Agenda packet — Buellton City Council, November 14, 2024 (part 3 of 3)

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

OPEN SPACE

ROOF DECKS
(SEE SHEET A17)
ELEV
31' - 9"
10' - 0"
5"
14' - 8"
32' - 5"

PROJECT NAME
402 W GRAND AVE
DN
UP
UP
UP
DN
UP
DW
DW
DW
DW DW
DW
DW DW
DW
DW

WD WD WD WD
DW DW
DW DW
DW DW
WD WD
DW DW
DW
DW
WD
DW
DW DW
DW
WD
176'-0" 1'-0 79/256"
260'-0"
6'-3" 25'-6" 25'-6" 6'-5" 22'-1" 20'-2" 8'-4" 28'-6" 11'-2" 17'-4" 11'-7" 16'-11" 28'-6" 2'-8" 25'-10" 3'-3" 260'-4"
25'-6" 25'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 24'-8" 17'-6" 2'-6" 21'-11" 8'-1" 20'-9" 9'-3" 15'-2" 14'-10" 14'-0" 16'-0" 8'-5" 173'-1" 8'-1 25/64"
-
-
-
-
- -
- -
8'-0" 16'-9" 14'-6" 8'-0" 27'-6" 28'-4" 27'-6" 8'-3" 25'-11" 5'-3" 6'-0" 6'-7" 20'-8" 4'-10" 25'-6" 23'-2" 5'-4" 25'-11" 2'-7" 17'-9" 24'-1" 35'-7" 24'-1" 12'-6" 3" 28'-3" 3'-3" 11'-3" 16'-0" 14'-0" 6'-2" 23'-10" 3'-8" 24'-4" 2'-0" 25'-6" 4'-6" 17'-6" 2'-6" 20'-0" 4'-9" 2'-0" 2'-0" 2'-0" A
A
B
B
1 1
C
C
D
D
E
E
F
F
G
G
H
H
I
I
J
J
14'-11 7/8" 18'-11 3/4" 9'-6 1/4" 20'-0" 8'-6" 15'-6" 9'-9" 3'-3" 11'-0" 17'-6" 11'-10" 16'-8" 7'-3" 21'-3" 2'-8" 2 2
3 3
4 4
5 5
6 6
7 7 20'-0" 20'-0" 30'-0" 30'-0" 30'-0" 30'-0"
25'-6" 25'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 20'-0" 20'-0" 30'-0" 30'-0" 30'-0" 30'-0"
8'-0" 16'-9" 14'-6" 5'-6" 6'-4" 23'-8" 5'-2" 17'-9" 7'-1" 21'-9" 8'-3" 4'-1" 25'-11" 5'-3" 6'-0"8'-0" 16'-9" 14'-6" 8'-0" 29'-9" 24'-1" 29'-9" 8'-0" 25'-11" 5'-3" 6'-0" 11'-3" 16'-0" 20'-2" 23'-10" 3'-8" 24'-4" 2'-0" 25'-6" 4'-6" 17'-6" 2'-6" 20'-0" 4'-9" 27'-3"
31'-3"
31'-2"
26'-11"
27'-3"
24'-0" 7'-3" 18'-3" 19'-8" 8'-10" 20'-1" 8'-5" 28'-6" 11'-3" 17'-3" 11'-6" 17'-0" 28'-6" 2'-9" 31'-3"
31'-3"
31'-6"
2'-0"
28'-8"
28'-11" 24'-0 1/2" 24'-0 1/2" 28'-11" 24'-0 1/2" 24'-0 1/2" 29'-1" 23'-11" 23'-11"
28'-10" 28'-10"
6'-6"
02 A301
02 A301
01 A301
01 A301
201
Club Room
202
2-Bed Unit
203
1-Bed Unit
204
2-Bed Unit
205
1-Bed Unit
206
1-Bed Unit
207
2-Bed Unit
208
2-Bed Unit
209
Studio
210
2-Bed Unit
211
2-Bed Unit
212
1-Bed Unit
213
1-Bed Unit
214
2-Bed Unit
215
1-Bed Unit
216
1-Bed Unit
217
2-Bed Unit
219
1-Bed Unit
220
2-Bed Unit
221
1-Bed Unit
222
2-Bed Unit
223
1-Bed Unit
224
2-Bed Unit
225
1-Bed Unit
226
2-Bed Unit 227
1-Bed Unit
228
Studio
229
Studio
230
1-Bed Unit
231
1-Bed Unit
232
Studio
233
Studio
234
1-Bed Unit
S001
Stair #1
S002
Stair #2
S003
Stair #3
E001
Elev.
218
Laundry
A201
02 A201 01
Private Patio Private Patio
Private Patio Private Patio Private Patio
Private Patio Private Patio Private Patio
Private Patio Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
Private Patio
8'-0" 235 13'-9"
Trash
236
Elect.
01 A202
A202
02 A203
02 A203 01
A204 03
A204
02 A204 01
Travel = 192'
Travel = 172'
Exterior 2x6 stud wall

W ALL LEGEND
Exterior 2x6 stud wall
(1 hour rated)
Interior 2x6 stud wall
Interior 2x4 stud wall
Interior demising wall
(1 hour rated)

L IC E N S E D AR C H I T E C T

S T A T E

O F C A L I F O R N I A

AMES MICHAEL HOLLIDAY
R E N . M AR C H 3 1, 2 0 2 1
No. C-19,574
DMHA expressly reserves it's common law copyright and other property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission and consent of DMHA PROJECT # :

T E L
805.965.7777
1 N. Calle Cesar Chavez #102
Santa Barbara, CA 93103 www.dmhaa.com
DNA 2019/03/12
A102
Cr eek side Village
480 Ave Of Flags,
Buellton, CA 93427
2ND FLOOR PLAN
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
3/32" = 1'-0"

SECOND FLOOR PLAN
01 0
SCALE =
11' 21' 43'
3/32"=1'-0"
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019
Planning Re-submittal 07/16/2020
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

FLOOR PLANS - SECOND FLOORS
SECOND FLOOR PLAN - REVISED 2 1/16" = 1'-0" (24 X 36 SHEET)SECOND FLOOR PLAN - APPROVED 1 1/16" = 1'-0" (24 X 36 SHEET)

HATCH LEGEND

UNIT COUNT, THIS FLOOR
3 - STUDIOS
11 - 1 BEDROOM UNITS
8 - 2 BEDROOM UNITS
22 TOTAL UNITS THIS FLOOR

UNIT COUNT, THIS FLOOR
5 - STUDIOS
15 - 1 BEDROOM UNITS
12 - 2 BEDROOM UNITS
32 TOTAL UNITS THIS FLOOR

LANDSCAPE AREA

PLAZA (COUNTING TOWARDS

OPEN SPACE AREA)

PRIVATE OPEN SPACE
(2,028 SF THIS FLOOR)

COMMON OPEN SPACE
(1,692 SF THIS FLOOR)

SIDEWALK/HARDSCAPE
EGRESS
10’ SETBACK
3’ SETBACK
32’ SETBACK
10’ SETBACK
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A5

Page 272 of 361 ends

1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
STUDIO
STUDIO
STUDIO 1 BED
1 BED 1 BED 1 BED
1 BED 1 BED 2 BED 2 BED
2 BED
2 BED
2 BED
2 BED
2 BED
ELEV
31' - 9"
10' - 0"
5"
24' - 0"
182' - 3"

PROJECT NAME
402 W GRAND AVE
DN
DN
DN
DN DW
DW
DW
DW DW
DW
DW DW
DW
DW

WD WD WD WD
DW DW
DW DW
DW DW
WD WD
DW DW
DW
DW
WD
DW
DW DW
DW
WD
-
-
-
-
- -
- -
176'-0" 1'-0 79/256"
260'-0"
6'-3"
260'-4"
6'-7"
8'-1 25/64"
A
A
B
B
1 1
C
C
D
D
E
E
F
F
G
G
H
H
I
I
J
J
2 2
3 3
4 4
5 5
6 6
7 7
25'-6" 25'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 20'-0" 20'-0" 30'-0" 30'-0" 30'-0" 30'-0"20'-0" 20'-0" 30'-0" 30'-0" 30'-0" 30'-0" 25'-6" 25'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 28'-6" 6'-6"
6'-4" 23'-8" 5'-2" 17'-9" 7'-1" 21'-9" 8'-3" 5'-3" 6'-0" 6'-5" 22'-1" 20'-2" 8'-4" 11'-2" 17'-4" 11'-7" 16'-11" 2'-8" 25'-10" 3'-3" 17'-6" 2'-6" 21'-11" 8'-1" 20'-9" 9'-3" 15'-2" 14'-10" 14'-0" 16'-0" 8'-5" 20'-0" 8'-6" 25'-3" 3'-3" 11'-0" 17'-6" 11'-10" 16'-8" 2'-8" 25'-10" 3'-3" 02 A301
02 A301
01 A301
01 A301
301
Roof Deck
302
2-Bed Unit
304
1-Bed Unit
303
2-Bed Unit
305
1-Bed Unit
306
1-Bed Unit
307
2-Bed Unit
308
2-Bed Unit
309
Studio
310
2-Bed Unit
311
2-Bed Unit
312
1-Bed Unit
313
1-Bed Unit
314
2-Bed Unit
315
1-Bed Unit
316
1-Bed Unit
317
2-Bed Unit
318
1-Bed Unit
319
2-Bed Unit
320
1-Bed Unit
321
2-Bed Unit
322
1-Bed Unit
323
2-Bed Unit
324
1-Bed Unit
325
2-Bed Unit 326
1-Bed Unit
327
Studio
328
Studio
329
1-Bed Unit
330
1-Bed Unit
331
Studio
332
Studio
333
1-Bed Unit
S001
Stair #1
S002
Stair #2
S003
Stair #3
E001
Elev.
334
Laundry
A201
02 A201 01
Private Patio
Private Patio
Private Patio
Private Patio Private Patio
Private Patio Private Patio Private Patio
Private Patio Private Patio Private Patio
Private Patio Private Patio Private Patio
8'-0" 335 13'-9"
Trash
336
Elect.
01 A202
A202
02 5'-0"
173'-1"
A203
02 A203 01
A204 03
A204
02 A204 01
Travel = 184'
Travel = 182'
Exterior 2x6 stud wall

W ALL LEGEND
Exterior 2x6 stud wall
(1 hour rated)
Interior 2x6 stud wall
Interior 2x4 stud wall
Interior demising wall
(1 hour rated)

L IC E N S E D AR C H I T E C T

S T A T E

O F C A L I F O R N I A

T E L
805.965.7777
1 N. Calle Cesar Chavez #102
Santa Barbara, CA 93103 www.dmhaa.com
DNA 2019/03/12
A103
Cr eek side Village
480 Ave Of Flags,
Buellton, CA 93427
3RD FLOOR PLAN
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
3/32" = 1'-0"

THI RD FLOOR PLAN
01 0
SCALE =
11' 21' 43'
3/32"=1'-0"
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019
Planning Re-submittal 07/16/2020
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

FLOOR PLANS - THIRD FLOORS
THIRD FLOOR PLAN - REVISED 2 1/16" = 1'-0" (24 X 36 SHEET)THIRD FLOOR PLAN - APPROVED 1 1/16" = 1'-0" (24 X 36 SHEET)

UNIT COUNT, THIS FLOOR
3 - STUDIOS
11- 1 BEDROOM UNITS
8 - 2 BEDROOM UNITS
22 TOTAL UNITS THIS FLOOR

UNIT COUNT, THIS FLOOR
5 - STUDIOS
15 - 1 BEDROOM UNITS
12 - 2 BEDROOM UNITS
32 TOTAL UNITS THIS FLOOR

HATCH LEGEND

LANDSCAPE AREA

PLAZA (COUNTING TOWARDS

OPEN SPACE AREA)

PRIVATE OPEN SPACE
(2,028 SF THIS FLOOR)

COMMON OPEN SPACE
(0 SF THIS FLOOR)

SIDEWALK/HARDSCAPE
EGRESS
14%
13%
12%
11%
11%
11%
34%
14%
14%58% FACADE SETBACK > 10’
66% FACADE SETBACK > 10’
10’ SETBACK
32’ SETBACK
10’ SETBACK
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A6

Page 273 of 361 ends

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

OPEN SPACE

ROOF DECKS
(SEE SHEET A17)

OPEN SPACE

ROOF DECKS
(SEE SHEET A17)
ELEV
10' - 5"
39' - 8"
22' - 5"
PROJECT NAME SCHEMATIC FOURTH FLOOR A4
PLAN 480 402 W GRAND AVE 12/9/21
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

FLOOR PLANS - FORTH FLOOR
FOURTH FLOOR PLAN - REVISED 1 1/16" = 1'-0" (24 X 36 SHEET)

HATCH LEGEND

LANDSCAPE AREA

PLAZA (COUNTING TOWARDS

OPEN SPACE AREA)

PRIVATE OPEN SPACE
(636 SF THIS FLOOR)

COMMON OPEN SPACE
(6,388 SF THIS FLOOR)

SIDEWALK/HARDSCAPE
EGRESS

UNIT COUNT, THIS FLOOR
5 - 1 BEDROOM UNITS
1 - 2 BEDROOM UNITS
3- LIVE WORK UNITS
9 TOTAL UNITS THIS FLOOR
40’ SETBACK 10’ SETBACK 32’ SETBACK
10’ SETBACK
32’ SETBACK
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A7

Page 274 of 361 ends

06 SEPTEMBER 2024

Page 275 of 361 ends

06 SEPTEMBER 2024

Page 276 of 361 ends

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

TYPICAL UNIT PLANS
1st F.F.
+0"
2nd F.F.
+14'-0"
1st T.O.P.
+12'-0"
Roof Deck
+34'-0"
2nd T.O.P.
+22'-6"
3rd F.F.
+24'-0"
3rd T.O.P.
+32'-6"
T.O.Parapet
+38'-0"

A B C D E F G H I J
F.F. 358.2
01 -1'-9 5/8"
A301
01 A301

CREEK SETBACK
50'-0"

SETBACK
4'-0" 10'-0" 10'-0" 14'-0"
38'-0"

PROPERTY LI NE

MAXIMUM HEIGHT LIMIT
50'-0"
321
2-Bed Unit
222
2-Bed Unit
119
Retail
114
Parking
225
1-Bed Unit
324
1-Bed Unit
209
Studio
309
Studio
Building Beyond
1st F.F.
+0"
2nd F.F.
+14'-0"
1st T.O.P.
+12'-0"
Roof Deck
+34'-0"
2nd T.O.P.
+22'-6"
3rd F.F.
+24'-0"
3rd T.O.P.
+32'-6"
T.O.Parapet
+38'-0"
7 6 5 4 3 2 1
02 A301
02 A301

PROPERTY LI NEPROPERTY LI NE
M
A
X
MI U
M
HEIG
H

T LIMIT
50'-0"
314
2-Bed Unit
214
2-Bed Unit
327
Studio
228
Studio
332
Studio
233
Studio
303
2-Bed Unit
204
2-Bed Unit
106
Entry Passage
114
Parking
7/15/2020 9:06:48 AM Z:\Shared\DMHA\DMHA Projects\18C246 - 480 Avenue of Flags\11 Drawings and Presentations - Archives and Reference Files\18C246 480 Ave of Flags.0944.rvt

CAFE BUSINESS CENTER GYM
1 BED 1 BED
1 BED 1 BED
1 BED 1 BED 1 BED
1 BED 2 BED
2 BED
2 BED
1 BED 2 BED
1 BED
CIRC.

CIRC.

CIRC. CIRC.

DRIVE AISLE
SCHEMATIC THIRD FLOOR A10
PLAN 518
12/9/21
0'-0” FF (359.30’)

COMMERCIAL GROUND FLOOR
14'-0” FF

RESIDENTIAL

SECOND FLOOR
24’-5” FF

RESIDENTIAL

THIRD FLOOR
43’-11”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
2'-0” FF (360.30’)
GYM / LOBBY/ RES. GROUND FLOOR
34’-10” FF

RESIDENTIAL

FOURTH FLOOR
LONGITUDINAL SECTION LOOKING NORTH - APPROVED 1 3/32" = 1'-0" (24 X 36 SHEET) LONGITUDINAL SECTION LOOKING NORTH - REVISED 2 3/32" = 1'-0" (24 X 36 SHEET) 480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A10

Page 277 of 361 ends

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

TYPICAL UNIT PLANS
1st F.F.
+0"
2nd F.F.
+14'-0"
1st T.O.P.
+12'-0"
Roof Deck
+34'-0"
2nd T.O.P.
+22'-6"
3rd F.F.
+24'-0"
3rd T.O.P.
+32'-6"
T.O.Parapet
+38'-0"
7 6 5 4 3 2 1
02 A301
02 A301

PROPERTY LI NEPROPERTY LI NE
M
A
X
MI U
M
HEIG
H

BIKE STORAGE
1 BED
1 BED
1 BED 1 BED
1 BED
1 BED 1 BED
1 BED
POOL

COURTYARD
BUSINESS CENTER 2 BED
2 BED
2 BED
2 BED
CIRC. CIRC.

CIRC. CIRC.

