.16 66.69
66.23 60.28
Population below federal poverty line
Non-Hispanic White
African American
Hispanic
Asian or Pacific Islander
Native American
61.55 42.94
32.96 66.08
59.59 43.46
18.25 20.81
52.82 38.25
50.42 39.09
37.68 49.62
54.86 49.18
48.51 47.68
44.07 50.99
69.93 72.10
72.32 75.66
63.88 69.36
70.44 70.19
74.62 62.65
Source: Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA As seen in Figure H-12 below, Santa Barbara County contains a mix of highest, high, moderate, and low resource tracts. High resource tracts are most concentrated on the middle and south side of the County, which includes cities like Buellton, Santa Barbara, and Solvang. The low resource tracts are concentrated on the northeast and southwest parts of the County.
Figure H-12 Regional TCAC Opportunity Map by Tract (2022 TCAC Opportunity Maps) Source: AFFH Data Viewer, HCD
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The data of HUD Opportunity Indicators by race/ethnicity, such as portrayed in Table H-44 above, is not available at the local or city level. However, some of the indexes is available at the Census Tract level as seen in Table H-45 below. This table shows the index scores for each indicator of one census tract where Buellton is located.
Table H-45 HUD Opportunity Indicators by Census Tract (HUD, 2020) Census Tract
Low Poverty
Index
Labor Market
Index
Environmental
Health Index
Low
Transportation
Cost Index Transit Index
60830011901 59 70 82 53 21
Source: HUD Exchange
Opportunity map scores for Buellton block groups are presented in Figure H-13 and Table H-46.
One block group that overlays on the northwest part of Buellton is classified as high resource while the other two block groups that overlay east and south of Buellton are classified as moderate resource. The City of Solvang west of Buellton is classified as Highest Resource or Highest Resource areas. The economic, environmental, and education scores for Buellton are further detailed below.
Figure H-13 TCAC Opportunity Areas – Composite Score (Block Group, 2021) Source: AFFH Data Viewer, HCD
Table H-46 Opportunity Map Scores and Categorization by Tract Census Block
Group Economic Domain
Environmental
Domain
Education
Domain Composite Index Final Category
608300119013 0.571 0.514 0.543 0.222 High Resource
608300119014 0.114 0.514 0.543 0.019 Moderate Resource
608300119015 0.200 0.514 0.543 0.105 Moderate Resource
Source: California Fair Housing Task Force, 2021 TCAC/HCD Opportunity Maps Attachment 1 Page 256 of 331
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City of Buellton H-145
a. Sites Inventory by TCAC Opportunity Area
As seen in the table above, the three census block groups are in either a high resource block group or moderate resource block group. As seen in the Table H-47 below, the anticipated 403 units (58 lower income units, 32 moderate income units, and 313 above moderate income units) are in the high resource census block group. The rest of the 382 units are in census block groups categorized as moderate resource.
Table H-47 Distribution of RHNA Units by TCAC Opportunity Area TCAC Opportunity Area
(Census Block Group)
Very Low
Income Units
Low Income
Units
Moderate
Income Units
Above Moderate
Income Units Total Units
High Resource
Moderate Resource
35 143
23 63
32 15
313
161
403
382
Total 178 86 47 474 785
b. Economic
The Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. At the regional level, according to the 2022 Task Force maps, Figure H-14 shows economic score for tracts in Santa Barbara County. Tracts with lower economic scores (orange) are spread out and located on the northwest, southwest, and east of the County. Some of these tracts are in rural areas. The tracts showing the highest economic opportunity score are on the southeast side, especially where Santa Barbara city is.
At the local level, according to the 2021 Task Force maps presented in Figure H-15, two block groups that overlay Buellton on the east and south have an economic score of 0.20 and 0.11, respectively, showing that these block groups have a less positive economic outcome. The third block group that overlays the northwest part of Buellton has a score of 0.57, which explains there is a more positive economic outcome. Block groups near Solvang show slightly higher economic scores than Buellton.
Explanations for the low economic scores could be due to having a low percentage of adults with a bachelor’s degree or above (see Education in Section C) and high value of owner-occupied units in the city.
