Buellton City Council
November 14, 2024

CITY OF BUELLTON

CITY COUNCIL AGENDA
Regular Meeting of November 14, 2024 at 6:00 p.m.

City Council Chambers, 140 West Highway 246
Buellton, California
Council meetings will be conducted in person and the public is welcome to attend.

Written comments will not be read aloud but can be sent to the City Council via email at [email protected] (please reference agenda item number/subject matter, and include your name and address). The public can observe Council meetings via City TV Live Stream at:
http://www.cityofbuellton.com/government/cityTV.php

CALL TO ORDER
Mayor Dave King

PLEDGE OF ALLEGIANCE

ROLL CALL
Council Members, Hudson Hornick, Elysia Lewis, John Sanchez, Vice Mayor David Silva, and Mayor Dave King

REORDERING OF AGENDA
PUBLIC COMMENTS Speaker Slip to be completed and turned in to the City Clerk prior to commencement of meeting. Any person may address the Council on any subject pertaining to City business, including all items on the agenda not listed as a Public Hearing, including the Consent Agenda and Closed Session. Limited to three (3) minutes per speaker. By law, no action may be taken at this meeting on matters raised during Public Comments not included on this agenda. Public Speakers using a translator are allotted a total of six (6) minutes to speak, unless simultaneous translation equipment is used.

CONSENT CALENDAR (ACTION)
The following items are considered routine and non-controversial and are scheduled for consideration as a group. Any Council Member, the City Attorney, or the City Manager may request that an item be withdrawn from the Consent Agenda to allow for full discussion. Members of the Public may speak on Consent Agenda items during the Public Comment period.

1. Minutes of October 24, 2024 Regular City Council Meeting

2. List of Claims to be Approved and Ratified for Payment to Date for Fiscal Year 2024/2025

City Council Meeting Agenda Page 2 November 14, 2024

3. Acceptance and Filing of Stormwater Management Program (SWMP) Annual Report FY 2023-2024
 (Staff Contact: Public Works Director Rose Hess)

PRESENTATIONS

4. Presentation of Gold Cards to Boys and Girls Club Recipients

PUBLIC HEARINGS (POSSIBLE ACTION)

5. Resolution No. 24-27 – “A Resolution of the City Council of the City of Buellton, California, Approving a Development Plan Modification (24-DPM-01) to Final Development Plan (21-FDP-05) for The 518 Mixed-Use Project, Located at 518 Avenue of Flags on Assessor’s Parcel Number 137-170-006, and Making Findings in Support Thereof”
Ordinance No. 24-05 - “An Ordinance of the City Council of the City of Buellton, California, Approving the First Amendment to Development Agreement (21-DA-01- Amend#1) for the 518 Avenue of Flags – Mixed-Use Development Project Located at 518 Avenue of Flags and Authorizing Execution of the Agreement by the City Manager” (Introduction and First Reading)
 (Staff Contact: Contract City Planner Irma Tucker)

6. Resolution No. 24-28 – “A Resolution of the City Council of the City of Buellton, California, Approving 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”
Ordinance No. 24-06 - “An Ordinance of the City Council of the City of Buellton, California, Approving the First Amendment to Development Agreement (20-DA-01- Amend#1) for the Creekside Village – Mixed-Use Development Project Located at 480 Avenue of Flags and Authorizing Execution of the Agreement by the City Manager” (Introduction and First Reading)
 (Staff Contact: Contract City Planner Irma Tucker)

COUNCIL MEMBER COMMENTS/ITEMS

WRITTEN COMMUNICATIONS
Written communications are included in the agenda packets. Any Council Member, the City Manager or City Attorney may request that a written communication be read into the record.

COMMITTEE REPORTS This Agenda listing is the opportunity for Council Members to give verbal Committee Reports on any meetings recently held for which the Council Members are the City representatives thereto.

BUSINESS ITEMS

City Council Meeting Agenda Page 3 November 14, 2024
CITY MANAGER’S REPORT

CLOSED SESSION ITEMS (POSSIBLE ACTION)

7. Closed Session – California Government Code Section 54956.9(d)(1) regarding:

EXISTING LITIGATION (1 matter): Dorwin v. City of Buellton, et al.; Santa Barbara County Superior Court Case No. 24CV25603

ADJOURNMENT
The next regular meeting of the City Council will be held on Thursday, December 12, 2024 at 6:00 p.m.