CIRC./PATIO/ROOF DECK CIRC./PATIO/ROOF DECK

COMMON AREA
LOUNGE
1 BED
UNIT
2 BED
UNIT
STUDIO
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
STUDIO
2 BED
UNIT
2 BED
UNIT
2 BED
UNIT
2 BED
UNIT
ELEV.
8' - 0"
2' - 5"
7' - 9"
34' - 1"
12' - 5"
6' - 9"
170' - 0"
11' - 9"
PROJECT NAME SCHEMATIC THIRD FLOOR A10
STUDIO
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
1 BED
UNIT
SCHEMATIC THIRD FLOOR A10
0'-0” FF (359.30’)

COMMERCIAL GROUND FLOOR
14'-0” FF

RESIDENTIAL

SECOND FLOOR
24’-5” FF

RESIDENTIAL

THIRD FLOOR
43’-11”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
2'-0” FF (360.30’)
GYM / LOBBY/ RES. GROUND FLOOR
34’-10” FF

RESIDENTIAL

FOURTH FLOOR
LONGITUDINAL SECTION LOOKING EAST - APPROVED 1 3/32" = 1'-0" (24 X 36 SHEET) LONGITUDINAL SECTION LOOKING EAST - REVISED 2 3/32" = 1'-0" (24 X 36 SHEET) 480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A11

Page 278 of 361 ends

AVENUE OF FLAGS STREET CONTEXT
518 AVENUE OF FLAGS - STREET PERSPECTIVE
518 AVENUE OF FLAGS - STREET PERSPECTIVE

REVISED STREET SCENE

APPROVED STREET SCENE
480 AVENUE OF FLAGS - STREET PERSPECTIVE
480 AVENUE OF FLAGS - STREET PERSPECTIVE
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A12

Page 279 of 361 ends

FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
A
R
C
H

I T E C T

S T A T E
O
F
C
A
L
I

F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

M AR C
H
3 1
,
2 0 2 1
No. C-19,574
DMHA expressly reserves it's common law copyright and other property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission and consent of DMHA PROJECT # :

T E L
805.965.7777
1 N. Calle Cesar Chavez #102
Santa Barbara, CA 93103 www.dmhaa.com
DNA 2019/03/12
7/15/2020 9:06:11 AM Z:\Shared\DMHA\DMHA Projects\18C246 - 480 Avenue of Flags\11 Drawings and Presentations - Archives and Reference Files\18C246 480 Ave of Flags.0944.rvt A203
Cr eek side Village
480 Ave Of Flags,
Buellton, CA 93427

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A13 MATERIAL BOARD - APPROVED

Page 280 of 361 ends

FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
A
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I T E C T

S T A T E
O
F
C
A
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F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
A
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C
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I T E C T

S T A T E
O
F
C
A
L
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F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
A
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C
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I T E C T

S T A T E
O
F
C
A
L
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F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
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I T E C T

S T A T E
O
F
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A
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F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
A
R
C
H

I T E C T

S T A T E
O
F
C
A
L
I

F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
FI ELD COLOR 1 ACCENTS METAL ACCENTS FI ELD COLOR 2

L IC E N S
E
D
A
R
C
H

I T E C T

S T A T E
O
F
C
A
L
I

F O R N I A
AMES
MICH
A
E
L

HOLLIDAY
R E N .

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Preliminary Planning 11/12/2019

VERTI CAL ENTRY ELEMENTS

ENTRY DETAI L

AW NI NGS & STOREFRONT

ART DECO DETAI L & ARCHES

STUCCO FI NI SH
FLAGS

RETAI L ENTRY
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A14 MATERIAL BOARD - REVISED

Page 281 of 361 ends

COLOR AND MATERIALS

L IC E N S E D AR C H I T E C T

S T A T E O F C A L I F O R N I A

T E L
805.965.7777
1 N. Calle Cesar Chavez #102
Santa Barbara, CA 93103 www.dmhaa.com
DNA 2019/03/12
7/15/2020 9:07:55 AM Z:\Shared\DMHA\DMHA Projects\18C246 - 480 Avenue of Flags\11 Drawings and Presentations - Archives and Reference Files\18C246 480 Ave of Flags.0944.rvt A802
Cr eek side Village
480 Ave Of Flags,
Buellton, CA 93427

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Planning Re-submittal 07/16/2020

SUNBRELLA - SPECTRUM CHERRY AW NI NGS
STUCCO - MERLEX CRYSTAL W HI TE X- 50
ARCADI A - 52 SERI ES W I NDOW S ARCADI A - STANDARD NARROW STI LE DOORS ARCADI A - DOOR, W I NDOW & STOREFRONT

FRAME, PANEL & MULLI ON COLOR
ARCADI A - AF175 SERI ES STOREFRONT SYSTEM AGS STAI NLESS - RAI NER RAI LI NG SYSTEM, STAI NLESS STEEL FI NI SH VI TRO - SOLARGRAY GLAZI NG LAW RENCE - CANOPI E W I TH LI GHT SATI N BRONZE FI NI SH EEL - EVOLUTI ON 13 SERI ES LED

LI GHT SATI N BRONZE FI NI SH
7/15/2020 9:07:55 AM Z:\Shared\DMHA\DMHA Projects\18C246 - 480 Avenue of Flags\11 Drawings and Presentations - Archives and Reference Files\18C246 480 Ave of Flags.0944.rvt

SUNBRELLA - SP

STUCCO - MERLE
ARCADI A - 52 SERI ES W I NDOW S ARCADI A - STANDARD NARROW STI LE DOORS ARCADI A - DOOR, W I NDOW & STOREFRONT

LI GHT SATI N BRONZE FI NI SH

L IC E N S E D AR C H I T E C T

S T A T E O F C A L I F O R N I A

T E L
805.965.7777
1 N. Calle Cesar Chavez #102
Santa Barbara, CA 93103 www.dmhaa.com
DNA 2019/03/12
A802
Cr eek side Village
480 Ave Of Flags,
Buellton, CA 93427

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Planning Re-submittal 07/16/2020

SUNBRELLA - SPECTRUM CHERRY AW NI NGS
STUCCO - MERLEX CRYSTAL W HI TE X- 50

DOW & STOREFRONT

ON COLOR

FI NI SH
ON 13 SERI ES LED

RONZE FI NI SH

L IC E N S E D AR C H I T E C T

S T A T E O F C A L I F O R N I A

MATERI AL BOARD
1 8 C2 4 6

NOT FOR CONSTRUCTI ON
NO. DESCRI PTI ON DATE
Planning Re-submittal 07/16/2020

SUNBRELLA - SPECTRUM CHERRY AW NI NGS
STUCCO - MERLEX CRYSTAL W HI TE X- 50
ARCADI A - 52 SERI ES W I NDOW S ARCADI A - STANDARD NARROW STI LE DOORS ARCADI A - DOOR, W I NDOW & STOREFRONT

LI GHT SATI N BRONZE FI NI SH

L IC E N S E D AR C H I T E C T

S T A T E O F C A L I F O R N I A

NOT FOR CONSTRUCTI ON

SUNBRELLA - SPECTRUM CHERRY AW NI NGS

OW STI LE DOORS ARCADI A - DOOR, W I NDOW & STOREFRONT

FRAME, PANEL & MULLI ON COLOR

L IC E N S E D A

S T A T E O F C A

AMES MICHAEL
R E N . M AR C H
No. C-19
DMHA expressly reserves it's common law copyright and other property rights in these plans. These plans are not to be reproduced, changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining the expressed written permission and consent of DMHA T E L
805.965
1 N. Calle Cesar
Santa Barbara www.dmhaa

SUNBRELLA - SPECTRUM CHERRY AW NI NGS
ARCADI A - 52 SERI ES W I NDOW S ARCADI A - STANDARD NARROW STI LE DOORS ARCADI A - DOOR, W I NDOW & STOREFRONT

FRAME, PANEL & MULLI ON COLOR

REVISED MATERIAL
BOARD

APPROVED MATERIAL
BOARD
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A15

Page 282 of 361 ends

APPROVED VIEW
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A16 CORNER RENDERING

Page 283 of 361 ends

COMMON ROOF DECK
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A17

Page 284 of 361 ends

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

PAINTED STUCCO
EXTRA WHITE SW 7006

FRONT END LOADING CONTAINERS

PER SANTA BARBARA ENCLOSURE AND FACILITY

DESIGN GUIDELINES FOR TRASH REMOVAL SERVICE

SERVICE PAD

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

TOP OF PILASTER

TOP OF TRELLIS

OVERHEAD CLEARANCE
13’-0”
2” GAP OFF GROUND

HINGE ON OUTSIDE,

DOORS SWING OUTWARDS

RECYCLE RECYCLE

TRASH TRASH
ORG.

ORG.
42”
56”
56”
6”
6”
16’-0”
16’-0”
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A18

Page 285 of 361 ends

CITY OF BUELLTON MUNICIPAL CODE EXCERPTS:
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A19 SOLAR CARPORT DESIGN INFORMATION

Page 286 of 361 ends

Page 287 of 361 ends

480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A21 PEDESTRIAN BREEZEWAY LANDSCAPE VIGNETTE

Page 288 of 361 ends

A V E N U E O F F L A G S
2 N D S T R E E T
GYM

COURTYARD
POOL

CAFE/DINING

CAFE/DINING
LOBBY

COURTYARD
BUS
CENTER
CREEK
WALK

CREEK WALK

COURT YARD POOL

ROOF TOP DECK

RESIDENTIAL LOBBY

COURTYARD
GYM

CAFE/DINING

BUSINESS CENTER
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A22 RESIDENTAIL AMINITIES

Page 289 of 361 ends

EVERGREEN EXTERIOR WALL LIGHT 1
EXTERIOR PATHWAY WALL LIGHT 1
VCPG LED OUTDOOR CEILING LIGHT 2 D-SERIES SIZE 0 - AREA LUMINAIRE 3

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

ALL LUMINEER BULBS MUST BE FULLY SHIELDED
One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2021 Acuity Brands Lighting, Inc. All rights reserved.

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

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

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

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

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

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

NOT FOR CONSTRUCTION
ceiling light
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A23 LIGHTING FIXTURE SPECS AND DATA

Page 290 of 361 ends

DN
DN
DN
UP
UP
DN
DN
1092 SF

COMMERCIAL

POOL & PATIO
ELEV.
1592 SF

BUSINESS CENTER

TENANT AMENITY
181 SF
STAIRS
1-BED UNIT
2-BEDROOM UNIT
8' - 6"
16' - 6" 16' - 6"
TRAIL
239 SF

STORAGE

POOL EQUIP/
STORAGE 1 BED
1 BED
1 BED

STORAGE &/OR

BIKE LOCKERS

STORAGE &/OR

BIKE LOCKERS
32' - 5"
31' - 9"

GARAGES
BAJA

CARPORTS
MECH.

F.R.
718 SF 758 SF
462 SF
GYM
1476 SF
LIVE/WORK 3
1906 SF
LIVE/WORK 2
1934 SF
LIVE/WORK 1
928 SF 978 SF
966 SF 968 SF

STORAGE
1 BED
1 10
20 38 30 21
39 50 52
9 1 12 26

LOADING
10' - 0"
30' - 0"
18' - 0" 26' - 0" 16' - 6" 16' - 6"

BAJA CARPORT
16' - 6" 16' - 6" 26' - 0" 16' - 6"
TRASH
23 24
25 45 46
5' - 0"
16' - 6" 26' - 0" 3' - 0" 18' - 6"
10' - 0"
TOP OF
BANK
10' - 0"10' - 0"
10' - 0"
SEWER

EASEMENT
CSD

EASEMENT
(E) STRUCTURE

EASEMENT
10' - 0"

EASEMENT
10' - 0"
195' - 0"
D-SERIES SIZE 0

LED AREA LUMINAIRE

VCPG LED

OUTDOOR CEILING LIGHT

EVERGREEN LIGHTING

EXTERIOR WALL LIGHT
AS,
M
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

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

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

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

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

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

ADA TANDEM

LAUNDRY GARAGE

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

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

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

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE

STAIR A
LOBBY
ELEV.

MAIL
COMMERCIAL GARAGE E2
FLOOR LIGHTING PLAN 08.19.2021 2374-01-RS21
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EXTERIOR PATHWAY WALL

LIGHTING
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
ELEV.

COMMON ROOM

STAIR B
COMMON
ROOF DECK 1

PEDESTRIAN BRIDGE
RESIDENTIAL SECOND FLOOR E4
LIGHTING PLAN 08.19.2021 2374-01-RS21
One Lithonia Way • Conyers, Georgia 30012 • Phone: 1-800-705-SERV (7378) • www.lithonia.com © 2011-2021 Acuity Brands Lighting, Inc. All rights reserved.

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

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

OT FOR CONSTRUCTION
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A24 GROUND FLOOR AND SITE LIGHTING
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

Page 291 of 361 ends

D-SERIES SIZE 0

LED AREA LUMINAIRE

VCPG LED

OUTDOOR CEILING LIGHT

EVERGREEN LIGHTING

EXTERIOR WALL LIGHT
AS,
M
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

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

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

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

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
RETAIL SPACE 3
RETAIL SPACE 2
RETAIL SPACE 1

MECH, ELEC, GAS,

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

ADA TANDEM

LAUNDRY GARAGE

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

COMMON SPACE

GYM / YOGA / LOUNGE

SINGLE CAR
GARAGE

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

SINGLE CAR

GARAGE SINGLE CAR
GARAGE

SINGLE CAR GARAGE

SINGLE CAR
GARAGE

ADA SINGLE CAR
GARAGE
LOBBY

STAIR A
LOBBY
ELEV.

MAIL
TANDEM
GARAGE

ADA TANDEM

LAUNDRY GARAGE

SINGLE CAR
GARAGE

STAIR A
LOBBY
ELEV.

MAIL
COMMERCIAL GARAGE E2
FLOOR LIGHTING PLAN 08.19.2021 2374-01-RS21
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EXTERIOR PATHWAY WALL

LIGHTING
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
ELEV.

COMMON ROOM

STAIR B
COMMON
ROOF DECK 1

DSX0-LED
Rev. 05/04/21

Page 1 of 8 ends

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

OT FOR CONSTRUCTION
1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
STUDIO
STUDIO
2 BED
2 BED
1 BED
PATIO/
DECK
PATIO/
DECK
ELEV
10' - 5"
39' - 8"
22' - 5"
UP
UP
1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
STUDIO
STUDIO
STUDIO 1 BED
1 BED 1 BED 1 BED
1 BED 1 BED 2 BED 2 BED
2 BED
2 BED
2 BED
2 BED
2 BED
PATIO/
DECK
ELEV
31' - 9"
10' - 1"
5"
14' - 8"

PROJECT NAME SCHEMATIC SEC
402 W GRAND AVE
10 1 BED
1 BED 1 BED
1 BED
1 BED
2 BED
STUDIO
STUDIO
STUDIO 1 BED
1 BED 1 BED 1 BED
1 BED 1 BED 2 BED 2 BED
2 BED
2 BED
2 BED
2 BED
2 BED
ELEV
31' - 9"
10' - 0"
5"
SECOND FLOOR PLAN 1 1/16" = 1'-0" (24 X 36 SHEET)
THIRD FLOOR PLAN 2 1/16" = 1'-0" (24 X 36 SHEET) FOURTH FLOOR PLAN 3 1/16" = 1'-0" (24 X 36 SHEET) 480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024
A25
0 2 4 8
1/4” = 1’-0” 24X36 SHEET

SECOND AND THIRD FLOOR LIGHTING PLAN

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2624 Airpark Drive, Santa Maria • California 93455 • Tel 805-934-5767 • Fax 805-934-3448 February 6, 2024
Lonnie Roy, PLA
ON Design Architects
P.O. Box 598
Santa Barbara, CA 93102
805-896-7896
[email protected]
480 Ave of Flags, Buellton, CA
Dear Lonnie,
Per your request, we have reviewed the updated conceptual drawings for the above referenced parcel by RRM Design Group, dated October 27, 2023. The purpose of this review was to determine if the grading & drainage designs associated with the approved entitlement documents, specifically the Preliminary Grading Plan and Storm Water Control Plan, are applicable to the updated plans.

Upon review, there has been a reduction in the overall building footprint and a shift of some of the parking from an interior to exterior. This would potentially allow more permeable surfaces and underground runoff storage volume. Therefore, the approved design would be considered a conservative estimate for planning purposes. Therefore, we consider the approved grading and drainage designs consistent with the proposed updates.

Sincerely
Russell J. Garrison P.E.

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RESOLUTION NO. 20-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BUELLTON, CALIFORNIA, APPROVING A FINAL
DEVELOPMENT PLAN (19-FDP-01) AND LOT LINE
ADJUSTMENT (19-LLA-01) FOR THE PROPOSED CREEKSIDE
VILLAGE – MIXED-USE DEVELOPMENT PROJECT,
LOCATED AT 480 AVENUE OF FLAGS, ASSESSOR’S PARCEL
NUMBER 137-170-042 & -043
BE IT RESOLVED by the City Council of the City of Buellton as follows:

SECTION 1: Pursuant to the Zoning Ordinance of the City of Buellton, an application has been filed by Creekside Village (AOF), LLC, property owner, and Brandon Mann, MB Development Co., agent, hereinafter jointly referred to as “Applicant”, requesting approval to develop a mixed-use project on 1.64 acres of vacant land located at 480 Avenue of Flags, on the south-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-042 & -043 (the “Site”). The Site is located within the boundaries of the Avenue of Flags (AOF) Specific Plan; the underlying zoning is CR (General Commercial) zone with a General Plan land use designation of General Commercial.

SECTION 2: The proposed project consists of:

A. Final Development Plan (19-FDP-01) for the construction of one 3-story mixed-use building with corner courtyard and parking. The mixed-use development consists of 10,670 gross square feet (9,970 net square feet) of ground floor commercial space; 64 residential units on the 2nd and 3rd floors, including ten (10) affordable units; and ground level parking with 108 spaces, both outdoor and indoor via a parking garage under the residential units. Located on what will be a 1.64 acre parcel at the southeast corner of Avenue of Flags and Second Street, the proposed new building will be an average of 38 feet in height with tower elements extending to approximately 45 feet. Amenities include a ground level Town Plaza corner courtyard; and outdoor patios, landscaping and decorative hardscape areas, fitness center, bike room, club room, roof deck, and other site features for the residential uses. Architectural style is Art Deco, consistent with the AOF Specific Plan and with applicable Community Design Guidelines. The following development plan modifications are required:

1. Building Height and Height Setback deviations to allow for an increased three (3) foot building height overall, and an increased eight (8) foot building facade height along portions of the front and side facades that are above 30 feet at the property line and would have required a 10-foot setback.