Figure H-14 TCAC Opportunity Areas – Economic Score – Regional Map (Census Tract, 2022) Source: AFFH Data Viewer, HCD
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Figure H-15 TCAC Opportunity Areas – Economic Score – Local Map (Block Group, 2021) Source: AFFH Data Viewer, HCD
c. Education
Data on math and reading proficiency, high school graduation rates, and student poverty rates are taken into consideration by the Fair Housing Task to determine education scores. At the regional level, Figure H-16 below shows education scores for tracts in Santa Barbara. Tracts with lower positive education outcomes are spread out and are located on the northwest side, southwest, and east of Santa Barbara. The tracts that have higher scores of positive education outcomes are located in the middle of Santa Barbara and southeast side, especially around the Santa Barbara City.
As shown in Figure H-17, all the block groups that cover the City received education scores in the third highest quartile (scores between 0.50 and 0.75), showing that these areas are classified as having more positive education outcomes. Please note that the regional map shows data from 2022 at the census tract level compared to the local map which is from the 2021 data at the census block group level. These two maps cannot be compared for the same year. One key difference at the census tract where Buellton resides in the 2022 regional map is that it is under the highest category, with a score of 0.788, meaning that Buellton resides in census tracts where it is determined to have more positive educational outcomes. Data at the census block group is available from TCAC and all three census block groups that overlay Buellton for 2022 have a score of 0.514, which means it would in the light green category in the map below, if the map was designed to the census block group level.
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City of Buellton H-147
Figure H-16 TCAC Opportunity Areas – Education Score – Regional Map (Census Tract, 2022) Source: AFFH Data Viewer, HCD
Figure H-17 TCAC Opportunity Areas – Education Score – Local Map (Block Group, 2021) Source: AFFH Data Viewer, HCD
d. Environment
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionally burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with breathing difficulties, such as asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Figure H-18 shows that all block groups in Buellton have the second highest environmental scores between 0.50 and 0.75. This means that Buellton residents are not Attachment 1 Page 259 of 331
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disproportionately affected by unhealthy levels of pollution compared to other areas of the state.
The areas surrounding Buellton also have high environmental quality. At the countywide level, Figure H-19 shows that low environmental scores are on tracts on the west side of the Santa Barbara County and in tracts in Goleta and Santa Barbara city.
Figure H-18 TCAC Opportunity Areas – Environmental Score – Local Map (Block Group, 2021) Source: AFFH Data Viewer, HCD
Figure H-19 TCAC Opportunity Areas – Environmental Score – Regional Map (Census Tract, 2022) Source: AFFH Data Viewer, HCD
OEHHA’s CalEnviroScreen 4.0 tool of California communities by census tract provides a breakdown of the census tract where Buellton resides which helps understand why Buellton is categorized in an area with positive environmental outcomes. However, please note that this CalEnviroScreen 4.0 score is only available at the census tract level, which not only includes the City of Buellton, but also a substantial amount of unincorporated rural land north of the City limits. Because this specific Census Tract is dominated by rural land, the scores presented in Table H-4 does not fully represent conditions within the City limits. That said, CalEnviroScreen 4.0 scores do not necessarily apply to the City of Buellton, and thus, the scores below should not be treated as the conditions representative to the City, since they are not. Table H-48 provides us with the results of each indicator range from 0 to 100. These numbers indicate the percentile ranking of Attachment 1 Page 260 of 331
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census tract 608001901 relative to other census tracts in California. According to OEHHA, the calculation of the CanEnviroScreen score is based on the multiplication of the pollution burden and population characteristics. The population burden is the average of exposures and environmental effects, and the population characteristics are the average of sensitive populations and socioeconomic factors. A high score shows that a combination of pollution burden and population characteristics have great vulnerability than the lower scores. As we can see from the table below, the CalEnviroScreen score is 28 for the census tract where Buellton resides, which is a lower score and ranking compared to 8,000+ census tracts in California. Looking at the specific indicators helps us understand why Buellton is not in the top quartile score for more positive environmental outcomes. Indicators under exposures have very low scores; however, indicators under the environmental effects have high scores.