City Manager Review: SW
Council Agenda Item No.: 1

CITY OF BUELLTON

CITY COUNCIL MEETING MINUTES
Regular Meeting of October 24, 2024
City Council Chambers, 140 West Highway 246
Buellton, California

CALL TO ORDER
Mayor King called the meeting to order at 6:00 p.m.

PLEDGE OF ALLEGIANCE

ROLL CALL

Present: Council Members Hudson Hornick, Elysia Lewis, John Sanchez, Vice Mayor David Silva, and Mayor Dave King
Staff: City Manager Scott Wolfe, Public Works Director Rose Hess, Finance Director Shannel Zamora, Planning Director Andrea Keefer, and City Clerk Linda Reid

REORDERING OF AGENDA
None

PUBLIC COMMENTS
None

CONSENT CALENDAR

1. Minutes of October 10, 2024 Regular City Council Meeting

2. List of Claims to be Approved and Ratified for Payment to Date for Fiscal Year 2024/2025

3. Financial Report for the First Quarter Ending September 30, 2024

4. Monthly Treasurer’s Report – September 30, 2024

5. Approval of Funding Request for the Fall Festival Carnival Event

City Council Meeting Minutes Page 2 October 24, 2024
MOTION:

Motion by Council Member Lewis, seconded by Vice Mayor Silva, approving Consent Calendar Items 1 through 5 as listed.

VOTE:

Motion passed by a roll call vote of 5-0.

Council Member Hornick – Yes, abstain as to Item 1.

Council Member Lewis – Yes
Council Member Sanchez – Yes as to Items 1-4, abstain as to Item 5.

Vice Mayor Silva – Yes
Mayor King – Yes, abstain as to Item 1.

PRESENTATIONS

None

PUBLIC HEARINGS

None

COUNCIL MEMBER COMMENTS/ITEMS
Mayor King announced that he spoke to Caltrans regarding the KOA Traffic Study and that the study is currently being reviewed by District 5 personnel and the City should hear from them soon.

WRITTEN COMMUNICATIONS
None

COMMITTEE REPORTS
Council Member Hornick, Vice Mayor Silva and Mayor King announced that they attended the League of California Cities (LOCC) Annual Conference in Long Beach and discussed some noteworthy takeaways from the conference.

Council Member Sanchez announced that he attended the Central Coast Water Authority (CCWA) board meeting and provided an oral report for the record.

Council Member Sanchez announced that he attended the Sustainable Groundwater Management meeting and provided an oral report for the record.

Mayor King announced that he attended the California Joint Powers Insurance Authority (CJPIA’s) Annual Conference and said it was a great event.

Mayor King announced that he attended the Santa Barbara County Association of Governments (SBCAG) board meeting and provided an oral report for the record.

City Council Meeting Minutes Page 3 October 24, 2024

BUSINESS ITEMS

6. Consideration of Arts and Culture Project Applications:

A. Buellton Art Banner Project
B. Afterschool Early Strings Program
RECOMMENDATION:

That the City Council consider funding approval for the Buellton Art Banner Project and the Afterschool Early Strings Program.

STAFF REPORT:

Recreation Coordinator Firey presented the staff report.

Kyle Abello, Santa Ynez and Mary Beth Woodruff with Santa Barbara Strings spoke about the importance of young people learning to play string instruments as it inspires life-long understanding and appreciation of classical music.

SPEAKERS/DISCUSSION:

The City Council discussed the age and number of students who could join the Strings Program and how best to fund the program.

DOCUMENTS:

Staff report with attachments as listed in the staff report.

MOTION:

Motion by Council Member Lewis, seconded by Vice Mayor Silva, approving funding for the Buellton Art Banner Project in the amount of $23,335.

VOTE:

Motion passed by a roll call vote of 5-0.

Council Member Hornick - Yes
Council Member Lewis - Yes
Council Member Sanchez – Yes
Vice Mayor Silva – Yes
Mayor King – Yes
MOTION:

Motion by Council Member Lewis, seconded by Vice Mayor Silva, approving funding for Afterschool Early Strings Program up to the amount of $18,000.

VOTE:

Motion passed by a roll call vote of 5-0.