B. Lot Line Adjustment (19-LLA-01) to eliminate the property line between the two existing parcels in order to allow for the building to be situated on a discrete parcel.

Three existing one- and two-story buildings are proposed for demolition.

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Resolution No. 20-26 Page 2 October 22, 2020
SECTION 3: All proceedings having been duly taken as required by law, and upon review of the information provided in the staff report, consideration of the testimony given at the public hearing, as well as other pertinent information, the Planning Commission finds the following:

A. Record. Prior to rendering a decision on the Project, the City Council considered the following:

1. All public testimony, both written and oral, received in conjunction with that certain public hearing conducted by the City Council on October 22, 2020 (“CC Public Hearing”).

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

3. The following informational documents, which by reference, are incorporated herein:
a. The project file for 19-FDP-01 and the set of project plans date-stamped August 7, 2020
b. The project file for 19-LLA-01 and the Lot Line Adjustment Map datestamped April 27, 2020 c. The staff report dated October 22, 2020.

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

1. A notice of CC Public Hearing was published in a newspaper of general circulation on October 8, 2020 (the “CC Public Notice”), a minimum of 10 days in advance of the CC Public Hearing conducted on October 22, 2020.

2. The CC Public Notice was mailed to the Applicant, affected public agencies, persons owning property within 300 feet of the Project site and others known to be interested in the matter on October 8, 2020, a minimum of 10 days in advance of the CC Public Hearing.

3. The CC Public Notice was posted in two public locations on October 8, 2020, a minimum of 10 days in advance of the CC Public Hearing.

C. Environmental Review In accordance with the requirements of the California Environmental Quality Act, California Public Resources Code section 21000 et seq., the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, sections 15000 et seq., and the Environmental Impact Report Guidelines of the City of Buellton (collectively, “CEQA”), the proposed Project uses are consistent with and therefore were adequately addressed in the prior Mitigated Negative Declaration prepared for the Specific Plan pursuant to the California Environmental Quality Act.

Applicable mitigation measures have been included in the Project conditions of approval.

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Resolution No. 20-26 Page 3 October 22, 2020
D. Consistency Declarations Based on (i) the evidence presented in the project file (incorporated herein by reference), (ii) consultations with affected City Departments, and (iii) testimony and comments received in connection with the PC Public Hearing, the Planning Commission does hereby declare as follows:

1. Final Development Plan (19-FDP-01)
a. Findings:
i. That the site for the project is adequate in size, shape, location, and physical characteristics to accommodate the density and intensity of development proposed because the project site is appropriately designated for such uses under the City’s General Plan, the Avenue of Flags Specific Plan, zoning is consistent, and the proposed site improvements and conditions of approval allow for adequate circulation around and through the site.
ii. No adverse impacts have been identified with this project through the incorporation of conditions of approval.
iii. That streets and highways are adequate and properly designed pursuant to the requirements of the City Engineer and the traffic study.
iv. That there are adequate public services, including but not limited to fire protection, water supply, sewage disposal, and police protection to serve the Project. The Public Works Department is able to provide water and sewerage service to the Project. The Building & Safety Division and the Fire Department have provided conditions of approval to address their concerns. The Sheriff’s Department has no concerns with the Project.
v. That the Project will not be detrimental to the health, safety, comfort, convenience, and general welfare of the neighborhood and will be compatible with the surrounding area. The mixed-use Project is consistent with the use intended for the site per the Avenue of Flags Specific Plan. The proposed three-story building is expected to be compatible with nearby existing and planned multi-story mixed-use, commercial and multi-family residential land uses. vi. That the project is in conformance with the applicable provisions of Title 19 of the Municipal Code and the General Plan. With imposition of the conditions of approval, the project complies with both the General Plan and Title 19 (Zoning).

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Resolution No. 20-26 Page 4 October 22, 2020
vii. That the project will not conflict with any easements required for public access through, or use of, a portion of the property as none exist on this property.
viii. That the proposed development is in conformance with the Avenue of Flags Specific Plan, including the Art Deco architectural style as described in the Specific Plan and with applicable Community Design Guidelines as reviewed by the City’s contract architect.

2. Building Height and Height Setback Modification (Municipal Code Section19.08.120 (G)
a. Findings:
i. The increased height 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. The modification would allow for an increased three (3) foot building height overall, and an increased eight (8) foot facade height deviation along portions of the front and side facades that are above 30 feet at the property line and would have required a 10-foot setback. The proposed mixed-use development meets the overall goals and intent of the Avenue of Flags Specific Plan which envisions a landmark, signature corner-courtyard building at this prominent Town Plaza location at the core of Buellton’s downtown.

The 3 foot height increase is a relatively minor deviation given the landmark nature and design of the building. The façade height setback deviations are primarily located at the distinctive vertical tower elements that add architectural character and diversity consistent with Art Deco. The proposed development will serve to provide a potential economic stimulus for the downtown area, which will enhance the overall convenience and general welfare of the surrounding neighborhood.
ii. The increased height would not be incompatible with the surrounding area because the proposed building heights are envisioned as part of the Avenue of Flags Specific Plan. A multistory mixed-use development has been entitled on the adjacent Town Plaza corner across 2nd Street to the north, and a 3-story multifamily residential project has been constructed nearby on 2nd Street.

Further north on the opposite side of Avenue of Flags and at a higher relative street grade, a 3-story mixed use building (Vintage Walk) has been constructed. The proposed building heights are comparable to or lower than the nearby Marriot Hotel on the opposite side of Highway 101 to the east, which has architectural elements extending to a height of 46 feet.

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Resolution No. 20-26 Page 5 October 22, 2020
iii. The increased height conforms with other applicable provisions of Title 19 (Zoning), with the Avenue of Flags Specific Plan and with the Community Design Guidelines.

3. Lot Line Adjustment (19-LLA-01)
a. Findings:
i. The lot line adjustment does maintain a position with respect to General Plan consistency, parcel design, minimum lot area, environmental quality, and public health and safety criteria as specified in this title and other applicable Municipal Code and state law provisions relating to real property divisions, which is equal to or better than the position of the existing lots before adjustment. The proposed lots meet all lot size and parcel design requirements of the General Plan, Municipal Code, and the Avenue of Flags Specific Plan. ii. The adjustment will not have the effect of creating a greater number of parcels than are buildable in compliance with applicable provisions of this Ordinance, or the Zoning Ordinance (Title 19 of this Code) than what exists before adjustment. The purpose of the adjustment is to eliminate the property line between the two existing parcels in order to allow for the proposed new building to be situated on a discrete parcel; total acreage remains the same.
iii. Any parcel resulting from the adjustment will not conflict with applicable regulations in the Zoning Ordinance as the proposed parcels meet the minimum lot size requirements of the Zoning Ordinance and the Avenue of Flags Specific Plan.

SECTION 4: Based on the findings set forth in Sections 2 and 3, and subject to the conditions attached hereto, the City Council hereby approves Final Development Plan (19-FDP01) and Lot Line Adjustment (19-LLA-01) for the Creekside Village Mixed-Use Project located at 480 Avenue of Flags.

PASSED, APPROVED and ADOPTED this ______ day of October, 2020. ________________________________
Holly Sierra
Mayor
ATTEST:
_________________________________
Linda Reid
City Clerk

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Resolution No. 20-26 Page 6 October 22, 2020
______________________________________________________________________________ I, Linda Reid, City Clerk of the City of Buellton, do hereby certify that the foregoing Resolution No. 20-26 was duly adopted by the City Council of the City of Buellton at the regular meeting held on the ______ day of October 2020, by the following vote of the Council:

AYES: 5 Council Members Andrisek, King, Sanchez, Vice Mayor Mercado, and Mayor Sierra
NOES: 0
ABSENT: 0
ABSTAIN: 0
____________________________________
Linda Reid
City Clerk

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Resolution No. 20-26 Page 7 October 22, 2020

CONDITIONS OF APPROVAL
CREEKSIDE VILLAGE – MIXED-USE DEVELOPMENT
480 AVENUE OF FLAGS
FINAL DEVELOPMENT PLAN 19-FDP-01
LOT LINE ADJUSTMENT 19-LLA-01
A. GENERAL PROVISIONS

1. Project Description. The approval granted herein is based upon and limited to compliance with the Project Description and conditions of approval set forth below.

The Project Description is as follows: This Project is a request by Creekside Village (AOF), LLC, property owner, and Brandon Mann, MB Development Co., agent, hereinafter jointly referred to as “Applicant”, for approval of a Final Development Plan (19-FDP-01) and Lot Line Adjustment (19-LLA-01) (“Application”) to develop a three-story mixed-use project on 1.64 acres of vacant land located at 480 Avenue of Flags, on the south-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-042 & -043 (the “Property”). Three existing one- and two-story buildings are proposed for demolition.

The Project plans that are included in this approval are date-stamped August 7, 2020. The approved color palette is shown on the color and materials boards (digital images in Project Plans). Any deviations from the Project Description, exhibits or conditions must be reviewed and approved by the City for conformity with this approval. Deviations may require formal modification of the approval and/or further environmental review. Deviations without the above-described authorization will constitute a violation of this approval.

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

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Resolution No. 20-26 Page 8 October 22, 2020

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

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

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

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Resolution No. 20-26 Page 9 October 22, 2020
Update EIR in connection with the Project under the provisions of the California Environmental Quality Act of 1970, as applicable. i. “Entitlement” means the type of land use permit required by the Buellton Municipal Code in connection with the Project for which approval is granted herein.
j. “Project” means and includes all of the actions described in the Project description above.
k. “Project Inspection” means a field inspection and documentation review performed by the Planning Director at the time of Final Building Inspection Clearance to verify that the Project has been completed in full compliance with the terms and conditions of approval. The Project Inspection shall be performed upon completion of construction and the Project must be fully compliant with all terms and conditions of approval prior to and as a condition precedent to obtaining Final Building Inspection Clearance. l. “Project Manager” means person or personnel of the City assigned to oversee and administer the Permit including, but not limited to, compliance with the Mitigation Measures set forth herein.
m. “Property” means the land and improvements identified in the Project Description.
n. “Property Owner” means Brandon Mann, MB Development Co., and includes all persons and entities possessing fee title (in full or in part) to the site of the Project, and all successors and assigns of such persons and entities.
o. “Retained Monitor” means person or personnel of the Applicant assigned to monitor field mitigation in order to ensure compliance with the Mitigation Measures. The Retained Monitor must be qualified in his or her respective field and their appointment/retention is subject to approval by the City. For instance, the Retained Monitor assigned to verify compliance with cultural resources Mitigation Measures should be an archaeologist or a person trained to identify cultural resources and who is acceptable to the City
p. “Zoning Clearance” means approval granted pursuant to 19.08.100 of the Buellton Municipal Code requisite to issuance of a building permit for authorized construction or land development activities.

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Resolution No. 20-26 Page 10 October 22, 2020

5. Interpretations and Exceptions. The Planning Director is authorized to render decisions as to the applicability or interpretation of the conditions set forth herein, including minor changes, when the strict application of the conditions conflicts with the underlying purpose of the conditions or creates undue hardship or administrative burden. Any administrative change granted shall be subject to such conditions as will:
(i) assure that the adjustment thereby authorized shall appropriately implement purposes and objectives of the original conditions; and (ii) not change or compromise the effectiveness of the original conditions. As an example, and for illustrative purposes only, the Planning Director may modify the implementation timing of specific conditions at the mutual convenience of the City and Applicant. Minor changes authorized pursuant to this condition shall not require separate processing of a formal amendment.

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

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

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Resolution No. 20-26 Page 11 October 22, 2020

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

9. Compliance Costs. All projects are subject to Project Inspection that is funded under existing permit fees. This condition shall serve as implementation of the Mitigation Monitoring and Reporting Program for the Mitigation Measures as well as the general conditions of approval set forth herein. The Applicant agrees to participate in this permit compliance program and to fund all reasonable expenses incurred by the City and/or City contractors for permit condition implementation, reasonable studies, and emergency response directly and necessarily related to monitoring and enforcement of these permit conditions and applicable City ordinances. Any staff time spent in excess of the Applicant’s current deposit will be billed to the Applicant and the Applicant shall reimburse City within 30 days of invoicing by City.

10. Enforcement Costs. In the event the City determines that it is necessary to take legal action to enforce any of the conditions of approval herein, and such legal action is taken, the Applicant shall be required to pay any and all costs of such legal action, including reasonable attorney’s fees, incurred by the City, even if the matter is not prosecuted to a final judgment or is amicably resolved, unless the City should otherwise agree with the Applicant to waive said fees or any part thereof.

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

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

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

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

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Resolution No. 20-26 Page 12 October 22, 2020
B. ENVIRONMENTAL MITIGATION MEASURES
Air Quality

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

Monitoring:

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

Cultural Resources

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

Monitoring:

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

Noise

17. N – 1: Construction Noise Attenuation
For all demolition and construction activity within the Project Area, noise attenuation techniques shall be employed as needed to ensure that noise remains within levels allowed by the City of Buellton construction noise standards (Section

8.04.030(G)(4)(d); 75 dBA Leq). Construction noise attenuation measures shall include:
 All construction equipment shall have properly maintained sound-control devices.

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Resolution No. 20-26 Page 13 October 22, 2020
 No equipment shall have an unmuffled exhaust.
 All construction equipment powered by internal combustion engines shall be properly muffled and maintained.
 Unnecessary idling of internal combustion engines shall be prohibited.

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

Monitoring:

Planning Department will verify at the time of future land use development permit approval and Zoning Clearance issuance that Mitigation Measure N1 has been incorporated into the individual project/permit approval, as applicable.

Transportation / Traffic

18. T – 1: Traffic Mitigation Fee Program
Developments within the Project area would be required to contribute to the City’s traffic mitigation fee program to fund long-term programmatic improvements.

Monitoring:

Planning Department will verify at the time of future land use development permit approval and Zoning Clearance issuance that Mitigation Measure T1 has been incorporated into the individual project/permit approval, as applicable.

C. ENGINEERING CONDITIONS – FINAL DEVELOPMENT PLAN (19-FDP-01) PRIOR TO GRADING PERMIT ISSUANCE:

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

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

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

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Resolution No. 20-26 Page 14 October 22, 2020
and street trees. Final plans shall be wet-stamped by the Civil and Soils Engineer and subsequently signed by the City Engineer prior to permitting.

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

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

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

Implementation shall be performed by a QSP.

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

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

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Resolution No. 20-26 Page 15 October 22, 2020

25. Stormwater. Development shall be undertaken in accordance with conditions and requirements of the State of California Regional Water Quality Control Board.

Project Grading and Storm Drain Improvement Plans shall identify and incorporate Best Management Practices (BMPs) appropriate to the uses conducted on-site and during construction to effectively mitigate storm water pollution during construction as well as post-construction.

Stormwater management shall be incorporated in the improvement plans (low impact development). This project is subject to Post Construction Requirements as outlined in the City’s Stormwater Technical Guide for a Tier 4 project.

A Stormwater Control Plan that analyzes the potential flows, run-off and drainage management area’s and proposed lid improvements to address run-off and water quality, including a maintenance/water quality control plan, shall be submitted.

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

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

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

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

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

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

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31. Restaurants – FOG Program Compliance. Any restaurant activities shall comply with City’s FOG Program and shall identify grease interceptors in grading improvement plans. If unknown at this time, applicant shall install a grease interceptor if any restaurant occupies any of the buildings.

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

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

PRIOR TO BUILDING PERMIT ISSUANCE:

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

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

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

PRIOR TO OCCUPANCY CLEARANCE:

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

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

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

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

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

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

GENERAL CONDITIONS:

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

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

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

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

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

All facilities shall be underground

48. Avenue of Flags Public Improvements. Applicant shall complete public improvements on the Ave of Flags frontage. Design of improvements shall match existing improvements on Ave of Flags such as pavers, pedestrian lights and appurtenant facilities. Applicant is responsible for the design, PG&E application and installation of pedestrian lights along their frontage.

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

50. Waste Collection and Disposal. Applicant shall provide adequate waste collection and disposal through the City’s provider and shall comply with all requirements of AB341 and AB1826.

51. Zaca Creek Trail Easement and Improvements. A 10-foot wide multi-purpose Creekside Trail easement shall be dedicated to the City, pursuant to the City’s Bicycle and Pedestrian Master Plan. Ultimate alignment and development of the trail will be determined at such time that the City has developed a comprehensive

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plan for the completion of the trail. Developer will submit revised plans to show proposed interim treatment for the easement area, to the satisfaction of the Planning Director. The easement shall be landscaped and maintained by the Applicant, and made available for usable open space for the project.

52. Cross Access Easement. A cross access easement in favor of parcels to the south shall be recorded at a future date in order to facilitate traffic circulation through the Avenue of Flags Specific Plan area.

D. ENGINEERING CONDITIONS – LOT LINE ADJUSTMENT (19-LLA-01)

53. Final Lot Line Adjustment. The applicant shall submit all necessary documents, sketches, and fees for finalizing the lot line adjustment. These may include but are not limited to a preliminary title report less than 60 days old, legal descriptions of the parcels following the adjustment, modified deeds of trust and/or partial reconveyances as required, grant deed or deeds with accompanying legal descriptions and sketches, a sketch showing the existing and adjusted lines, a certificate of conformity for City Surveyor’s signature and for County Clerk of the Board’s signature for tax clearance, Owner’s Certificates and Certificates of Record Title Interest. These documents will be prepared by a Land Surveyor, Licensed in the State of California or by a Civil Engineer Registered in the State of California and authorized to practice land surveying. Applicant or applicant’s agent shall coordinate with the City Surveyor to assure that all required documents are prepared and submitted.