Table H-48 CalEnviroScreen 4.0 Indicators of Census Tract 608001901 (2021) Category Indicator Percentile Ranking
Overall Percentiles CalEnviroScreen 4.0 Percentile
Pollution Burden Percentile
Population Characteristics Percentile
28 48
21 Exposures Ozone
Particulate Matter 2.5
Diesel Particulate Matter
Toxic Releases
Traffic
Pesticides
Drinking Water
Lead from Housing
12 5
5 8
9 81
74 25
Environmental Effects Cleanup Sites
Groundwater Threats
Hazardous Waste
Impaired Waters
Solid Waste
27 92
62 77
95 Sensitive Populations Asthma
Low Birth Weight
Cardiovascular Disease
22 46
23 Socioeconomic Factors Education
Linguistic Isolation
Poverty
Unemployment
Housing Burden
55 33
29 20
16 Source: Office of Environmental Health Hazard Assessment e. Transportation
HUD’s Job Proximity Index helps us understand the accessibility of a given residential neighborhood to all job locations in a given area by using distance to employment centers, large employers weighing heavily than smaller employers. In other words, block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. Figure H-20 below shows that the eastern block group on Buellton has the most access to employment opportunities (index score = 93). The southern block group has score of 63, which is classified as the second highest score. The block group that covers part of northwest Buellton has a score of 51, which shows as the least area in Buellton to have access to employers by distance.
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City of Buellton H-150
Figure H-20 Jobs Proximity Index – Local Map (Block Group, 2014-2017) Source: AFFH Data Viewer, HCD
Figure H-21 Jobs Proximity Index – Regional Map (Block Group, 2014-2017) Source: AFFH Data Viewer, HCD
At the regional level, as seen in Figure H-21, above, we can see that the majority of the Santa Barbara County has a medium index. Higher indices of jobs proximity are in census groups located to the north, west, and southwest of the County. In addition, census block groups on the south east side of the County show higher job proximity index. These show a correlation to areas where there are employment opportunities in the Santa Barbara area.
The next two figures (Figure H-22 and Figure H-23) below are All Transit Scores at for Santa Barbara County and Buellton. All Transit explores metrics that reveal the social economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. According to the most recent data posted (2019), Santa Barbara County has an AllTransit Performance Score of
4.3 (out of 10), indicating a low combination of trips per week and number of jobs accessible by Attachment 1 Page 262 of 331
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transit. For Buellton, the AllTransit Score is 1.2 (out of 10), which is much lower than the County.
As we saw in Figure H-20, the two census block groups on the left side of the City have low job proximity index scores of 40-80, compared to 80+ on the east side of Buellton. Given that the City is
1.58 square miles, transportation and access to services and jobs within the City boundaries is relatively accessible. In addition, the development of mixed-use and affordable housing encourages fewer trips and accessibility to services, especially for members of protected class.
Figure H-22 All Transit Performance Score, Santa Barbara County Source: Center for Neighborhood Technology (CNT) All Transit Metrics – Santa Barbara County, 2019 Figure H-23 All Transit Performance Score, City of Buellton Source: Center for Neighborhood Technology (CNT) All Transit Metrics – Buellton City, CA, 2019 Attachment 1 Page 263 of 331
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City of Buellton H-152
7. Disproportionate Housing Needs
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a member of another relevant groups or the total population experiencing the category of housing need in the applicable geographic area. The following section is an assessment of the disproportionate housing needs, including displacement risk, on people with protected characteristics and households with low incomes. This analysis is important to understand how some groups of persons experience severe housing needs when compared to other populations at a local level and in a region.
Disproportionate need is often reflected in overpayment rate or cost burden (i.e., housing costs greater than 30%), overcrowding (more than 1 person per room), and housing conditions or substandard housing (e.g., incomplete plumbing or kitchen facilities).