Council Member Hornick - Yes
Council Member Lewis - Yes
Council Member Sanchez – Yes
Vice Mayor Silva – Yes
Mayor King – Yes

City Council Meeting Minutes Page 4 October 24, 2024

7. Resolution No. 24-26 – “A Resolution of the City Council of the City of Buellton, California, for the Purpose of Budget Amendments from Operational Changes related to Fiscal Year 2024-25 Budget through the First Quarter Ending September 30, 2024”
RECOMMENDATION:

That the City Council consider adoption of Resolution No. 24-26.

STAFF REPORT:

Finance Director Zamora presented the staff report.

DOCUMENTS:

Staff report with attachments as listed in the staff report.

MOTION:

Motion by Vice Mayor Silva, seconded by Council Member Lewis, adopting Resolution No. 24-26 – “A Resolution of the City Council of the City of Buellton, California, for the Purpose of Budget Amendments from Operational Changes related to Fiscal Year 2024-25 Budget through the First Quarter Ending September 30, 2024” VOTE:

Motion passed by a roll call vote of 5-0.

Council Member Hornick - Yes
Council Member Lewis - Yes
Council Member Sanchez – Yes
Vice Mayor Silva – Yes
Mayor King - Yes
CITY MANAGER’S REPORT
City Manager Wolfe provided an informational report for the record.

ADJOURNMENT
Mayor King adjourned the regular meeting at 6:55 p.m. The next regular meeting of the City Council will be held on Thursday, November 14, 2024 at 6:00 p.m. ____________________________
Dave King
Mayor
ATTEST:
_____________________________
Linda Reid
City Clerk

CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 2

To: The Honorable Mayor and City Council
From: Shannel Zamora, Finance Director
Meeting Date: November 14, 2024
Subject: List of Claims to be Approved and Ratified for Payment to Date for Fiscal Year Fiscal Year 2024/2025
______________________________________________________________________________

BACKGROUND
Staff is required to submit a check register to the City Council for approval every Council meeting for the most recently completed check register (Attachment 1).

The check register for the period 10/12/2024 through 11/01/2024 has been prepared in accordance to Government Code section 37202 and Buellton Municipal Code section

3.08.070. The check register lists all vendor payments for the specified period above, along with claimant’s name, a brief description of the goods or service purchased, amount of demand, check number, check date and the account number(s) associated with each payment.

The total amount of checks and electronic fund transfers issued for the period of 10/12/2024 through 11/01/2024 was $1,129,760.79.

FISCAL IMPACT
Payments made to the various vendors were consistent with the approved City’s Budget for 10/12/2024 through 11/01/2024. Cash is available for the payment disbursements of the above liabilities.

RECOMMENDATION
That the City Council review and accept the check register for the period 10/12/2024 through 11/01/2024.

ATTACHMENTS
Attachment 1 – Claims

CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 3
To: The Honorable Mayor and City Council
From: Rose Hess, Public Works Director
Meeting Date: November 14, 2024
Subject: Acceptance and Filing of Stormwater Management Program (SWMP) Annual Report FY 2023-2024
______________________________________________________________________________

BACKGROUND
The Federal Clean Water Act requires the City of Solvang (City) to operate under a National Pollutant Discharge Elimination System (NPDES) municipal Stormwater Permit for the discharge of stormwater to surface waters from the City’s storm drain system. On February 5, 2013, the NPDES Phase II Small Municipal Separate Storm Sewer Systems (MS4) General Permit (Order No. 2013-001-DWQ) was adopted by the State Water Resources Control Board (SWRCB). The 5-year Phase II Small MS4 General Permit (Stormwater Permit) became effective July 1, 2013 and remains in effect until the next Stormwater Permit becomes effective. The SWRCB is expected to issue a new Stormwater Permit sometime within the next couple of years.

Currently, the Stormwater Permit is organized into the following 10 program elements that are designed to help eliminate and/or reduce the discharge of pollutants to the City’s storm drain system: (1) Program Management: (2) Education and Outreach; (3) Public Involvement and Participation; (4) Illicit Discharge Detection & Elimination; (5) Construction Site Storm Water Runoff Control; (6) Pollution Prevention & Good Housekeeping; (7) Post Construction Stormwater Management; (8) Water Quality Monitoring; (9) Program Effectiveness Assessment and Improvement; (10) Total Maximum Daily Loads Compliance Requirements.