54. Completion. The lot line adjustment must be completed (i.e., grant deeds recorded and lot lines adjusted) prior to building occupancy,

55. Outstanding Fees. Any and all outstanding fees for the project must be paid prior to City approval and signature of final LLA documents and prior to recordation.

E. PLANNING CONDITIONS

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

57. Performance Standards. The design, operation, and use of the Project and Property shall comply with all outdoor storage, trash collection design, performance standards, landscaping requirements, and lighting provisions of the Buellton Municipal Code. All exterior lighting shall be located and designed so as to avoid creating substantial off-site glare, light spillover onto adjacent properties, or upward illumination into the sky. In addition, the Property shall be maintained in strict compliance with the following additional standards.

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a. Use Limitations. No building or other improvement upon the Property shall be constructed, maintained, or used for any purpose other than that which is allowed by the Buellton Municipal Code or otherwise stipulated in the conditions of approval herein. Furthermore, the Property shall be maintained in strict compliance with the following additional standards:
(1) Unobstructed Access. All driveways and areas designated for offstreet parking shall remain accessible at all times. Except as allowed by revocable license approved by the City, parking shall not be allowed on driveways at any time.
(2) Vehicle Repair. No disassembly, repair or any other work shall be performed on any vehicle, machine, motor, appliance or other similar device shall be allowed on any portion of the Property except or unless such work and device is wholly removed from public view. (3) Exterior Storage. No storage of any goods, materials or equipment shall be permitted on the Property except within the confines of fully enclosed buildings.
b. Prohibited Activities. No person owning, leasing, occupying or having charge or possession of the Property, or any portion thereof, shall maintain or use the premises in such a manner that any of the following conditions are found to exist:
(1) Fire and Explosion Hazards. Storage and transportation of flammable or explosive materials, as defined by the County of Santa Barbara Fire Department, which are provided without adequate safety devices against the hazard of fire and explosion and adequate firefighting and fire-suppression equipment and devices, standard in the industry.
(2) Fissionable, Radioactivity or Electrical Disturbance. Storage or use of fissionable or radioactive material, if their use or storage results at any time in the release or emission of any fissionable or radioactive material into the atmosphere, the ground, or sewage systems, or any activities which emit electrical disturbances, affecting the operation at any point of any equipment other than that of the creator of such disturbance.
(3) Glare, Humidity, Heat and Cold. Direct or sky-reflected glare, whether from floodlights or from high temperature processes, or humidity, heat or cold that is produced and is perceptible without instruments by the average person at the Property line.

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(4) Liquid and Solid Wastes. Discharge at any point into any public sewer, private sewage disposal system, or stream, or into the ground, of any material of such nature or temperature as can contaminate any water supply, interfere with bacterial processes in sewage treatment, or otherwise cause the emission of dangerous or offensive elements, except in accordance with standards approved by the California Department of Public Health or such other governmental agency as shall have jurisdiction over such activities. (5) Odors. Emissions of odorous gases or other odorous matter that are produced in nuisance quantities at the Property line.
(6) Particulate Matter and Air Contaminants. Emissions, including but not limited to, fly ash, dust, fumes, vapors, gases, and other forms of air contaminants which are produced from any facility or activity which are readily detectable without instrument by the average person at the Property line which can cause any damage to health, animals, vegetation or other forms of property, or which can cause excessive soiling at any point.
(7) Vibration. Ground vibration that is produced and is discernible without instruments to the average person at the Property line.

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

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

59. Building Standards. All building construction shall be designed and performed in accordance with the currently adopted California Building Code, and all other appropriate sections of the Buellton Municipal Code, State of California energy

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conservation standards and Title 24 handicap accessibility standards. All necessary plans and documentation shall be submitted at time of plan check including, but not limited to, complete architectural plans and appropriate engineering calculations prepared by a California Licensed Architect or Engineer.

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

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

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

63. Rule 360 Emissions Compliance. Small boilers and water heating units (rated between 75,000 and 2.0 million BTU/hr) must comply with the emission limits and certification requirements of APCD Rule 360. Please see www.sbapcd.org/eng/boiler/rule360/rule_360.htm for more information and a list of certified boilers (note: any units fired on fuels other than natural gas must be certified by the SBAPCD on a case-by-case basis, even if the unit is certified when fired on natural gas).

64. Compliance with Air Quality Regulations. The project shall comply with APCD Rule 345 and related air quality requirements, as described below, which would ensure that construction emissions would remain less than significant. a. During construction, use water trucks or sprinkler systems to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this should include wetting down such areas in the late morning and after work is completed for the day. Increased watering frequency should be required whenever the wind speed exceeds 15 mph. Reclaimed water

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should be used whenever possible. However, reclaimed water should not be used in or around crops for human consumption.
b. Minimize amount of disturbed area and reduce on site vehicle speeds to 15 miles per hour or less.
c. Gravel pads must be installed at all access points to prevent tracking of mud onto public roads.
d. If importation, exportation and stockpiling of fill material are involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting fill material to and from the site shall be tarped from the point of origin. e. After clearing, grading, earth moving or excavation is completed, treat the disturbed area by watering, or revegetating, or by spreading soil binders until the area is paved or otherwise developed so that dust generation will not occur.
f. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust offsite. Their duties shall include holiday and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the Air Pollution Control District prior to land use clearance for map recordation and land use clearance for finish grading for the structure.
g. Prior to land use clearance, the applicant shall include, as a note on a separate informational sheet to be recorded with map, these dust control requirements.

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

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shall be used. Equipment meeting CARB Tier 2 or higher emission standards should be used to the maximum extent feasible.
l. Diesel powered equipment should be replaced by electric equipment whenever feasible.
m. If feasible, diesel construction equipment shall be equipped with selective catalytic reduction systems, diesel oxidation catalysts and diesel particulate filters as certified and/or verified by EPA or California. n. Catalytic converters shall be installed on gasoline-powered equipment, if feasible.
o. All construction equipment shall be maintained in tune per the manufacturer’s specifications.
p. The engine size of construction equipment shall be the minimum practical size.
q. The number of construction equipment operating simultaneously shall be minimized through efficient management practices to ensure that the smallest practical number is operating at any one time.
r. Construction worker trips should be minimized by requiring carpooling and by providing for lunch onsite

65. Final Occupancy Clearance. No Final Building Inspection Clearance or release of occupancy will be granted for any building on the Property until all construction is completed and all improvements and landscaping associated with the Project are installed in accordance with the plans approved and the conditions specified herein.

Exceptions to this requirement may be granted subject to: (i) approval of the City Engineer and Planning Director; (ii) assurance that unfinished items will be completed within a reasonable period of time (including, but not limited to, the posting of appropriate performance security to assure such completion); (iii) essential infrastructure necessary to serve the entire Project is fully installed; and (iv) public safety and convenience is appropriately protected.

66. Property Maintenance. The Project and Property, including the landscaping, shall be maintained in a continuous state of good condition and repair, in full compliance with all approved plans, specifications and conditions of approval. Corrective improvements shall be undertaken as necessary to continuously conform with and implement conditions of Project approval including, as applicable, repair, repainting and/or replacement of Project components as needed. Where a Project is found to be non-compliant, the Applicant shall adhere to City recommendations to bring the Project into compliance.

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

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68. Architectural Design. The Project is designed as Art Deco. The architectural design of the buildings shall conform to that shown on the Project plans submitted August 7, 2020, which include: architectural elevations; the color and materials board submitted (image sheets included in the plans); and the color 3D Illustrations.

In future iterations of the project plans submitted as part of the building permit plans, additional detail shall be provided regarding roof drainage, details of key architectural elements and updating of digital color and materials boards to match elevations, to the satisfaction of the Planning Director.

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

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

71. Project Inspections. Upon completion of construction and prior to occupancy or use, the Planning Director shall conduct a Project Inspection prior to and as a condition precedent to obtaining Final Building Inspection Clearance. Compliance with all conditions of approval is a pre-requisite to obtaining the Final Building Inspection Clearance.

72. Landscape and Irrigation Plans. The final landscape and irrigation plans shall be in compliance with the City’s Water Efficient Landscaping Ordinance and utilize species from the City’s Approved Tree Planting List or to the satisfaction of the City Planning Director. Final Landscape Plans must include the Model Water Efficiency Landscape Ordinance statement to ensure compliance. The Tree Inventory (Sheet T-1.0) shall be updated to remove the mitigation note that references the planting of 20 one-gallon oak seedlings as mitigation for 2 mature oaks removed as none are noted in the tree survey that would qualify for protection under BMC 12.32 (Tree Ordinance).

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

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

75. Landscape Maintenance. Following installation, all landscaping shall be continuously maintained thereafter for a period of not less than one year or until

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such time that all plant material has been completely established. The Planning Director shall inspect or cause to be inspected all landscaped areas after the one year maintenance period. If the landscaping is healthy and established, the one year maintenance portion of the surety may be released.

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

77. Approval. Approval of 19-FDP-01 and 19-LLA-01 (the “Permit”) is granted to the Applicant for the Property as identified in the Project Description. Except or unless indicated otherwise herein, all buildings, driveways, parking areas, and other facilities or features shall be located and maintained substantially as shown on the exhibits accompanying the application for the Project.

78. Development Time Frame. Building construction must be started not later than seven years after approval of the Final Development Plan (as set forth in the development agreement indicated by Condition 91), or if a Permit is issued within the seven year period, construction must be diligently pursued thereafter, or this approval will lapse pursuant to the development agreement indicated in Condition 91 and be revoked pursuant to the Buellton Municipal Code.

79. Parking. A total of 108 parking spaces, including 5 handicapped accessible spaces, plus 1 loading space must be provided for the Project. All parking spaces shall be striped in accordance with City of Buellton standards prior to issuance of the occupancy permit.

80. Signage. A maximum aggregate sign area of 451 square feet is allowed for the Project. Any proposed sign lighting shall be dark-sky friendly. A separate sign permit will need to be submitted prior to Zoning Clearance and signage design shall be in substantial conformance with the Conceptual Signage Plan, date-stamped August 7, 2020. The sign permit application shall include a Master Sign Program reflecting design details and dimensions for all proposed signage (wall, awning, building identification, suspended/projecting, tenant/building directory, individual tenant, door, window, directory, etc.) and in sufficient detail to allow for calculation of compliance with the City’s Sign Ordinance (Municipal Code Section 19.04). A Minor Use Permit will be required if the overall proposed sign area exceeds 400 square feet.

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

82. Bike Racks. A bike room for residents shall provide parking spaces for 66 bicycles; bike racks for the public shall be as determined by the Planning Commission.

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83. Lighting. All new exterior lighting fixtures shall comply with the Art Deco style and any applicable requirements of the Community Design Guidelines; and shall be fully shielded to protect dark skies and minimize glare. All lighting shall be LED or Inductive technology or other energy efficient type of lighting

84. Light Intensities. All exterior lighting to be hooded and dark-sky friendly; documentation to support dark-sky friendly fixtures shall be provided, as applicable. Prior to Zoning Clearance, an updated Photometric Lighting Plan shall be required to demonstrate compliance with performance standards applicable to outdoor lighting for mixed-use projects (BMC § 19.18.024). This shall apply to wall-mounted exterior lighting on ground, 2nd and 3rd floors, as well as perimeter lighting, path lighting, and security lighting in the exterior parking lot. All exterior lighting shall be hooded and no unobstructed beam of exterior light shall be directed toward any area zoned or developed residentially. Lighting shall be designed so as not to interfere with vehicular traffic on any portion of a street.

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

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

87. Affordable Housing Ordinance. Compliance with the Affordable Housing Ordinance (AHO) is required in accordance with Municipal Code Chapter 19.16.

Compliance as detailed in the AHO includes but is not limited to:
a. Inclusionary Zoning and Affordable Units. At least 15% of the 64 residential units, a total of ten (10) units, shall be developed as Affordable Units (as defined in the AHO).
b. Affordable Housing Agreement. As a condition precedent to obtaining a demolition permit, the Applicant shall prepare and submit an Affordable Housing Agreement for review and approval by the City Council for the purpose of detailing and ensuring compliance with the AHO. The Affordable Housing Agreement will be recorded against the property prior to issuance of the demolition permit. c. Relocation Assistance. Relocation assistance and related advisory services in accordance with Section 19.16.017 of the AHO shall be provided to any tenant who is displaced or subject to displacement due to the demolition of an existing residential rental unit on the subject property.

88. Privacy Screening. Privacy screening for private patios which abut one another on 2nd and 3rd floors shall be described and shown on future iterations of landscape and/or floor plans submitted as part of building plans, as applicable.

89. Covenants, Conditions & Restrictions (CC&Rs). CC&Rs are required for all mixed-use projects and shall include provisions notifying future residential tenants

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and owners of the potential noise and nuisance impacts of living in a mixed-use project.

90. Development Opportunity Reserve (DOR) Terms.

INCENTIVES
Residential Density Allowance
A maximum density of up to 39 units per acre, which calculates to 64 units for the

1.64 acre property, shall be built, as set forth in the project plans date-stamped August 7, 2020.

Parking Reduction
In lieu of the total 137 spaces required (101 Residential, 36 Commercial), a total of 108 vehicle parking spaces shall be built, and shall include: 103 residential spaces (of which up to 9 spaces may be compact), and 5 commercial spaces. All other code required parking, including handicapped spaces and loading zone, etc. shall be provided as shown on the plans date stamped August 7, 2020.

PUBLIC BENEFIT
In return for the incentives regarding Parking and Density, Applicant shall deposit funds as required by the Development Agreement (20-DA-01).

91. Development Agreement. Prior to issuance of a Zoning Clearance or a permit to demolish any building on the subject property, Applicant shall enter into a development agreement to implement the conditions of approval for 19-FDP-01 and 19-LLA-01 as set forth in City Council Resolution No. 20-26. As per Condition 78, the development agreement shall govern the duration of the approvals.

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

CONDITIONS FOR DEVELOPMENT PLAN

92. Fire Protection Plan. A fire protection engineer shall be required to design a fire protection plan to include at a minimum:
a. Fire Sprinkler Systems
b. Standpipe System
c. Smoke Removal System for parking garage

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d. Alarm Systems
e. Roof Access
If you have any questions or require further information, please call Glenn Fidler, Captain, at 805-681-5528 or 805-681-5523.

E. COUNTY OF SANTA BARBARA BUILDING DIVISION CONDITIONS The following information will be required at submittal of building permit application and plans.

93. A Geology report prepared and signed by a California licensed geologist will be required.

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

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

96. Provide separate “Site Accessibility Plans” detailing accessible routes of travel between building and to the public way and/or streets serving the site and coordinate with civil. All accessible features (accessible parking, ramps, stairs, interior and exterior accessible paths of travel and accessible restrooms in compliance with CBC 11A (housing) and 11B must be identified and fully detailed.

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

98. Incorporate compliance with the applicable CA Green Code in the plans to include commissioning.

99. Provide a complete, independent plan which graphically delineates all fire areas, fire walls, fire barriers, fire partitions, exterior rated walls due to fire separation distance to property lines, horizontal fire-resistive assemblies and fire resistive construction based on the Type of Construction (III-A per AOR.) Provide thorough detailing for horizontal and vertical continuity of the fire rated assemblies on the plans and protection of penetrations at fire rated assemblies. Label all fire-resistive corridors, shafts, incidental use areas, etc. Cite code sections indicating reasons assemblies are rated. 100. Clearly show egress requirements for the building. A separate, detailed egress plan will be required for clarity of plan review and field inspection. Show occupant load, number of exits required and number of exits provided at each space, story and building totals. Provide a calculation for required exit width. Label all components of the exit access, exit, exit discharge and show compliance with applicable provisions addressing those components throughout the building. Specify and detail an accessible path of travel to and from all entrances and exits to the public right of way.
101. Provide a plumbing fixture analysis.

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102. Incorporate any conditions of approval of the Flood Plain Administrator into the plans.
103. Landscape plans which detail compliance with the current Model Water Efficiency Landscape Ordinance (MWELO) or City requirements (whichever are most stringent) will be required.
104. Compliance with Federal Access Laws or Standards (i.e.: Americans with Disabilities Act) is solely the responsibility of the property owner and Architect of Record.
105. Applications submitted on or after January 1, 2020 will be subject to the 2019 Codes.

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

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

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

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July 1st, 2024
City Council
City of Buellton
107 West Highway 246
Buellton, CA 93427
Re: Story Pole Exemption Request
Dear Honorable City Council Members,
I am writing on behalf of MB Development Company, in reference to the projects located at 480 and 518 Avenue of Flags, to respectfully request an exemption from Buellton Municipal Code Section 19.08.120, which requires the installation of story poles and the provision of scale models or graphic presentations for projects exceeding 25 feet in height.

The 480 and 518 Avenue of Flags projects were previously approved with story poles erected as part of the initial development process. We are currently seeking modifications and updates to these entitlements, which include changes to the building heights. For the 480 Avenue of Flags project, the approved height was 38 feet, and we are now requesting an increase to 47 feet. This additional height is set back over 39 feet from the property line and is located on the fourth story, making it virtually unnoticeable from the sidewalk.

Similarly, for the 518 Avenue of Flags project, the approved height was 41 feet, and we are now requesting an increase to 47 feet. While this height increase is also primarily on the fourth story, it will result in a slightly higher massing on the frontage. However, much of this additional height is part of the interior design and set back from the street level. This increase is still inconsequential to the overall design and does not significantly impact the visual aesthetics of the project.