Housing problems for Buellton was assessed by using HUD’s 2020 Comprehensive Housing Affordability Strategy (CHAS) data based on the 2015-2019 ACS. This data provides information on housing needs by income level for different types of households in Buellton. Housing problems considered by CHAS include:
• Housing cost burden, including utilities, exceeding 30% of gross income; • Overcrowded conditions (housing units with more than one person per room)' • Lacks complete kitchen facilities; and,
• Lacks complete plumbing facilities.
a. Housing Cost Burden
Section C, Housing Needs Assessment, provides information on the housing cost burden situation in Buellton. To summarize, according to HUD’s 2015-2019 CHAS data, there are a total of 605 households out of the 1,940 total households (or 31.8%) in the city who overpay or are housing cost burdened. Specifically, 320 homeowners (out of total 1,355) are cost burdened and 285 (out of 585) renters are housing cost burdened in the city. In addition, 145 renters are extremely cost burdened and 85 homeowners are extremely cost burdened. This shows that a higher proportion of renters are cost burdened.
Because housing is the largest single expense item for most households, housing is considered affordable when a household spends 30% or less of its household income for shelter. However, for those who are cost-burdened, they are left with limited income available for other necessities such as food, medicine, and transportation.
Table H-49 below is a breakdown of households by race or ethnicity and cost burden for Buellton and Santa Barbara County. Compared to Buellton’s 31.8% of households who are cost burdened, Santa Barbara County has 35.6% of its total households, which is more than the City’s. More owner-occupied households are cost-burdened Countywide (26.9%) compared to the City (18.6%).
In addition, the table below shows estimates that Hispanics, Blacks, and another race (“Other”) are cost-burdened at the highest rate. While 18.6% of White owners experience housing cost burdens, HUD CHAS estimates that 50.9% of White renters experience housing cost burdens. To put in context, there are an estimated 1,415 White households and 355 White households are estimated to be experiencing housing cost burden. In addition, according to the 2015-2019 HUD CHAS data, there are 175 Hispanic households, so this means that about 87 Hispanic households are housing cost-burdened. There are an estimated 10 “Other” households and 15 Black households. While Attachment 1 Page 264 of 331
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City of Buellton H-153
there are an estimated 25 Asians, a small population, the HUD CHAS data estimates there are zero (0) Pacific Islander households in the City.
Table H-49 Cost-Burden (>30% of Gross Income) by Race/Ethnicity White Black Asian
American
Indian
Pacific
Islander Hispanic Other All
Buellton
Owner-Occupied
Renter-Occupied
Total Households
18.6%
50.9%
25.0%
0.0%
100.0%
50.0%
0.0%
0.0%
0.0%
0.0%
0.0%
0.0%
--
--
--
57.1%
44.8%
49.5%
100.0%
0.0%
100.0%
23.6%
48.7%
31.1%
Santa Barbara County
Owner-Occupied
Renter-Occupied
Total Households
26.9%
49.2%
35.6%
31.2%
63.7%
87.3%
25.8%
48.1%
36.8%
30.0%
68.4%
44.9%
0.0%
0.0%
0.0%
31.0%
55.0%
45.8%
23.3%
51.3%
39.5%
27.9%
52.2%
39.6%
Source: HUD CHAS Data, 2015-2019
The following four figures compare overpaying owners by Census Tract using the 2010-2014 and 2015-2019 ACS. The proportion of overpaying owners has remained the same. However, these figures, as similarly stated earlier, are shown at the Census Tract geographic level. As the figures show, the Census Tract where Buellton resides extends beyond the City boundaries. However, these figures show that the Census Tracts surrounding Buellton City have decreased. Countywide, Santa Barbara has seen an estimated increase of households experiencing housing cost burdens near Santa Barbara, the largest City, and along the West coast of the County.
To summarize, with careful consideration that the figures below (Figure H-24, Figure H-25, Figure H-26, Figure H-27) are expressed at the Census Tract level, HUD CHAS data estimates that Buellton’s 31.1% of total households experience housing cost burdens and those affected are among renters, especially among Hispanic, Black, and White households.