As part of the City’s Stormwater Management Program and as required by the SWRCB, the City submitted a Phase II Small MS4 Annual Report and a Central Coast PostConstruction Storm Water Management Requirements (PCR) Annual Report via the SWRCB’s Storm Water Multiple Application and Report Tracking System (SMARTS) database. This constitutes the City’s Stormwater Management Program Annual Report.

Attachment 1 is a copy of the Annual Report (including the supporting documentation) submitted to the SWRCB that demonstrates the activities throughout the year that help the City achieve permit compliance.

SWMP Annual Report Page 2 November 14, 2024
The City will discuss the current Memorandum of Understanding (MOU) with the City of Solvang as “Co-Permittees” for FY 2024/2025 to comply with the Stormwater Permit as well as other local agencies to accomplish the overall water quality goals for our region.

Attachment 1 is a copy of the Annual Report that was submitted to the SWRCB to demonstrate the City’s efforts to achieve permit compliance during the previous reporting year. A copy of the Annual Report is provided on the City’s Public Works Department Stormwater Management Webpage under the Annual Reports Section.

RECOMMENDATION
That the Council receive and accept the Annual Report.

ATTACHMENTS
Attachment 1 - 2023-2024 Stormwater Management Annual Report

City of Buellton
Stormwater Program Effectiveness
Assessment and Improvement Plan
Annual Summary 2023-2024
October 15, 2024

PRESENTED TO PREPARED FOR
Central Coast Regional Water Quality
Control Board
895 Aerovista Place, Suite 100
San Luis Obispo, CA 93401
City of Buellton
Public Works Department
107 West Highway 246
Buellton, CA 93427

PREPARED BY
Tetra Tech
290 Valley Station Drive, Unit 102
Buellton, CA 93427

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton i

TABLE OF CONTENTS

1.0 INTRODUCTION.......................................................................................................................... 1

2.0 PROGRAM ASSESSMENT METHODS .............................................................................................. 3

3.0 PROGRAM EFFECTIVENESS ASSESSEMENT FINDINGS ...................................................................13

3.1 Nutrients ...................................................................................................................................................... 13

3.1.1 Education and Outreach (CASQA Outcome Levels 2 & 3)................................................................. 13

3.1.2 Public Involvement and Participation (CASQA Outcome Levels 2 & 3)............................................ 17

3.1.3 Illicit Discharge Detection and Elimination (CASQA Outcome Level 4) ........................................... 17

3.1.4 Pollution Prevention and Good Housekeeping (CASQA Outcome Levels 2-4) ................................ 18

3.1.5 Water Quality Monitoring (CASQA Outcome Level 5) ....................................................................... 19

3.2 Total Suspended Solids...............................................................................Error! Bookmark not defined.

3.2.1 Education and Outreach (CASQA Outcome Levels 2 & 3)................................................................. 20

3.2.2 Illicit Discharge Detection and Elimination (CASQA Outcome Level 4) ........................................... 21

3.2.3 Construction Site Stormwater Runoff Control (CASQA Outcome Levels 2 & 3)............................... 21

3.2.4 Post-Construction Site Stormwater Runoff Control (CASQA Outcome Levels 2 & 3)...................... 21

3.2.5 Pollution Prevention and Good Housekeeping (CASQA Outcome Levels 2 & 3) ............................. 21

3.2.6 Water Quality Monitoring (CASQA Outcome Level 5) ....................................................................... 22

4.0 PROGRAM EFFECTIVENESS SUMMARY ........................................................................................22

5.0 REFERENCES............................................................................................................................23 TABLES
Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element ....................................................................................................................................................... 4 Table 2. PEIEP Table 6, Sedimentation/Siltation (Total Suspended Solids) Questions, Data Assessment Methods, and Data Collection Methods, by Program Element ................................................................................................ 12