Given that the primary modifications involve height increases that are either set back or minimally impactful to the streetscape, we believe that the requirement for additional story poles, scale models, or graphic presentations will not provide substantial clarification for the review of these modifications. The existing approvals and the nature of the proposed changes render these requirements unnecessary for an informed decision-making process.

We appreciate the City Council's consideration of this request and are committed to working closely with the City to ensure the successful development of these projects. We believe that granting this exemption will streamline the review process without compromising the quality or transparency of the project evaluation.

Thank you for your attention to this matter. We look forward to your favorable response.

Sincerely,
Brandon Mann
MB Development Company
Manager

Page 323 of 361 ends

Exhibit A
Avenue of Flags Context

Page 324 of 361 ends

AVENUE OF FLAGS STREET CONTEXT
518 AVENUE OF FLAGS - STREET PERSPECTIVE518 AVENUE OF FLAGS - STREET PERSPECTIVE REVISED STREET SCENE APPROVED STREET SCENE 480 AVENUE OF FLAGS - STREET PERSPECTIVE 480 AVENUE OF FLAGS - STREET PERSPECTIVE
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024 A12

Page 325 of 361 ends

Exhibit B
480 Story Poles

Page 326 of 361 ends

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
1st F.F.

2nd F.F.

Roof Deck

3rd F.F.

T.O.Parapet

PROPERTY LI NE
PROPERTY LI NE 7
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S I G N A G E S I G N A G E S I G N A G E S I G N A G E S I G N A G E

S I G N A G E

PROPOSED
Minmum: 28’
Predominant Max: 43’11”
3rd Floor Height: 33’-6”
(Front/Side Property Lines)
Setback: 5” - 31’-9”
4th Floor Height: 47’-11”
(Front/Side Property Lines)
Setback: 5” - 31’-9”
Front (AOF): 5” - 39’-8”
(58% of frontage setback > 10’)
Side (2nd St.): 10’ - 43’ setbacks

RIIURQWDJHVHWEDFN·

Side (So. P/L): 10’ setbacks

VHWEDFNDW·

Front (AOF): 10’5” - 39’-8”
(20% of frontage setback > 10’)
Side (2nd St): 10’- 40’ setbacks

RIIURQWDJHVHWEDFN·

Side (So. P/L): 10’ setbacks

VHWEDFNDW·

Art Deco Tower Elements: 47’-11” Art Deco Tower Elements: 47’-11” ------ ------
------

APPROVED
STREET FACADE # 30’

PROPOSED BUILDING ELEVATIONS
APPROVED WEST ELEVATION - AVENUE OF THE FLAGS1/8" = 1'-0" (24 X 36 SHEET) 1REVISED WEST ELEVATION - AVENUE OF THE FLAGS1/8" = 1'-0" (24 X 36 SHEET) 2 2ND STREET
2ND STREET
0'-0” FF (359.30’)

COMMERCIAL GROUND FLOOR
14'-0” FF

RESIDENTIAL

SECOND FLOOR
24’-5” FF

RESIDENTIAL

THIRD FLOOR
43’-11”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
34’-10” FF

RESIDENTIAL

FOURTH FLOOR
2'-0” FF (360.30’)
GYM / LOBBY/ RES. GROUND FLOOR

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

AVERAGE NATURAL GRADE
359.56’

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

AVERAGE NATURAL GRADE
359.56’

PROPERTY LINE

PROPERTY LINE
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024 A8

Page 327 of 361 ends

0 4 8 16
1/8” = 1’-0” 24X36 SHEET
1st F.F.

2nd F.F.

Roof Deck

3rd F.F.

T.O.Parapet

PROPERTY LI NE
0$;,080+(,*+7/,0,7

S I G N A G E

S I G N A G E S I G N A G E S I G N A G E S I G N A G E

S I G N A G E S I G N A G E S I G N A G E S I G N A G E S I G N A G E

S I G N A G E
STREET FACADE # 30’

PROPOSED BUILDING ELEVATIONS
APPROVED NORTH ELEVATION - SECOND ST.1/8" = 1'-0" (24 X 36 SHEET) 1REVISED NORTH ELEVATION - SECOND STREET1/8" = 1'-0" (24 X 36 SHEET) 2 AOF

PARKING
PROPOSED TYP. PARAPET HEIGHT
47’-0” T.O.P.

MAX PROPOSED PLATE HEIGHT
43’-11”
RESIDENTIALFOURTH FLOOR34’-10” FF

RESIDENTIALTHIRD FLOOR
24’-5” FF

RESIDENTIALSECOND FLOOR
14'-0” FF
GYM / LOBBY/ RES. GROUND FLOOR
2'-0” FF (360.30’)

COMMERCIAL GROUND FLOOR
0'-0” FF (359.30’)

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

AVERAGE NATURAL GRADE
359.56’

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

AVERAGE NATURAL GRADE
359.56’

PROPERTY LINE
480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024 A9

Page 328 of 361 ends

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

TYPICAL UNIT PLANS
1st F.F.

2nd F.F.

1st T.O.P.

Roof Deck

2nd T.O.P.

3rd F.F.

3rd T.O.P.

T.O.Parapet

$ % & ' ( ) * + , -
F.F. 358.2

$

$

PROPERTY LI NE
0$;,080+(,*+7/,0,7

%HG8QLW

%HG8QLW

5HWDLO

3DUNLQJ

%HG8QLW

%HG8QLW

6WXGLR

6WXGLR
Building Beyond

CAFE BUSINESS CENTER GYM
1 BED 1 BED1 BED
1 BED1 BED
1 BED 1 BED
1 BED
2 BED2 BED
2 BED2 BED
1 BED1 BED CIRC.

CIRC.

CIRC. CIRC.

DRIVE AISLE
0'-0” FF (359.30’)

COMMERCIAL GROUND FLOOR
14'-0” FF

RESIDENTIAL

SECOND FLOOR
24’-5” FF

RESIDENTIAL

THIRD FLOOR
43’-11”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
2'-0” FF (360.30’)
GYM / LOBBY/ RES. GROUND FLOOR
34’-10” FF

RESIDENTIAL

FOURTH FLOOR
LONGITUDINAL SECTION LOOKING NORTH - APPROVED 3/32" = 1'-0" (24 X 36 SHEET) 1LONGITUDINAL SECTION LOOKING NORTH - REVISED 3/32" = 1'-0" (24 X 36 SHEET) 2 480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024 A10

Page 329 of 361 ends

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

TYPICAL UNIT PLANS
1st F.F.

2nd F.F.

1st T.O.P.

Roof Deck

2nd T.O.P.

3rd F.F.

3rd T.O.P.

T.O.Parapet

$

$

PROPERTY LI NE
PROPERTY LI NE 7, 0,
/
7 +
*
,
(
+
0 8
0 ,
;
$
0

%HG8QLW

%HG8QLW

6WXGLR

6WXGLR

6WXGLR

6WXGLR

%HG8QLW

%HG8QLW

(QWU\3DVVDJH

3DUNLQJ

BIKE STORAGE
1 BED1 BED
1 BED 1 BED1 BED1 BED 1 BED1 BED
POOL

COURTYARD

BUSINESS CENTER
2 BED2 BED2 BED2 BED
CIRC. CIRC.

CIRC. CIRC.

CIRC.

CIRC./PATIO/ROOF DECK
CIRC.

CIRC./PATIO/ROOF DECK
0'-0” FF (359.30’)

COMMERCIAL GROUND FLOOR
14'-0” FF

RESIDENTIAL

SECOND FLOOR
24’-5” FF

RESIDENTIAL

THIRD FLOOR
43’-11”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
2'-0” FF (360.30’)
GYM / LOBBY/ RES. GROUND FLOOR
34’-10” FF

RESIDENTIAL

FOURTH FLOOR
LONGITUDINAL SECTION LOOKING EAST - APPROVED 3/32" = 1'-0" (24 X 36 SHEET) 1LONGITUDINAL SECTION LOOKING EAST - REVISED 3/32" = 1'-0" (24 X 36 SHEET) 2 480 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
20 MAY 2024 A11

Page 330 of 361 ends

Exhibit C
518 Story Poles

Page 331 of 361 ends

0 4 8 16
1/8” = 1’-0” 24X36 SHEET

PROPOSED
Minmum: 30’
Predominant Max: 47’
3rd Floor Facade Height: 32’
(Front/Side Property Lines)
Setbacks Vary: 0’ - 34’-1”
4th Floor Facade Height: 47’
(Front/Side Property Lines)
Setbacks Vary: 2’-2” - 78’
Front (AOF): 0’ - 34’-1” setbacks
(25% of frontage setback > 10’)
Side (2nd St.): 0’ - 35’ setbacks
(56% of frontage setback > 10’)
Side (No. P/L): 12’ - 132’ setbacks
(100% setback at > 10’)
Front (AOF): 2’2” - 78” setbacks
(37% of frontage setback > 10’)
Side (2nd St.): 7’6” - 35’ setbacks
(77% of frontage setback > 10’)
Side (No. P/L): 12’ - 132’ setbacks
(100% setback at > 10’)
Art Deco Tower Elements: 45’ Art Deco Tower Elements: 45’ ------ ------
------------

APPROVED

PROPOSED BUILDING ELEVATIONS
APPROVED WEST ELEVATION - AVENUE OF THE FLAGS1/8" = 1'-0" (24 X 36 SHEET) 1REVISED WEST ELEVATION - AVENUE OF THE FLAGS1/8" = 1'-0" (24 X 36 SHEET) 2 46’-3”
TOP OF CROWN HEIGHT TYP.
2ND STREET2ND STREET
0'-0” FF (359.30’)
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

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

PROPOSED TYP. PARAPET HEIGHT

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

AVERAGE NATURAL GRADE
359.56’

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

AVERAGE NATURAL GRADE
359.56’

AVERAGE NATURAL GRADE)
GRADE

STREET FACADE # 30’

PROPERTY LINE PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
0'-0” FF (359.30’)

COMMERCIAL CAFE GROUND FLOOR
12'-5” FF

RESIDENTIAL

SECOND FLOOR
22’-10” FF

RESIDENTIAL

THIRD FLOOR
42’-4”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
33’-3” FF

RESIDENTIAL

FOURTH FLOOR
1'-0” FF (360.30’)
LIVE-WORK / LOBBY/ RES. GROUND FLOOR
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024 A8

Page 332 of 361 ends

0 4 8 16
1/8” = 1’-0” 24X36 SHEET

PROPOSED BUILDING ELEVATIONS
APPROVED SOUTH ELEVATION - 2ND STREET1/8" = 1'-0" (24 X 36 SHEET) 1PROPOSED SOUTH ELEVATION - 2ND STREET1/8" = 1'-0" (24 X 36 SHEET) 2

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

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
50’-0”

MAX HEIGHT LIMIT
41’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT

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

AVERAGE NATURAL GRADE
359.56’

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

AVERAGE NATURAL GRADE
359.56’ 0'-0” FF (359.30’)

COMMERCIAL CAFE GROUND FLOOR
12'-5” FF

RESIDENTIAL

SECOND FLOOR
22’-10” FF

RESIDENTIAL

THIRD FLOOR
42’-4”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
33’-3” FF

RESIDENTIAL

FOURTH FLOOR
1'-0” FF (360.30’)
LOBBY/ RES. GROUND FLOOR
STREET FACADE # 30’

PROPERTY LINE PROPERTY LINE
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024 A9

Page 333 of 361 ends

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

SITE SECTIONS
CROSS SECTION WITH SITE NEIGHBOR CONTEXT - APPROVED3/32" = 1'-0" (24 X 36 SHEET) 1CROSS SECTION WITH SITE NEIGHBOR CONTEXT - REVISED3/32” = 1'-0" (24 X 36 SHEET) 2 2 BED 2 BED2 BED 2 BED 2 BED2 BED
RETAIL SPACE 3

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

ROOF DECK

DRIVE AISLEDRIVE AISLE

SOLAR CARPORTS

GARAGES

FIRST FLOOR RESIDENTIALFIRST FLOOR RESIDENTIAL

PARKINGPARKING

THIRD FLOOR RESIDENTIAL

SECOND FLOOR RESIDENTIAL

THIRD FLOOR RESIDENTIAL

SECOND FLOOR RESIDENTIAL

NEIGHBORING RESIDENTIAL

APARTMENT BUILDING

NEIGHBORING RESIDENTIAL

APARTMENT BUILDING
CAFE
1 BED1 BED 1 BED 1 BED
1 BED
1 BED1 BED
1 BED

BIKE STORAGE TANDEM GARAGE
1 BED 1 BED
1 BED1 BED
1 BED1 BED

COMMON ROOF DECK

PRIVATE

ROOF DECK

PRIVATE

ROOF DECK
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024 A11

Page 334 of 361 ends

0 4 8 16
1/8” = 1’-0” 24X36 SHEET

SITE SECTIONS
STUDIO STUDIO STUDIO STUDIO 2 BEDSTUDIO STUDIO STUDIO STUDIO 2 BED 1 BED RETAIL SPACE 1 RETAIL SPACE 2 RETAIL SPACE 3
0'-0” FF
COMMERCIAL & RES.

GARAGES GROUND FLOOR
9’-4” FF

RESIDENTIAL

FIRST FLOOR
19'-8” FF

RESIDENTIAL

SECOND FLOOR
30’-0” FF

RESIDENTIAL

THIRD FLOOR
39’-0”

MAX PROPOSED PLATE HEIGHT
47’-0”

MAX PROPOSED PARAPET HEIGHT

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

AVERAGE NATURAL GRADE
359.56’

AVERAGE NATURAL GRADE)
GRADE
0'-0” FF (359.30’)

COMMERCIAL CAFE GROUND FLOOR
12'-5” FF

RESIDENTIAL

SECOND FLOOR
22’-10” FF

RESIDENTIAL

THIRD FLOOR
42’-4”

MAX PROPOSED PLATE HEIGHT
47’-0” T.O.P.

PROPOSED TYP. PARAPET HEIGHT
33’-3” FF

RESIDENTIAL

FOURTH FLOOR
1'-0” FF (360.30’)
LIVE-WORK/ LOBBY/ RES. GROUND FLOOR
1 BED

STUDIOSTUDIOSTUDIO
2 BEDROOM 2 BEDROOM 2 BEDROOM2 BEDROOM 2 BEDROOM 2 BEDROOM2 BEDROOM 2 BEDROOM 2 BEDROOM LIVE WORK 1 LIVE WORK 2 LIVE WORK 3 LIVE WORK 4

COMMON ROOF DECK
1 BED
LONGITUDINAL SECTION LOOKING EAST - REVISED 3/32" = 1'-0" (24 X 36 SHEET) 2LONGITUDINAL SECTION LOOKING EAST - APPROVED 3/32" = 1'-0" (24 X 36 SHEET) 1 518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024 A12
CAFE RES. LOBBY

Page 335 of 361 ends

CITY OF BUELLTON
Planning Commission Agenda Staff Report
Planning Director Review: AK
Planning Commission Agenda Item No: 3

To: The Honorable Chair and Commission Members
From: Irma Tucker, Contract City Planner
Meeting Date: October 17, 2024
Subject: Resolution No. 24-06 - “A Resolution of the Planning Commission of the City of Buellton, California,
Recommending Approval of a Development Plan
Modification (24-DPM-02) to Final Development Plan (19- FDP-01) for the Creekside Village Mixed-Use Project,
Located at 480 Avenue of Flags on Assessor’s Parcel
Number 137-170-070, and Making Findings In Support
Thereof”

BACKGROUND/DISCUSSION
Owner: Creekside Village (AOF) LLC
Agent/Applicant: MB Development Company, Brandon Mann, Manager General Plan Designation: Avenue of Flags Specific Plan Zoning: CR-SP (General Commercial-Specific Plan)
APN: 137-170-006
On behalf of property owner Creekside Village (AOF) LLC, Brandon Mann of MB Development Company (Agent/Applicant) has submitted a Development Plan Modification (DPM) application (24-DPM-02) requesting modifications to the previously-approved Creekside Village Mixed-Use Project (referred to herein as “Creekside Village” and “Project”). The Project is on a 1.64+/- acre parcel within the Avenue of Flags (AOF) Specific Plan, at the south-east corner of Avenue of Flags and Second Street. See attached vicinity map showing location of the project. (Attachment 1)
The previous approvals and related land use entitlements (hereinafter referred to as the “Approved Project”) were granted through the following discretionary actions:
 Planning Commission Resolution No. 20-05 (September 17, 2020) recommending approval of Final Development Plan (19-FDP-01);
 City Council Resolution No. 20-26 (October 22, 2020) approval of 19-FDP-01 with modification for Building Façade Height Setback deviation; and participation in the AOF Specific Plan Development Opportunity Reserve (DOR) program, which provides development incentives for Reduced Parking and Residential Density in return for monetary deposits into a Public Benefit Fund

Page 336 of 361 ends

Creekside Village Mixed-Use Project Page 2 October 17, 2024 PC Resolution No. 24-06
 City Council Ordinance 20-07 approving Development Agreement 20-DA-01 (October 22, 2020 and November 12, 2020, 1st & 2nd readings) which implements the project approvals and memorializes terms of the DOR incentives and benefits.

APPROVED PROJECT SUMMARY
Approval of Final Development Plan (19-FDP-01) provided for the construction of:
 One mixed-use commercial and residential building that would provide 10,670 square feet of general commercial use and 64 multi-family residential units, with town plaza corner courtyard, and 108 parking spaces a majority of which are located in a parking garage underneath the podium deck structure that supports the building above.  The new building would be three (3) stories at an average height of 38 feet, with tower elements extending to approximately 45 feet.
 Amenities include a ground level Town Plaza corner courtyard; and outdoor patios, landscaping and decorative hardscape areas, fitness center, bike room, club room, roof deck, and other site features for the residential uses.  Other amenities: entrance lobby, mail room, laundry room, bicycle storage room, pedestrian amenity bridge connecting Buildings #1 and #2.