Figure H-24 Overpayment by Owners, Buellton City, Census Tract (2015-2019) Source: AFFH Data Viewer
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Figure H-25 Overpayment by Owners, Buellton City, Census Tract (2010-2014) Source: AFFH Data Viewer
Figure H-26 Overpayment by Owners, Santa Barbara County, Census Tract (2015-2019) Source: AFFH Data Viewer
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Figure H-27 Overpayment by Owners, Santa Barbara County, Census Tract (2010-2014) Source: AFFH Data Viewer
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b. Overcrowding
The HCD defines overcrowding as housing units occupied by more than one person per room in a dwelling unit, excluding kitchen and bathrooms. A severely overcrowded unit is when there is more than 1.5 persons per room. Overcrowding is generally less of an issue in the City of Buellton compared to the County. Table H-50 below shows a breakdown of percentages of units for both greater than 1 person and greater than 1.5 persons per room. According to HUD CHAS Data (2015- 2019), 1.54% of Buellton households are overcrowded, which includes 1.1% of owner-occupied households and 2.56% of renter households. There are an estimated zero (0) units that are overcrowded; however, 10.2% of renter households are estimated to be severely overcrowded. To put in context, there are 1,940 households in Buellton, where 1,355 are owner-occupied, and 585 are renteroccupied. More specifically, according to the 2015-2019 ACS data, overcrowded households represented almost 1.2% of all owner-occupied households (16 households) and almost 13% of renter households (76 households) in Buellton. Combined, 4.7% of all 1,941 households (or 92 households in total) are overcrowded compared with 10.7% of all households in Santa Barbara County.
Figure H-28 below the table shows overcrowded households by Census Tracts for the County of Santa Barbara. Countywide, overcrowding is most common on the Northwest side of Santa Barbara County near Santa Maria and in census tracts in or near Lompoc, Goleta, Santa Barbara, and Carpinteria. Overcrowding is far less prevalent in census tracts in and around Buellton.
To summarize, overcrowding is generally not an issue in Buellton compared to the County. There are no known concentrations of overcrowded households in the City.
Table H-50 Overcrowded Households by Tenure
Buellton City Santa Barbara County
>1 person per room
>1.5 persons per
room >1 person per room
>1.5 persons per
room
Owner-Occupied
Renter-Occupied
Total Households
1.10%
2.56%
1.54%
0.00%
10.2%
3.09%
3.78%
10.3%
6.94%
1.32%
6.47%
3.79%
Source: HUD CHAS Data, 2015-2019
Figure H-28 Overcrowded Households, Santa Barbara County, Census Tract (2015-2019) Attachment 1 Page 268 of 331
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City of Buellton H-157
c. Substandard Housing Conditions
The U.S. Census looks at two types of substandard housing problems: 1) households without a hot and cold piped water, a flush toilet, and a bathtub or shower; and, 2) households with kitchen facilities that lack a sink with piped water, a range or stove, or a refrigerator. These definitions look at what is included inside a housing unit, not outside.
The 2015-2019 ACS data includes surveys about some of the factors that may result in substandard housing, such as lack of plumbing facilities and lack of complete kitchen facilities. Of the estimated 1,941 total housing units in the city, an estimated 43 units lack complete kitchen facilities.
In addition, HUD’s 2015-2019 CHAS data tracks housing problems and severe housing problems.
Housing problem is defined as a household having the following problems: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%. Severe housing problems is defined as having the following conditions: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%. Table H-51 below shows proportions of units with housing problems and severe housing problems for the City of Buellton and Santa Barbara County. The CHAS data showed that
33.7% (655) out of the 1,940 have housing problems while 14.4% (280) have severe housing problems. These figures are significantly less than the County figures, where 45.9% (66,920) out of the County’s 145,855 total households have housing problems and 28.5% (41,680) have severe housing problems.
Figure H-29 shows a regional map from the AFFH Data Viewer where see severe housing problems in the Santa Barbara County by city. The City of Buellton is categorized to have one of the least proportions of severe housing problems compared to the rest of the cities in the County.
Cities who experience greater proportions housing units that have severe housing problems are located on the west, northwest, and southeast part of Santa Barbara County, with Isla Vista having the highest proportion of its housing units with severe housing problems.
Table H-51 Households with Housing Problems and Severe Housing Problems
Buellton Santa Barbara County
Housing Problems
Severe Housing
Problems Housing Problems
Severe Housing
Problems
Owner-Occupied
Renter-Occupied
Total Households
24.7%
54.7%
33.7%
7.38%
30.7%
14.4%
32.0%
60.9%
45.9%
17.1%
40.9%
28.5%
Source: HUD CHAS Data, 2015-2019
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Figure H-29 Severe Housing Problems in Santa Barbara County by City Source: AFFH Data Viewer
Housing age can be used as a good indicator for substandard housing and rehabilitation needs. In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require rehabilitation such as roofing, plumbing, and electrical system repairs.