Approval of 19-FDP-01 also included plan modifications to allow for Building Height and Building Façade Height Setback deviations from the Buellton Municipal Code (BMC) and the Specific Plan, respectively.

1. Building Height modification to allow for an increased three (3) foot building height overall.

2. Building Façade Height Setback modification to allow for an increased eight (8) foot building façade height along portions of the front and side facades. This would result in an average of 32% of the building façade heights at portions of the property lines to be setback less than 10 feet, which would deviate from the 10 foot setback requirement above the 30-foot height level as set forth in the Avenue of Flags Specific Plan.

Approval of Development Agreement (20-DA-01) memorialized terms of the Development Opportunity Reserve (DOR) program of incentive/benefits created by the AOF Specific Plan., whereby the Applicant was granted development incentives for increased Residential Density (39 dwelling units per acre versus 15 units per acre baseline density) and Reduced Parking (108 parking spaces rather than the 137 spaces otherwise required by code) in return for community benefits consisting of a fixed-sum payment into a Public Benefit Fund to be administered by the City.

PROPOSED MODIFIED PROJECT (24-DPM-02)
Project Description
Development of a mixed-use project, as herein modified (the “Modified Project”) consisting of one mixed-use commercial and residential building, 47 feet in height to typical top-of-parapet, with 64 dwelling units (including 3 Live-work units) and 3,708 square feet of commercial and

Page 337 of 361 ends

Creekside Village Mixed-Use Project Page 3 October 17, 2024 PC Resolution No. 24-06
“work” space, town plaza corner courtyard, residential and bike storage, and 107 parking spaces on 1.64 acres of vacant land located at 480 Avenue of Flags, on the south-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-070 (the “Site”). Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof/patio decks) would be physically available on-site, and shared with, Creekside Village’s companion project “The 518”, located across Second Street at 518 Avenue of Flags.

Summary of Development Plan Modifications
The applicant is proposing the modifications to achieve economic viability, constructability and enhance design efficiencies while preserving the architectural character of the Project. The Applicant’s DPM request and project description narrative is included as Attachment 2. Please note that the project description addresses both the Creekside Village (located at 480 Avenue of Flags) and The 518 mixed-use projects, both of which are proposed to be constructed as one large development in phases.

The complete set of proposed Modified Project plans (dated May 16, 2024, with subsequent revision of sheets T1, A4, A5, A6, A7, A8 and A24 dated July 9, 2024, and revision of sheets A8 & A9 submitted September 6, 2024) is provided as Attachment 3. Printed plans in 11 x 17 format have been provided to the Planning Commission; digital files of the full size plans can be accessed via the following link:
24-DPM-02 Creekside Village - Modified Project Plans
Development Agreement changes. The proposed modifications trigger the following substantive changes to the approved development entitlements, including terms of the DOR incentives / community benefits, as memorialized in the Development Agreement (DA):
 Additional 9 foot Height increase (including addition of fourth story). An original building height deviation of 3 feet was approved by a plan modification as part of 21- FDP-05. The cumulative height increase of 12 feet over the baseline 35-foot height allowance will be further reviewed by City Council and may result in revisions to the project’s DOR terms and DA.
 Change of use (introduction of live/work). Live/work was not considered in the original entitlements or DA for the Project. The use is allowed by the Specific Plan, and is being considered as part of the modification request (24-DPM-02).

City Council would consider action to amend the Development Agreement at a future date, including any potential changes to the project description and terms of the DOR program.

Other development standards would remain generally consistent with the AOF Specific Plan and/or in substantial conformance with the prior Project approvals. Overall building size and intensity would be reduced without increasing density or unit counts.

Final Development Plan changes. The following is a summary of the modification request (24- DPM-02) and internal changes within the Project; details of the proposed changes and consistency with the Specific Plan and Zoning standards are further described below.  Revise building configuration and footprint (eliminating the indoor garage underneath the podium deck structure and reducing frontage along Second Street), parking layout and

Page 338 of 361 ends

Creekside Village Mixed-Use Project Page 4 October 17, 2024 PC Resolution No. 24-06
internal circulation, and reduce overall building square footage as set forth in Modified Project plans.
 Height increase of an additional 9 feet, for a cumulative height increase of 12 feet over the baseline 35-foot height allowed by code, including addition of a 4 th Floor
 Introduction of new live-work use on ground floor of Avenue of Flags frontage  Reduce the general commercial use from 10,670 to 1,092 square feet; add 2,616 square feet of new live/work commercial use; for a total commercial area of 3,708 square feet; this represents a substantial (65%) decrease in total commercial square footage and related parking requirement
 Maintain the same overall residential density with a total of 64 dwelling units; introduce 3 new live/work units in residential component.
 Reconfigure the parking and circulation layout; reduce parking from 108 approved spaces to 107 spaces, consistent with code standards. Note: the 108 approved parking spaces were granted via a DOR development incentive to allow for 29 fewer spaces than the 137 spaces required by Code.
 Provide additional landscaping, private patios for every residential unit, and enhanced common area amenities (gym, business center, courtyard pool/ lounge area, 3 large roof/patio decks) to be shared with Creekside Village’s companion project “The 518”..

Analysis – Development Plan Modifications and
Consistency With Specific Plan & BMC Zoning Standards
The following tables and narrative regarding applicable development features compare the original approvals with the proposed project modifications, and address consistency with applicable AOF Specific Plan and zoning standards.

Land Uses & Site Development
Table 1.

Development
Feature City Requirement Approved Project
CC Reso. 20-26
Proposed Modific’n
PC Reso. 24-06
Proposed Modification
Consistency
Proposed Use(s) General Commercial &
Mixed-Use
Mixed-Use Mixed-Use Consistent
General Comm’l Allowed Per CR Zone;
no max floor area
General Comm’l =
10,670 sf
Comm’l-Café = 1,092 sf
Live/Work Comml= 2,616 sf
Total Comm’l= 3,708
Consistent
Resid’ Density
(dwelling units
(du) per acre,
mixed-use devt)
Baseline: 15 du/ acre
= 24 du/ site
39 du/ acre
= 64 du site
(Approved DOR
Incentive for Density)
39 du/ acre
= 64 du site
(includes 3 Live/Work
units allowed in AOF-SP)
No Change;
Density Allowed by
Approved
DOR Incentive
Siting of Land
Uses
Ground Floor on AOF
Frontage:
• Non-Resid’l first 150’
depth on AOF (*)
• No parking garages or
Retail Commercial (Café) &
Live-Work
Potentially Consistent
(*) With Conditions for LiveWork Uses

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Creekside Village Mixed-Use Project Page 5 October 17, 2024 PC Resolution No. 24-06
similar (*)
Upper Floors:
• Non-Residential or
Residential
Residential Residential Consistent
Minimum Lot
Area
No minimum 1.64 acres
(71,352 sf)

1.64 acres Consistent
Site Coverage No maximum 24%
(17,340 sf)
21%
(15,250 sf)
Consistent
Landscaping /
Hardscaping
15% ; incl’g hardscape
and setback areas
fronting on streets
15%
(11,012 sf)

17.2%
(12,096 sf)
Consistent
Open Space 250 sf per dwelling unit
= 12,000 for project
12,868 sf
(private patios=7,230 sf)
12,867 sf
(private patios=5,252 sf)
Consistent
Proposed Changes: Building Design, Massing & Site Configuration  Reconfigures the building massing and site plan layout while maintaining substantial conformance to the originally approved Art Deco architectural design, building facades and overall visual aesthetic along Avenue of Flags and 2nd Street.  Revise building configuration and footprint:
o eliminate the indoor garage underneath the podium deck structure, o reducing frontage along Second Street
o reconfigure parking layout and internal circulation,
o reduce overall building square footage as set forth in Modified Project plans. o reconfiguring the internal distribution of uses and amenities  The potential impacts of exterior lighting emanating from the increased height and revised site layout need to be evaluated. An updated photometric lighting analysis for the modified Project is required, and shall show brightness levels throughout the site and at the property line so that impact upon on-site and neighboring uses (especially residential) can be determined. Submittal of photometric plan is a condition of approval in PC Resolution No. 24-06, and the Project shall comply with BMC 19.18.024 pertaining to outdoor lighting standards.

Proposed Change: Land Use
 Reduce the general commercial use from 10,670 to 1,092 square feet; add 2,616 square feet of new live/work commercial use; for a total commercial area of 3,708 square feet; this represents a substantial (65%) decrease in total commercial square footage and a commensurate reduction in parking, as set forth in Table 2 below.  Maintains the same Residential Density with total number of dwelling units at 64 dwellings; however three (3) of these would be newly introduced Live/work units on ground floor of AOF frontage.
o Approved Residential Density – per DOR Incentive. The Creekside Village Project was approved for a Residential Density incentive of 39 dwelling units per acre, which resulted in 64 dwelling units for the 1.64 acre site.

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Creekside Village Mixed-Use Project Page 6 October 17, 2024 PC Resolution No. 24-06
o Proposed Modification. No change to residential density is proposed, therefore the approved DOR terms would potentially remain the same.  Live/work was not considered in the original entitlements or DA for the Project. The use is allowed by the Specific Plan, and is being considered as part of the modification request (24-DPM-02).
o The new Live/Work use would be located on the ground floor along the Avenue of Flags frontage. The units would include combined space for both commercial uses and residential quarters.
o In order to implement the vision and development standards of the Specific Plan, Planning Commission Resolution No. 24-06 includes the following conditions of approval applicable to the Live/work units:
 Given that strictly residential uses are not allowed on the ground floor of building frontages along Avenue of Flags, the “ live” portions of the units shall not be located on the street facing side of the units. No future conversion to all residential use would be permitted in the Live/work spaces.
 The Live/work units shall have a storefront presence and serve to activate the streetscape. The units shall appear, and function, the same as traditional commercial frontages, with welcoming facades and pedestrianoriented commercial uses such as shops, restaurants and services.

Prospective tenants shall consist of the following, or similar, types of uses as deemed appropriate by the Planning Director: Coffee Shops, Juice Bars, Sandwich Shops, Wine/beer Tasting, Yoga Studios, Hair Salons/Barber Shops, Boutique Retail Shops, Specialty
Markets/Merchandise, Real Estate offices, Handicraft & Art Studios, Financial Services, Personal Services, Business Support Services, Medical Services.
 The Live-work units shall be designed and operated as primarily commercial uses, each with an accessory residential area; this shall be reflected in the Modified Project plans. Typical layouts for the residential portion of the live-work units shall be shown. The Live-work units shall not be allowed to convert to all residential use at any time in the future, and the “live” component of each unit shall not be allowed to occupy any greater residential space within each unit than what is shown on the Modified Project plans.
 Leasing and Phasing of the Live-work uses may be permitted as follows:
o Tenant leases shall require that each unit be occupied simultaneously by both a residential tenant and allowable commercial use. The lease shall specify the commercial business to be operated.
o Residential tenants of the Live-work units shall be
owners/operators of the commercial business located within the respective unit.
o A maximum of 3 full-time equivalent employees may be permitted for each unit.

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Creekside Village Mixed-Use Project Page 7 October 17, 2024 PC Resolution No. 24-06
o During the first 6 months of each Tenant lease term, the residents may be allowed to move into a Live-work unit while starting up the commercial business, provided that an application for Zoning Clearance – New Business has been submitted to the City.

However, at the end of the first 6 months, the business shall be operational and shall have received approval of the Zoning Clearance-Business. Otherwise, the lease shall terminate and all tenants, occupants and employees shall be required to vacate the unit.
o If the commercial business ceases to operate for a continuous period of 6 or more months, the lease shall terminate and all tenants, occupants and employees shall be required to vacate the unit.
 The Live-work units approved as part of this project are not considered to be housing units for the purpose of providing housing under the City of Buellton 2023-2031 Housing Element to the General Plan.

Proposed Change: Landscaping, Open Space and Amenities
 Reconfigures/consolidates approved amenities and provides additional landscaping.

Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, 3 large roof/patio decks) are provided on-site, to be shared with Creekside Village’s companion project “The 518”.
 Overall square footage for open space areas has increased. While every residential unit now has a private patio, the total square footage allocated to the private patios has decreased.

Parking, Circulation & Access
Table 2.

Use Parking Space
Ratio
Approved Project
CC Reso. 20-26
Proposed Modification
PC Reso. 24-06
Area (or
Factor)
Spaces
Req’d
Provided Area (or
Factor)
Spaces
Req’d
Provided
Commercial 1 per 300 sf 10,670 36 5 1,094 4
Residential
– Multi-Family
- Live/Work
1 per unit
1 per unit
2 per unit
2 per unit
1 per each 5 unit
64 units:
10– Studio
30 - 1-bedroom
24 - 2-bedroom
n/a
Visitor Parking
101
10 30
48 n/a
13 103 64 units:
8 - studio
33 – 1-bedrm
20 – 2-bedrm
3 – live/work
Visitor
100
8 33
40 6
13 TOTALS 137 108
App’d w/
DOR
Incentive
104 107
Handicapped
(counts toward
total spaces
3 spaces for site
with 81 – 120
spaces
Per total
number of
spaces on site
3 6 3 6

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Creekside Village Mixed-Use Project Page 8 October 17, 2024 PC Resolution No. 24-06
provided)
Loading Space 1 space Comm’l Uses w/
floor area of
3,000+ s.f.
1 space
(10 ft. x
30 ft).
1 1 space
(10 ft. x 30
ft).
1 Parking
Approved Project:
 A total of 108 parking spaces via a combination of an indoor parking garage underneath the podium deck and outdoor surface parking (uncovered spaces) o A DOR Incentive for Reduced Parking was approved by City Council Resolution No. 20-26 and Development Agreement 20-DA-01 to allow 108 parking spaces which represent 29 less spaces than the 137 spaces required by Code..

Proposed Change:
 Reduce parking provided from 108 spaces to 107 spaces, which is 3 spaces more than the minimum 4 spaces required and is thus consistent with code standards. ; o The Approved Project, as designed, required 137 parking spaces. The lower number of required parking spaces for the Modified Project results from a reduction in general commercial square footage, a portion of which is replaced with the “work” component of Live/Work, which has a lower parking ratio requirement per code.
o Given that the proposed number of parking spaces (107) exceeds the number of spaces (104) required by code, the DOR incentive for Reduced Parking is no longer applicable; accordingly, PC Resolution No. 24-06 recommends that the associated condition of approval be deleted.

Circulation and Access
Approved Project: The site plan shows off-site access via one driveway approach along Second Street. Internal vehicular circulation via a network of 2-way drive aisles which provide access to the parking garage and the uncovered parking areas.

Proposed Changes: the building consolidation and related reconfiguration of the parking layout and internal circulation result with a increase in the number of driveway approaches to two driveways on Second Street; The two driveways provide access to two-way internal drive aisles that serve the primarily out door parking spaces (combination of uncovered and Baja Carports) and approximately 10 spaces located in a parking garage.

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Creekside Village Mixed-Use Project Page 9 October 17, 2024 PC Resolution No. 24-06

BUILDINGS, HEIGHTS, SETBACKS
Development
Feature
City Requirement Approved Project
CC Reso. 20-26
Proposed Modific’n
PC Reso. 24-06
Proposed Mod.

Consistency
Building Types
Allowed
Mercantile, Mixed-use
Courtyard Corner
(Town Plaza Corner)
Mixed-Use
Town Plaza Corner
Mixed-Use
Town Plaza Corner
Consistent
Setbacks (s/b) &
Bldg. Placement
on Lots
Zero lot lines
encouraged,
Max Front s/b: 20’
Buildings placed along side
& front property lines
Side Setbacks:1’ – 3’
Front Setback: 1’ – 3’
Buildings placed along side
& front property lines
Side Setbacks: 5’ –12’
Front Setback: 2’ – 8’
Consistent
Consistent
Setbacks for
Town Plaza
Corner Courtyd
AOF & 2nd St. corner,
courtyard:

Min 15’, Max 55’
Corner Courtyard:

AOF Setback: 43’
2 nd St. Setback: 43’
Corner Courtyard:

AOFSetback: 34’
2 nd
St. Setback: 28’
Consistent
Building Heights Minimum: 16’
-----
Maximum: 35’
(w/out incentives)
Minimum: 28
-----
Predominant Max: 38’
(3’ over Code)
(Approved by Plan
Modification)
Minimum: 30
-----
Predominant Max: 47’
(6’ over App’d; 12’over
Code)
Consistent
-----
Inconsistent;
Potentially Allowed w/
Revised DOR
Incentive
Building Façade
Height Setback
Max. Façade Height
at Property Line: 30’
Add’l Height to be
Setback 10’
------------
Architectural
Features: Max. 50’
(BMC § 19.04.110
(B))
3 rd floor Façade Height:
38’
** Setbacks (s/b) Vary:
1’ – 43’
Front (AOF): 1’–47’ s/b
(57% of frontage s/b >10’)
Side (2nd St.): 1’–43’ s/b
(66% of frontage s/b >10’)
Side (S P/L): 3’– 32’s/b
(50% s/b at >10’)
Rear (E P/L): 118’ s/b
(100% s/b >10’)
3 rd Floor - 32% average
portion of 3
rd Floor facades
above 30’ @ P/L do not
meet 10’height setback req;t
** Inconsistent Façade
Setbacks – Approved
with Development Plan
Modification
-----------
Art Deco Towers
(Arch Features): 46’3”
(typical)
3 rd floor Façade Height:
33’6”’
S/b Vary: 5” – 31’9”
Front (AOF): 5”–39’8” s/b
(58% of frontage s/b >10’)
Side (2nd St.): 10’– 43’ s/b
(66% of frontage s/b >10’)
Side (S P/L): 10’ s/b
(100% setback at >10’)
Rear (E P/L): 50’+ s/b
(100% s/b >10’)
-----
NEW
4 th floor Façade Height:
47’11”
(Front/Side Prop. Lines)
S/b Vary: 5” – 31’9”
Front (AOF): 10’5”–39’8’ s/b
(100% of frontage s/b >10’)
Side (2nd St.): 10’– 40’ s/b
(100% of frontage s/b >10’)
Side (S. P/L): 10’ (100%
setback at >10’)
Rear (E P/L): 160’+ s/b
(100% s/b >10’)
---------
Art Deco Towers (Arch
Features):
49’ (typical)
Inconsistent
Potentially Allowable
with Development
Plan Modification
3 rd Floor - 19% average
portion of 3rd Floor
facades above 30’ @
P/L do not meet 10’
height setback req;t
4 thFloor - 100% of 4th
Floor facades above 30’
@ P/L meet or exceed
10’ height setback req;t
(consistent)
----------
Consistent

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Creekside Village Mixed-Use Project Page 10 October 17, 2024 PC Resolution No. 24-06
Building Height Increase
Approved Project:
 The City’s zoning code allows for a baseline 35-foot height limit and up to a maximum of 50 feet as an incentive for the D.O.R. program.  The Approved Project includes provision for a Building Height Modification (Municipal Code Section 19.08.120 (G), which allowed for a building height of 38 feet. The approved modified building height represents a 3-foot height increase deviation over the 35-foot baseline height limit allowed by the Specific Plan.