Table H-52 below shows housing unit age, broken down by three age-ranges, for the City of Buellton, Santa Barbara County, and the three Census Block Groups that overlay Buellton. As the table shows, approximately 19.6% (394) out of the 2,013 estimated housing units in Buellton are 50 years or older and approximately 38.4% (774) are approximately 30 to 40 years old. Additionally,
41.0% (845) are 30 years or less years old. These figures show that Buellton’s proportion of much older homes (50+ years) is less than the proportion of much older homes in Santa Barbara County, which is 45.4% (72,315) of the total 159,286 housing units estimated in the County. On the other hand, the proportion of housing units aged 30 to 40 years at the County level is 32.8% (52,245), which is slightly less than the City. Finally, the proportion of younger housing in City is significantly higher than the County's by approximately 20%.
When looking at the estimates in the three Census Block Groups that overlay Buellton, but also extend beyond the City boundary, the estimates are calculated out of the total estimated housing units in each. Census Block Group 3 is estimated to have 967 units, and the table below shows that this Census Block Group has the highest proportion of younger housing units compared to the other two Census Block Groups at 41.0% (446 units). Census Block Group 4 has the highest proportion of units aged between 30 to 40 years at 60.3% (471 units), and Census Block Group 5 has the highest proportion of much older buildings (50+ years) where 54.5% (152 units) out of the 279 housing units have been built 50+ years ago. These figures make sense as older units appear to be located near the major highways. When calculating the summation of these three census block groups, the total adds up to 2,027 units, which is slightly greater than the estimated total units for the City.
The analysis written above in relation to the table below suggests that the majority of the City’s housing stock is younger in age and likely do not require major rehabilitation soon.
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Table H-52 Housing Unit Age
Geography
Year Built
Total Housing
Units
1969 or earlier
(50+ years)
1970-1989
(30-40 years)
1990 or later
(<30 years)
Buellton 19.6% 38.4% 41.0% 2,013
Census Block Group 3, Census Tract 19.01
Census Block Group 4, Census Tract 19.01
Census Block Group 5, Census Tract 19.01
23.8%
3.33%
54.5%
30.0%
60.3%
4.3%
46.1%
36.4%
41.2%
967
781
279
Santa Barbara County 45.4% 32.8% 21.8% 159,286
Source: ACS, 2015-2019
The estimates noted in this analysis have a large margin of error. For instance, the ACS 2015-2019 estimates that 43 units lacks a complete kitchen, but the margin of error for this figure is “±65,” which could mean that the estimate is anywhere between 22 and 108 units that lack a complete kitchen. Since these data do not provide accurate information, the City has additional data and local information on the city’s housing conditions:
1. The City has researched the cases handled by the City of Buellton Code Enforcement for planning code violations, building code violations, and condition of units. They estimated that 0.5 to 1% of their total housing units are in substandard conditions. This does not necessarily mean that these conditions are considered dilapidated and not suitable for rehabilitation.
2. The City has conducted its own independent field survey in July 2014 to determine housing units needing repair. This survey was published in Buellton’s 5th Housing Element, and found that 14 units have “deferred maintenance” condition and 2 units are in “moderate disrepair” condition. These 16 units represent close to 1% of the 1,856 total units counted in 2014.
3. The City has two mobilehome parks which comprise of approximately 419 units. Based on information from on-site resident managers, it is estimated that 30 to 50 mobilehomes are in need of major repair.
4. A survey conducted in 2020 on people living in motels (or SROs) along the Avenue of Flags gathered that 8 out of the 42 households surveyed lacked a complete kitchen. More information on this survey is available below.
d. Displacement Risk
UC Berkley’s Urban Displacement project defines residential displacement as “the process by which a household is force to move from its residence –or is prevented from moving into a neighborhood that was previously accessible to them because of conditions beyond their control.” As part of this project, the research has identified populations vulnerable to displacement (named “sensitive communities”) in the event of increased redevelopment and drastic shifts in housing cost. They defined vulnerability based on the share of low-income residents per tract and other criteria, including share of renters above 40%, share of people of color more than 50%, share of low-income households severely rent burdened, and proximity to displacement pressures.