Proposed Change:
 A height increase of an additional 9 feet is requested, bringing the total height to 47 feet, which is a cumulative 12 feet over the 35-foot baseline limit and 3 feet under the 50-foot maximum potentially allowable. The modification would include addition of a fourth floor.
 Final approval of the additional height increase, including the addition of a fourth floor, will be by future City Council action, which would include determination of consistency with the overall intent of the approved Building Height Modification (per Municipal Code Section 19.08.120 (G)) that was approved by City Council Resolution No. 20-26 pertaining to 19-FDP-01.
 Future City Council action may include potential changes to the Approved Project and DOR terms whereby the cumulative height increase would be either: considered an additional DOR incentive, potentially off-set by elimination of the approved DOR incentive for reduced parking, or addressed as a potential revision to the aforementioned approved Building Height Modification.
 The terms for the cumulative 12-foot height increase shall be governed by amended DOR program terms and associated modifications to the Development Agreement (20-DA-01) to be acted upon by City Council; this is a condition of approval,.

Building Façade Height Setback
Approved Project:
 A Building Façade Height Setback modification was granted by CC Resolution No. 20- 26 to allow for an average 32% portion of the building façade heights at portions of the property lines to be setback less than 10 feet, which would deviate from the 10 foot setback requirement above the 30-foot height level as set forth in the Avenue of Flags Specific Plan. This façade setback affects the 3rd floor of the approved Project.

Proposed Change:
 The modification requested by 24-DPM-02 would affect façade setbacks above the 30- foot building height level as follow:
o The Modified Project remains consistent insofar as a lesser portion (19%) of the 3 rd Floor facades deviate from the standard.
o The Modified Project adds a 4th floor, on which 100% of the frontage would be setback greater than 10 feet from the property line, and would thus be entirely consistent with the Specific Plan requirement.

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Creekside Village Mixed-Use Project Page 11 October 17, 2024 PC Resolution No. 24-06
o Overall, the proposed changes generally meet the intent of the Specific Plan façade standards and provide appropriate façade modules, articulation and setback variations to result with a visually appealing development.  The previously approved Building Façade Height Setback modification would be revised in Planning Commission Resolution No. 24-06 to reflect the proposed changes.

PUBLIC WORKS ITEMS
Civil Engineering – Grading & Stormwater Control
The applicant’s Civil Engineer has reviewed the proposed conceptual plan changes has provided a letter dated February 6, 2024 (Attachment 4), which states their opinion that the approved grading and drainage design would be consistent with the proposed updates set forth in the modified plans.

Floodplain Ordinance (Building Flood-proofing Conditions) The site is within the 100-Year Flood Zone; grading and/or flood-proofing are required to bring the building pad and proposed structures into compliance with the City’s Floodplain ordinance.

The Applicant is required to flood-proof the building in compliance with the Floodplain Ordinance, applicable FEMA maps (including potential updates that are in place at time of permit approvals), and any related Building & Safety or Fire Department requirements; this is included as a condition of approval for the project.

BUILDING DIVISION COMMENTS
The Santa Barbara County Building & Safety Division submitted the following updated comments via correspondence dated March 27, 2024:
o Provide a preliminary egress plan that identifies emergency egress openings from all sleeping rooms on all floors to a yard or court (as defined in the CBC) that opens to a public way.
o Does 4th floor south elevation (patio/deck) extend to property line? Specify setback to property lines all floors (especially south elevation) If so, yards for emergency egress from sleeping rooms for floors below needs to be maintained from the ground to the sky.  Provide a preliminary egress plans that demonstrates proposed egress plan, i.e.: at stairwells at interior locations [assume to be interior exit stairs(EXIT)] how will level of protection be maintains to ROW? Once a level of protection is provided that level of protection cannot be reduced..

The Applicant has stated that circulation elements, ingress and egress plans have since been added to the Project plans (these are subject to further review by the Building Division).

Compliance with Building Division requirements is a condition of approval for the Approved Project and carries through to the Modified Project.

FIRE DEPARTMENT COMMENTS
The Santa Barbara County Fire Department did not submit comments on the plan modifications.

The Project is required to comply with any future comments and/or potential changes required by

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Creekside Village Mixed-Use Project Page 12 October 17, 2024 PC Resolution No. 24-06
the Fire Department. Compliance with Fire Department requirements is a condition of approval for the Approved Project and carries through to the Modified Project.

ENVIRONMENTAL REVIEW
In accordance with the requirements of the California Environmental Quality Act, California Public Resources Code section 21000 et seq., the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, sections 15000 et seq., and the Environmental Impact Report Guidelines of the City of Buellton (collectively, “CEQA”), the Approved Project uses (19-FDP01) were determined by City Council Resolution No. 20-26 to be consistent with and therefore were adequately addressed in the prior Mitigated Negative Declaration (prior MND) prepared for the Avenue of Flags Specific Plan pursuant to the California Environmental Quality Act. The Modified Project (24-DPM-02) would be in substantial conformance with the Approved Project and would remain generally consistent (as conditioned herein) with the Specific Plan. Overall building size and intensity would be reduced without increasing residential density or unit counts; commercial square footage would be reduced. The proposed building height increase could potentially be accommodated by the DOR incentive program established by the Specific plan, and the new live-work use is an allowed land use in the Specific Plan. Architectural design style, visual aesthetics and traffic impacts would remain consistent with the Approved Project.

Therefore, the Modified Project would not result in potential environmental impacts that were not addressed by the prior MND, and no changes are needed to the mitigation measures that are included in the conditions of approval for 19-FDP-01, as set forth in City Council Resolution No. 20-26 (Attachment 5).

IMPACT UPON DEVELOPMENT AGREEMENT & DOR PROGRAM
The proposed modifications trigger the following substantive changes to the approved development entitlements, including terms of the DOR incentives / community benefits, as memorialized in the Development Agreement:
 A 6 foot height increase (including addition of fourth story)  Change of use (introduction of live/work)
Potential Amendments to Development Agreement. The Ad Hoc Committee will be convened to consider the DOR Program and financial terms of the Development Agreement and would determine whether any changes would be applicable. The City Council would consider action to amend the Development Agreement at a future date, including any potential changes to terms of the DOR program.
 In its recommendation to City Council regarding Project modification approvals, the Planning Commission may include comments regarding the conceptual impact of:
o the requested building height increase upon the Approved Project’s DOR Program incentives/ community benefits and associated Development Agreement terms
o the new live-work use upon the approved final development plan

STORY POLE WAIVER

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Creekside Village Mixed-Use Project Page 13 October 17, 2024 PC Resolution No. 24-06
Buellton Municipal Code (BMC) Section 19.08.120 I.2, requires the installation of story poles for projects exceeding 25 feet in height; said poles shall be erected at least 30 days prior to the first public hearing on a project and shall remain in place until a final decision is made on the project. Story poles were erected for the Approved Project during the original FDP entitlement review and approval process for 19-FDP-01..

BMC Section 19.08.120 I.2 also allows the City Council to waive the requirement for story poles upon a written request from the Applicant demonstrating that these items would not provide clarification for review of the project(s) which, in the current subject case (24-DPM-02), consists of a modification request to the Approved Project.

Included as Attachment 6 is the Applicant’s “Story Pole Exemption Request” which includes the request to waive the story pole requirement, a narrative justification for the request and supporting exhibits pertaining to both The 518 and Creekside Village development projects. On July 25, 2024, City Council approved the Story Pole Waiver Request RESOLUTION NO. 24-06 and CONDITIONS OF APPROVAL
As described in the above narrative, summarized below are the modifications that would result by approval of Planning Commission Resolution No 24-06 pertaining to 24-DPM-02:
 Modified Project plans (dated May 16, 2024, with subsequent revision of sheets T1, A4, A5, A6, A7, A8 and A24 dated July 9, 2024, and revision of sheets A8 & A9 submitted September 6, 2024)
 Revise building configuration and footprint (eliminating the indoor garage underneath the podium deck structure and reducing frontage along Second Street), parking layout and internal circulation, and reduce overall building square footage as set forth in Modified Project plans.
 Height increase of an additional 9 feet, for a cumulative height increase of 12 feet over the baseline 35-foot height allowed by code, including addition of a 4 th Floor
 Introduction of new live-work use on ground floor of Avenue of Flags frontage  Reduce the general commercial use from 10,670 to 1,092 square feet; add 2,616 square feet of new live/work commercial use; for a total commercial area of 3,708 square feet; this represents a substantial (65%) decrease in total commercial square footage and related parking requirement
 Maintain the same overall residential density with a total of 64 dwelling units; introduce 3 new live/work units in residential component.
 Reconfigure the parking and circulation layout; reduce parking from 108 approved spaces to 107 spaces, consistent with code standards.
 Provide additional landscaping, private patios for every residential unit, and enhanced common area amenities (gym, business center, courtyard pool/ lounge area, 3 large roof/patio decks) to be shared with Creekside Village’s companion project “The 518”..

As a result, the Project is subject to several new and modified conditions of approval. These have been included in Planning Commission Resolution No. 24-06. All other conditions of

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Creekside Village Mixed-Use Project Page 14 October 17, 2024 PC Resolution No. 24-06
approval included in the original project approval per City Council Resolution No. 20-26 remain unchanged, and applicable to the project, as modified.

The complete list of the originally approved final conditions is included within City Council Resolution No. 20-26 (Attachment 5). The modified and added conditions of approval are included in Planning Commission Resolution No. 24-06.

In considering their action to adopt PC Resolution No. 24-06, recommending that City Council approved 24-DPM-02, Commissioners shall focus on development plan modification elements including: consistency with Avenue of Flags Specific Plan vision and standards; overall design aesthetics, including façade setbacks; site plan, circulation and building reconfiguration, including height increase aesthetics, introduction of new uses (Live-work), and revised approach to providing common area amenities whereby enhance amenities would be shared with Creekside Village’s companion project The 518. Planning Commission comments regarding the requested modification will be provided to the City Council.

While DOR terms for the additional Height Increase request are under the purview of the City Council, and thus not being considered in PC Resolution No. 24-06, the Commission may wish to include within its recommendation to the City Council a component which addresses whether potential changes are warranted to the DOR terms pertaining to the height increase request; the comments would be provided to the Ad Hoc Committee as well While such comments and recommendations would only be advisory in nature, it may provide the Ad Hoc Committee and City Council with useful information as they consider the requested modifications to the Development Agreement.

RECOMMENDATION
That the Planning Commission consider the adoption of Resolutions No. 24-06, as follows:

Resolution No. 24-06 - “A Resolution of the Planning Commission of the City of Buellton, California, Recommending Approval of a Development Plan Modification (24- DPM-02) to Final Development Plan (19-FDP-01) for the Creekside Village Mixed-Use Project, Located at 480 Avenue of Flags on Assessor’s Parcel Number 137-170-070, and Making Findings In Support Thereof”

ATTACHMENTS
Planning Commission Resolution No. 24-06
Attachment 1: Vicinity Map
Attachment 2: Applicant’s DPM Request and Project Description (updated May 18, 2024)
Attachment 3: 24-DPM-02 Modified Project plans (dated May 16, 2024, with subsequent revision of sheets T1, A4, A5, A6, A7, A8 and A24 dated July 9, 2024, and revision of sheets A8 & A9 submitted September 6, 2024)
Attachment 4: Grading and Drainage Consistency Opinion Letter (February 6, 2024) Attachment 5: CC Resolution No. 20-26 (with Conditions of Approval) Attachment 6: Story Pole Waiver Request

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PLANNING COMMISSION RESOLUTION NO. 24-06
“A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

BUELLTON, CALIFORNIA, RECOMMENDING APPROVAL OF A
DEVELOPMENT PLAN MODIFICATION (24-DPM-02) TO FINAL
DEVELOPMENT PLAN (19-FDP-01) FOR THE CREEKSIDE VILLAGE MIXEDUSE PROJECT, LOCATED AT 480 AVENUE OF FLAGS ON ASSESSOR’S PARCEL NUMBER 137-170-070, AND MAKING FINDINGS IN SUPPORT THEREOF”
BE IT RESOLVED by the Planning Commission of the City of Buellton as follows:

SECTION 1: Pursuant to the Zoning Ordinance of the City of Buellton, a Development Plan Modification (DPM) application (24-DPM-02) has been filed on behalf of Creekside Village (AOF), LLC, property owner, by Brandon Mann of MB Development Company (Agent/Applicant), requesting modifications to the previously-approved Final Development Plan (19-FDP-01) for development of “Creekside Village” mixed-use project, as herein modified, consisting of one mixed-use commercial and residential building, 47 feet in height to typical top-of-parapet, with 64 dwelling units (including 3 Live-work units) and 3,708 square feet of commercial and “work” space, town plaza corner courtyard, residential and bike storage, and 107 parking spaces on 1.64 acres of vacant land located at 480 Avenue of Flags, on the south-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-070 (the “Site”). Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof/patio decks) would be physically available on-site, and shared with, Creekside Village’s companion project “The 518”, located across Second Street at 518 Avenue of Flags. The Site is located within the boundaries of the Avenue of Flags (AOF) Specific Plan; the underlying zoning is CR (General Commercial) zone with a General Plan land use designation of General Commercial.

SECTION 2: The previous approvals and related entitlements (hereinafter referred to as the “Approved Project”) were granted through the following discretionary actions:
 Planning Commission Resolution No. 20-05 (September 17, 2020) recommending approval of Final Development Plan (19-FDP-01);  City Council Resolution No. 20-26 (October 22, 2020) approval of 19-FDP-01 with modification for Building Façade Height Setback deviation; and participation in the AOF Specific Plan Development Opportunity Reserve (DOR) program, which provides development incentives for Reduced Parking and Residential Density in return for monetary deposits into a Public Benefit Fund  City Council Ordinance 20-07 approving Development Agreement 20-DA-01 (October 22, 2020 and November 12, 2020, 1st & 2nd readings) which implements the project approvals and memorializes terms of the DOR incentives and benefits.

SECTION 3: The Approved Project consists of:

Attachment 8

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PC Resolution No. 24-06 Page 2 October 17, 2024
Final Development Plan (19-FDP-01) for the construction of one mixed-use commercial and residential building that would provide 10,670 square feet of general commercial use and 64 multi-family residential units, with town plaza corner courtyard and 108 parking spaces. The new building would be three (3) stories at an average height of 38 feet, with tower elements extending to approximately 45 feet. Amenities include a ground level Town Plaza corner courtyard; and outdoor patios, landscaping and decorative hardscape areas, fitness center, bike room, club room, roof deck, and other site features for the residential uses. The Approved Project includes: plan modifications for building height and façade height deviations from code to allow for an increased three (3) foot building height overall, and an increased eight (8) foot building façade height along portions of the front and side facades; and development incentives for Reduced Parking (108 parking spaces rather than the 137 spaces otherwise required by code) and Residential Density (39 dwelling units per acre versus 15 units per acre baseline density).

SECTION 4: The proposed modifications (hereinafter referred to as the “Modified Project”) to the approved Project consist of the following land use application:

Development Plan Modification (24-DPM-02): Approval of a modification to the approved site plan, architectural elevations, floor plans, preliminary grading and drainage plan, landscaping and lighting plan sheets of 19-FDP-01 and City Council Resolution No. 20-26 (dated October 22, 2020) in order to allow for the following changes, as set forth in the Modified Project plans dated May 16, 2024, with subsequent revision of sheets T1, A4, A5, A6, A7, A8 and A24 dated July 9, 2024, and revision of sheets A8 & A9 submitted September 6, 2024:
 Revise building configuration and footprint (eliminating the indoor garage underneath the podium deck structure and reducing frontage along Second Street), parking layout and internal circulation, and reduce overall building square footage as set forth in Modified Project plans.
 Height increase of an additional 9 feet, for a cumulative height increase of 12 feet over the baseline 35-foot height allowed by code, including addition of a 4 th Floor
 Introduction of new live-work use on ground floor of Avenue of Flags frontage  Reduce the general commercial use from 10,670 to 1,092 square feet; add 2,616 square feet of new live/work commercial use; for a total commercial area of 3,708 square feet; this represents a substantial (65%) decrease in total commercial square footage and related parking requirement
 Maintain the same overall residential density with a total of 64 dwelling units; introduce 3 new live/work units in residential component.
 Reconfigure the parking and circulation layout; reduce parking from 108 approved spaces to 107 spaces, consistent with code standards. Note: the 108 approved parking spaces were granted via a DOR development incentive to allow for 29 less spaces than the 137 spaces required by Code.
 Provide additional landscaping, private patios for every residential unit, and enhanced common area amenities (gym, business center, courtyard pool/ lounge area, 3 large roof/patio decks) to be shared with Creekside Village’s companion project “The 518”..