Displacement pressures were defined based on median rent increases and rent gaps.
As shown in Figure H-30 below, several tracts or communities are identified as sensitive communities vulnerable to displacement in Santa Barbara County. These communities are located along the coast on the west and southeast portion of the County.
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In addition, UC Berkley’s Urban Displacement project also created an Estimated Displacement Risk (EDR) model for California, which identifies varying levels of displacement risk for lowincome renter households in all census tracts in the state from 2015 to 2019. The model uses machine learning to determine which variables are most strongly related to displacement at the household level and to predict tract-level displacement risk statewide while controlling for region.
UDP defines displacement risk as a census tract with characteristics which, according to the model, are strongly correlated with more low-income population loss than gain. In other words, the model estimates that more low-income households are leaving these neighborhoods than moving in.
Figure H-31 shows a conservative estimate of low-income loss and is used as a tool to help identify housing vulnerability. Somewhat similar to the previous figure, vulnerable tracks at risk of displacement are located on the northwest part of the County, in or around Lompoc City, as well as communities near Santa Barbara city on the southeast portion of the County. Buellton is on the tract that appears to have a very low-risk of displacement. This correlates with lower proportions of households that are overcrowded and housing cost-burdened in the City as described in previous sections.
Figure H-30 Sensitive Communities
Source: AFFH Data Viewer
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Figure H-31 Estimated Displacement Risk
Source: AFFH Data Viewer
Knowing the population of individuals experiencing homelessness is a good indicator for displacement risk in communities. This information helps us understand where individuals have been observed, what reasons have led them to experience homelessness, and any additional special needs, such as health care.
For information on the homeless population in Buellton and the County, please refer to Section C.4, “Special Housing Needs,” of the Housing Needs Assessment in this Housing Element, under the header “People Experiencing Homelessness.” This section provides local available data on individuals experiencing homelessness as well as the programs and resources available for this vulnerable population. This section states that the last point-in-time count for Buellton/Solvang/ Santa Ynez Valley was 2 persons in 2020, compared to 5 persons in 2019.
The latest point-in-time count in 2022 does not include Buellton; however, the count finds 12 persons living in Montecito, Guadalupe, Orcutt, and the Santa Ynez Valley. Figure H-32 below shows a map provided by the County on the breakdown of homeless individuals. In total, the County found 1,962 homeless individuals in the County, where 70% were unsheltered and 30% were sheltered. The County also found that almost half (42%) of homeless individuals enumerate lived in the city of Santa Barbara, while 23% lived in Santa Maria, 14% lived in Lompoc, and 5% lived in Goleta. In addition to the point-in-time count, they also surveyed individuals experiencing homelessness. Out of the 309 surveyed, they found that 64% have been without a home for more than three years, 39% have a mental health disability, 31% report having substance abuse issues, and 29% reported having chronic health problems.
The County’s count of homeless population has increased over the years, from 1,803 in 2019 to 1,962 in 2022. To address these issues, the County reports having increased the number of beds for permanent housing by 80% between 2017 and 2022. Other forms of housing provided by the County are emergency shelter, transitional housing, and rapid rehousing.
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Figure H-32 Point-In-Time Count Breakdown by City, County of Santa Barbara (2022) Source: Santa Barbara Homeless Point-in-Time Count, 2022 Displacement due to environmental hazards is quite possible in Buellton. Please refer to the City’s Safety Element which provides detailed information on possible natural hazards residents may experience and thus displaced. According to the Safety Element, Buellton is located on an alluvial terrace of the Santa Ynez River, which makes it susceptible to flooding. The last times the City had sustained flood damage was in February 1993 and February 1998 due to heavy rainstorms.
According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM), the map for Buellton indicated that there is substantial flooding potential that could affect the downtown, central, and south portions of the City. Figure H-33 below shows areas in Buellton where there is a 1% and a 0.2% annual chance flood hazard. The City of Buellton has goals, policies, and programs in place to protect lives and property of the residents and visitors of Buellton from unnecessary risk due to flooding, as outlined in the Safety Element.
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Figure H-33 Special Flood Hazard Areas, Buellton, CA
Source: AFFH Data Viewer
To summarize, while the County’s homeless population has increased in the last few years, based on the displacement risk model above along with the estimated data on housing-cost burden and over-crowding, along with a potential risk of being displaced due to flooding from heavy rainstorm, Buellton appears to have a lower risk of displacement.
8. Survey of Residents Living in SROs
Currently, Buellton’s SROs are legal nonconforming uses as they were formerly motels. The City currently has four legal non-conforming SROs in the city, and they all are located in the Avenue of Flags Specific Plan area, which is the City’s main commercial area. This area is currently undergoing revitalization as a result of the Avenue of Flags Specific Plan. Very-low and low-income residents reside in these SROs and a recent survey of their housing profile and needs is summarized below. Actions and resources property owners who own SROs and residents living in SROs are addressed in Section B (Housing Plan).
In August and September 2020, the Santa Ynez Valley People Helping People collaborated with the Central Coast Collaborative on Homelessness and the City of Buellton to conduct a survey of people living in motels along Avenue of Flags to gather demographic and socioeconomic data.
This survey gathered information from 42 households, representing a total of 110 people, 88 of them adults and 22 of them children, living in four motels. The survey found the following findings:
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• 87% of surveyed residents are living in extreme poverty. • 14 families and 27 adult-only households have incomes of $25,000 or less, with the majority making from $11,000 to $18,000 a year.
• 43% of the households is below 100 percent of the federal poverty limit, and 65% of the households have an income below 138% of the federal poverty limit. • 83% of the households have at least one working adult. • 8 families are living in a single room with no kitchen, which HUD considers both overcrowded and substandard housing.
• 36 of the households, or 75%, are considered permanent or long-term residents, with 22 of them, or 46%, having lived there for more than 3 years. • 91% of the households make less than $25,000 a year.
According to the 2015-2019 ACS data, the median-gross rent for Buellton is $1,760 a month, or $21,120 a year. To afford rent in Buellton, a household would require an annual income of at least $70,400. In other words, the majority of the households living in the motels would have to spend almost all of their income to improve their living conditions. However, as outlined in Section C of the Housing Element, three of the motel/SRO buildings will undergo a process with City assistance to relocate SRO occupants to new and improved housing units at their existing rent levels. The remaining motel/SRO building, Red Rose Court, will retain its SRO units.
9. Summary of AFFH Analysis and Sites Inventory
The next two tables, Table H-53 and Table H-54, show sites inventory in the three Census Block Groups that overly the City of Buellton. The first table shows the site inventory list by Census Block Group and the following table shows the total number of RHNA units with respect to AFFH variables. Note that the table does not include information for sensitive communities and for severe housing problems due to the lack of data at the Census Block Group level. Given the AFFH analysis above and the table on the next page, the following provides a summary of the AFFH analysis and how the sites inventory may or may not exacerbate AFFH conditions:
a. Integration and Segregation
The City of Buellton is predominantly White and does not have any concentrations of racial/ethnic minorities. There is only one block group in the City with racial/ethnic minority populations exceeding 20%. Although there appears to be a high concentration of the ethnicity Hispanic in Census Block Group 3 (45.5%), the 2015-2019 ACS estimates that 60.0% of those who identified themselves as Hispanic identify with the race White. Similarly, 30.7% of those identified as Hispanics in Census Block Group 5 also identify themselves with the race White.
Furthermore, the City’s Residential Sites Inventory used to meet the 2023-2031 RHNA does not disproportionately concentrate lower or moderate-income units in these census block group. There are no moderate income units located in census block groups where racial/ethnic minorities make up 20-40% of the population and only 25% of lower income units are located within these tracts.
Census block groups 4 and 5 in the City have an estimated population of persons with disabilities exceeding 20%. However, the City’s RHNA strategy does not concentrate lower or moderateincome units in these census block groups; 78% of lower income units are located in these census block groups compared to 35% of above moderate-income units. While these may appear to be in high numbers, lower income units come from five different sites such as the Village Senior Apartments and Buellton Garden Apartments. Sites are generally distributed throughout the City.