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PC Resolution No. 24-06 Page 3 October 17, 2024
The applicant is proposing the modifications to achieve economic viability, constructability and enhance design efficiencies while preserving the architectural character of the Project.

The modification request triggers the following changes which are considered to be outside the parameters of minor modifications” allowed pursuant to Section 5.5 of the approved Development Agreement (20-DA-01): height increase and change of use. City Council may consider action to amend the Development Agreement at a future date, including any potential changes to the DOR program, if it deems such action is warranted.

SECTION 5: All proceedings having been duly taken as required by law, and upon review of the information provided in the staff report, consideration of the testimony given at the public hearing, as well as other pertinent information, the Planning Commission finds the following:

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

1. All public testimony, both written and oral, received in conjunction with that certain public hearing conducted by the Planning Commission on October 17, 2024 (“PC Public Hearing”).

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

3. The following informational documents, which by reference, are incorporated herein:
a. The project file for 19-FDP-01 and the set of Modified Project plans dated May 16, 2024, with subsequent revision of sheets T1, A4, A5, A6, A7, A8 and A24 dated July 9, 2024, and revision of sheets A8 & A9 submitted September 6, 2024
b. The staff report dated October 17, 2024.

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

1. A notice of PC Public Hearing was published in a newspaper of general circulation on October 3, 2024 (the “PC Public Notice”), a minimum of 10 days in advance of the PC Public Hearing conducted on October 17, 2024.

2. The PC Public Notice was mailed to the Applicant, affected public agencies, persons owning property within 300 feet of the Project site and others known to be interested in the matter on October 3, 2024, a minimum of 10 days in advance of the PC Public Hearing.

3. The PC Public Notice was posted in two public locations on October 3, 2024, a minimum of 10 days in advance of the PC Public Hearing.

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PC Resolution No. 24-06 Page 4 October 17, 2024
C. Environmental Review. In accordance with the requirements of the California Environmental Quality Act, California Public Resources Code section 21000 et seq., the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, sections 15000 et seq., and the Environmental Impact Report Guidelines of the City of Buellton (collectively, “CEQA”), the Approved Project uses (19-FDP-01) were determined by City Council Resolution No. 22-07 to be consistent with and therefore were adequately addressed in the prior Mitigated Negative Declaration prepared for the Avenue of Flags Specific Plan pursuant to the California Environmental Quality Act. The Modified Project (24-DPM-02) would be in substantial conformance with the Approved Project and would remain generally consistent (as conditioned herein) with the Specific Plan. Overall building size and intensity would be reduced without increasing residential density or unit counts; commercial square footage would be reduced. The proposed building height increase could potentially be accommodated by the DOR incentive program established by the Specific plan, and the new livework use is an allowed land use the Specific Plan. Architectural design style, visual aesthetics and traffic impacts would remain consistent with the Approved Project.

D. Consistency Declarations Based on (i) the evidence presented in the Staff Report (incorporated herein by reference), (ii) consultations with affected City Departments and outside Agencies, (iii) testimony and comments received in connection with the public hearing and (iv) adoption of the attached change to the project approval and condition(s) of approval, the Planning Commission does hereby declare as follows:

1. That the previous findings for the Approved Project, Final Development Plan (19-FDP-01), remain valid. The Modified Project would be in substantial conformity with the approved project (19-FDP-01); the general site layout and location of the improvements are in a similar location, with a reduction in building footprint when compared to original approval. Residential density remains the same, commercial uses are reduced and amenities have been reconfigured. The architectural character, street frontage presence and overall visual aesthetic of the development remain generally consistent with the Approved Project.

2. The Approved Project includes provision for a Building Height Modification (Municipal Code Section 19.08.120 (G), which allowed for a building height of 38 feet.
a. The approved modified building height represents a 3-foot height increase deviation over the 35-foot baseline height limit allowed by the Specific Plan.
b. The Modified Project would add another 9 feet, for a cumulative height increase of 12 feet, bringing the total building height to 47

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PC Resolution No. 24-06 Page 5 October 17, 2024
feet. Final approval of the additional height increase will be by future City Council action, which would include determination of consistency with the overall intent of the approved height modification, and may include potential changes to the approved DOR terms whereby the cumulative height increase would be either: considered an additional DOR incentive or potentially offset by elimination of the approved DOR incentive for reduced parking (no longer applicable to the Modified Project).

3. The Approved Project includes provision for a Building Facade Height Setback Modification (Municipal Code Section 19.08.120 (G), which granted deviations from façade setbacks required by the Specific Plan. a. The approved façade setback modification affects the 3rd floor of the approved Project. It allows for an average 32% portion of the building façade heights at property lines to be setback less than 10 feet, which would deviate from the 10 foot setback requirement above the 30-foot height level. The Modified Project remains consistent insofar as a lesser portion (19%) of the facades deviate from the standard.
b. The Modified Project adds a 4th floor, on which 100% of the frontage would be setback greater that 10 feet from the property line, and would thus be entirely consistent with the Specific Plan requirement.

4. Except as addressed above, the modifications requested by 24-DPM-02 are generally in conformance with all applicable provisions and policies of the City General Plan and Zoning Ordinance, Municipal Code, the Avenue of Flags Specific Plan, and the approved development plan.

5. That the proposed modifications are in conformance with the Avenue of Flags Specific Plan, including the Art Deco architectural style as described in the Specific Plan and with applicable Community Design Guidelines

6. That the changes to the approved development plan will be aesthetically compatible with the existing surrounding character of the area and with the surrounding land uses.

7. That the changes will not conflict with any easements required for public access through, or use of, a portion of the property as none exist on this property.

SECTION 6: Based on the findings set forth in Sections 5, and subject to the conditions attached hereto, the Planning Commission hereby recommends approval to the City Council of a Development Plan Modification (24-DPM-02) to Final Development Plan (19-FDP-01) for the

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PC Resolution No. 24-06 Page 6 October 17, 2024
Creekside Village Mixed-Use Project located at 480 Avenue of Flags. All conditions of approval are subject to future action by City Council. In particular, certain conditions will require revisions to the Development Opportunity Reserve (DOR) terms and applicable amendments to the Development Agreement (20-DA-01); therefore, the Planning Commission recommends that the associated Development Plan Modifications (24-DPM-02) be made.

PASSED, APPROVED and ADOPTED this 17rd day of October, 2024. ________________________________
Art Mercado
Chair
ATTEST:
_________________________________
Devon DeFazio
Planning Commission Secretary

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PC Resolution No. 24-06 Page 7 October 17, 2024

STATE OF CALIFORNIA )

COUNTY OF SANTA BARBARA ) SS

CITY OF BUELLTON )

I, Devon DeFazio, Planning Commission Secretary of the City of Buellton, do hereby certify that the foregoing Resolution No. 24-06 was duly approved by the Planning Commission of the City of Buellton at a meeting held on the 17th day of October, 2024, by the following vote, to wit.

AYES: ( )

NOES: ( )
ABSENT: ( )
NOT VOTING: ( )
IN WITNESS WHEREOF, I have hereunto set my hand this 17th day of October, 2024
___________________________________
Devon DeFazio
Planning Commission Secretary

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PC Resolution No. 24-06 Page 8 October 17, 2024

CREEKSIDE VILLAGE MIXED-USE DEVELOPMENT
DEVELOPMENT PLAN MODIFICATION 24-DPM-02

MODIFIED CONDITIONS OF APPROVAL
Applicable to
FINAL DEVELOPMENT PLAN 19-FDP-01
(CC Resolution No. 20-26)

1. Project Description. The approval granted herein is based upon and limited to compliance with the Project Description and conditions of approval set forth below. The Project Description is as follows: This Project is a request by Creekside Village (AOF), LLC, hereinafter referred to as “Applicant”, for approval of a Development Plan Modification (24-DPM-02) (“Application”) to the previously approved Final Development Plan (19-FDP-01) (“Approved Project”, “Creekside Village”) for development of a mixed-use project, as herein modified (the “Modified Project”) consisting of one mixed-use commercial and residential building, 47 feet in height to typical top-of-parapet, with 64 dwelling units (including 3 Live-work units) and 3,708 square feet of commercial and “work” space, town plaza corner courtyard, residential and bike storage, and 107 parking spaces on 1.64 acres of vacant land located at 480 Avenue of Flags, on the south-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-070 (the “Site”). Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof/patio decks) would be physically available on-site, and shared with, Creekside Village’s companion project “The 518”, located across Second Street at 518 Avenue of Flags.

The Modified Project plans that are included in this approval are dated May 16, 2024, with subsequent revision of sheets T1, A4, A5, A6, A7, A8 and A24 dated July 9, 2024, and revision of sheets A8 & A9 submitted September 6, 2024. The approved color palette is shown on the color and materials digital images in the Project plans. Any deviations from the Project Description, Modified Project plans, exhibits or conditions must be reviewed and approved by the City for conformity with this approval.

Deviations may require formal modification of the approval and/or further environmental review. Deviations without the above-described authorization will constitute a violation of this approval.

68. Architectural Design. The Project is designed as Art Deco. The architectural design of the buildings shall conform to that shown on the Modified Project plans, which include:
architectural elevations; the color and materials board submitted (image sheets included in the plans); and the color 3D Illustrations. The Art Deco design style, color and materials utilized for the Modified Project, including the new 4th floor addition, shall be consistent with the approved overall building design. Accordingly, prior to receiving Zoning Clearance, Art Deco decorative elements and architectural character details shall be reflected on project construction plans for the 4th Floor.

70. Trash Enclosure Design. The Trash Enclosure design shall be approved by MarBorg

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PC Resolution No. 24-06 Page 9 October 17, 2024
Industries. The color and materials utilized for the Project’s trash enclosure shall be consistent with the overall building design.

77. Approval. Approval of 24-DPM-02 (the “Permit”) is granted to the Applicant for the Property as identified in the Project Description. Except or unless indicated otherwise herein, all buildings, driveways, parking areas, and other facilities or features shall be located and maintained substantially as shown on the exhibits accompanying the application for the Project.

79. Parking. A total number of 107 parking spaces, including 3 handicapped accessible spaces, plus 1 loading space must be provided for the Project. All parking spaces shall be striped in accordance with City of Buellton standards prior to issuance of the occupancy permit. In the event there are future revisions to the project plans, including changes requested for life safety purposes, minimum parking ratios and total parking spaces required shall be maintained in accordance with BMC 19.04.140.

80. Signage. A maximum aggregate sign area of 451 square feet is allowed for the Project.

Any proposed sign lighting shall be dark-sky friendly. A separate sign permit will need to be submitted prior to Zoning Clearance and signage design shall be in substantial conformance with the Conceptual Signage Plan, date-stamped August 7, 2020, and as applicable to the Modified Project Plans.

The sign permit application shall include a Master Sign Program reflecting design details and dimensions for all proposed signage (wall, awning, building identification, suspended/ projecting, tenant/building directory, individual tenant, door, window, directory, etc.) and in sufficient detail to allow for calculation of compliance with the City’s Sign Ordinance (Municipal Code Section 19.04). Sign lighting details and specifications shall be included. All signage and sign lighting shall be consistent with the Art Deco design theme. A Minor Use Permit will be required if the overall proposed sign area exceeds 400 square feet.

84. Light Intensities. All exterior lighting to be hooded and dark-sky friendly; documentation to support dark-sky friendly fixtures shall be provided, as applicable. Prior to Zoning Clearance, a Photometric Lighting Plan shall be required to demonstrate compliance with performance standards applicable to outdoor lighting for mixed-use projects (BMC § 19.18.024). This shall apply to wall-mounted exterior lighting on ground, 1st, 2nd, 3rd and 4th floors, as well as perimeter lighting, path lighting, and security lighting in the exterior parking lot. All exterior lighting, including parking lot and security lighting, shall be hooded and no unobstructed beam of exterior light shall be directed toward any area zoned or developed residentially. Lighting shall be designed so as not to interfere with vehicular traffic on any portion of a street.

88. Privacy Screening. Condition No. 88 is DELETED as it no longer applies to the Modified Project.)

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PC Resolution No. 24-06 Page 10 October 17, 2024

90. Development Opportunity Reserve (DOR) Terms. Condition No. 90 regarding the DOR terms is subject to further review and action by the City Council. The modifications described below shall only take effect upon final approval by the City Council, and may include further revisions.

INCENTIVES
Parking Reduction
The Parking Reduction incentive may potentially be deleted or modified by City Council as it no longer applies as stated to the Modified Project.

Building Height
The Modified Project would add another 9 feet of building height, for a cumulative height increase of 12 feet, bringing the total building height to 47 feet. Final approval of the additional height increase, including the addition of a fourth floor, will be by future City Council action, which would include determination of consistency with the overall intent of the approved Building Height Modification (per Municipal Code Section

19.08.120 (G)) that was approved by City Council Resolution No. 20-26 pertaining to 19-FDP-01. Future City Council action may include potential changes to the Approved Project and DOR terms whereby the cumulative height increase would be either:
considered an additional DOR incentive, potentially off-set by elimination of the approved DOR incentive for reduced parking, or addressed as a potential revision to the aforementioned approved Building Height Modification.

The building height increase and addition of a fourth floor shall only become effective upon further review and approval by City Council, which may result with modifications to the approved Development Agreement.

91. Development Agreement. Condition No. 91 is subject to further review and final action by the City Council, which may result in potential modification to the Development Agreement. Prior to issuance of a Zoning Clearance or grading permit, Applicant shall, as may be applicable, enter into a modification to the development agreement in order to implement the final conditions of approval for 24-DPM-02; the agreement modifications shall be recorded against the property. As per Condition 78, the development agreement, and any modifications thereto, shall govern the duration of the approvals.

ADDED CONDITIONS OF APPROVAL
Applicable to CREEKSIDE VILLAGE
FINAL DEVELOPMENT PLAN 19-FDP-01
(CC Resolution No. 20-26)

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1. Live/Work Uses. Three (3) units of new Live/Work uses would be located on the ground floor along the Avenue of Flags frontage. The units would include combined space for both commercial uses and residential quarters. In order to implement the vision and development standards of the Avenue of Flags Specific Plan, the following conditions of approval apply to the Live/work units:
a) Given that strictly residential uses are not allowed on the ground floor of building frontages along Avenue of Flags, the “live” portions of the units shall not be located on the street facing side of the units. No future conversion to all residential use would be permitted in the Live/work spaces. b) The Live/work units shall have a storefront presence and serve to activate the streetscape. The units shall appear, and function, the same as traditional commercial frontages, with welcoming facades and pedestrian-oriented commercial uses such as shops, restaurants and services. Prospective tenants shall consist of the following, or similar, types of uses as deemed appropriate by the Planning Director: Coffee Shops, Juice Bars, Sandwich Shops, Wine/beer Tasting, Yoga Studios, Hair Salons/Barber Shops, Boutique Retail Shops, Specialty Markets/Merchandise, Real Estate offices, Handicraft & Art Studios, Financial Services, Personal Services, Business Support Services, Medical Services.
c) The Live-work units shall be designed and operated as primarily commercial uses, each with an accessory residential area; this shall be reflected in the Modified Project plans. Typical layouts for the residential portion of the live-work units shall be shown. The Live-work units shall not be allowed to convert to all residential use at any time in the future, and the “live” component of each unit shall not be allowed to occupy any greater residential space within each unit than what is shown on the Modified Project plans.
d) Leasing and Phasing of the Live-work units shall be as follows:
o Tenant leases shall require that each unit be occupied simultaneously by both a residential tenant and allowable commercial use. The lease shall specify the commercial business to be operated.
o Residential tenants of the Live-work units shall be owners/operators of the commercial business located within the respective unit. o A maximum of 3 full-time equivalent employees may be permitted for each unit.
o During the first 6 months of each Tenant lease term, the residents may be allowed to move into a Live-work unit while starting up the commercial business, provided that an application for Zoning Clearance – New Business has been submitted to the City. However, at the end of the first 6 months, the business shall be operational and shall have received approval of the Zoning Clearance-Business. Otherwise, the lease shall terminate and all tenants, occupants and employees shall be required to vacate the unit.

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PC Resolution No. 24-06 Page 12 October 17, 2024
o If the commercial business ceases to operate for a continuous period of 6 or more months, the lease shall terminate and all tenants, occupants and employees shall be required to vacate the unit.
e) The Live-work units approved as part of this project are not considered to be housing units for the purpose of providing housing under the City of Buellton 2023-2031 Housing Element to the General Plan.

2. Shared Amenities. Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof/patio decks) would be physically available on-site, and shared with, Creekside Village’s companion project “The 518”, located across Second Street at 518 Avenue of Flags.

Prior to receiving Final Occupancy clearance:
a) An Irrevocable Reciprocal Access Agreement for Shared Amenities shall be recorded on the property for both The 518 and Creekside Village projects, granting equivalent shared access to common area amenities for residents of both projects. Prior to recordation, the proposed Irrevocable Reciprocal Access Agreement shall be submitted to the Planning Director for review and approval, and shall describe the amenities available, hours of operation and management oversight responsibility.
b) Provisions for Irrevocable Reciprocal Access for Shared Amenities shall be included in the Covenants, Conditions & Restrictions (CC&Rs) for both Projects; a draft of the CC&Rs shall be submitted to the Planning Director for review and approval.

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

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Buellton City CouncilNovember 14, 2024

Buellton City Council
November 14, 2024