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton ii

ACRONYMS/ABBREVIATIONS
Acronyms/Abbreviations Definition
BMP Best management practice
CASQA California Stormwater Quality Association
Central Coast Water Board Central Coast Regional Water Quality Control Board CTPL Close the Poop Loop
CBSM Community-based social marketing
E&SCP Erosion and Sediment Control Plan
FOG Fats, oils, and grease
IDDE Illicit discharge detection and elimination
IWD Industrial waste discharge
LPRM Land use-based prioritization and reduction model
MEP Maximum extent practical
MS4 Municipal separate storm sewer system
NPDES National Pollutant Discharge Elimination System
PCR Post-construction requirement
PEAIP Program Effectiveness Assessment and Improvement Plan POC Pollutant of concern
SOP Standard operating procedure
SWCP Storm Water Control Plan
SWMP Storm Water Management Plan
SWPPP Storm Water Pollution Prevention Plan
SYVBG Santa Ynez Valley Botanic Garden
TMDL Total Maximum Daily Load
WDR Waste Discharge Requirement
WPCP Water Pollution Control Plan
WQO Water Quality Order
WWTP Wastewater treatment plant

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 1 1.0 INTRODUCTION
This Program Effectiveness Assessment and Improvement Plan (PEAIP) Annual Summary evaluates the effectiveness of best management practices (BMPs) implemented in the 2023-2024 reporting year (Year 11) by the City of Buellton (City) to meet the requirements of its Storm Water Management Plan (SWMP) Guidance Document (approved in 2014 and modified in reporting Year 5, 2019) and the Small Municipal Separate Storm Sewer System (MS4) Permit, Water Quality Order 2013-0001-DWQ, amended by Order 2015-0133-EXEC, 2016- 0069-EXEC, 2017-XXXX-DWQ, 2018-0001-EXEC, and 2018-0007-EXEC (Small MS4 Permit). The Small SM4 Permit requires the City to implement its Program Effectiveness Assessment and Improvement Plan (PEAIP, City of Buellton 2016), which describes how the City will track short- and long-term effectiveness of the Stormwater Program. The PEAIP defines the approach the City will use to adaptively manage the Program to improve its ability to reduce the identified high- and medium-priority pollutants of concern (POCs)—nutrients and sedimentation/siltation—thereby achieving the maximum extent practicable (MEP) standard and protecting water quality.

Per the Small MS4 Permit, the PEAIP was developed using the most recent California Stormwater Quality Association’s (CASQA’s) effectiveness assessment guidance document, Program Effectiveness Assessment and Improvement Plan (PEAIP) Framework for Traditional MS4s (2015). It discusses six Outcome Levels that categorize BMP actions. The City’s Stormwater Program BMPs primarily fall into Outcome Level 2, Barriers and Bridges to Action, and Outcome Level 3, Target Audience Actions, and to some extent, Outcome Level 4, Source Contributions, and Outcome Level 5, Urban Runoff and MS4 Contributions. The City documented within the PEAIP management questions for high- and medium-priority POCs and conducted a source assessment for each POC. The data collected was then used to improve the Stormwater Program. Target audiences for each source of high- and medium-priority POC and prioritized BMP for POC were determined based on:
• Total Maximum Daily Loads (TMDLs) proposed by the Central Coast Regional Water Quality Control Board (Central Coast Water Board);
• 2010 303(d) List of Impaired Waterbodies;
• Central Coast Water Board’s consultation handout Solvang–Buellton Urban Water Quality Profile (2014); • Central Coast Ambient Monitoring Program’s Ambient Water Quality Data; • SWMP Guidance Document’s List of POCs;
• Proposed Urban Storm Water Monitoring Plan 2015-2018 (County of Santa Barbara et al 2015, revised 2016); and
• Professional judgment and knowledge of local and regional water quality issues and common urban pollutants.

The prioritized BMPs reflect Stormwater Program activities to change behaviors of target audiences and result in POC reduction. The prioritized BMPs, listed in Figure 8 of the PEAIP, Prioritized BMPs Identified for Target Audiences (see Figure 1), are being implemented as part of Stormwater Program. Applicable data was collected and analyzed for each BMP at the close of Permit Year 11 (July 1, 2023 through June 30, 2024) in order to assess program effectiveness and identify opportunities for improvement. This report summarizes implementation of the City’s Stormwater Program for Year 11 and its effectiveness pursuant to the PEAIP (City of Buellton 2016).

As stated in the PEAIP, stormwater programs are inherently complex due to the variety of possible pollutant sources (e.g., construction, industrial, commercial, residential, new development, etc.), limited ability to directly control the behaviors of target audiences, extensive geographic coverage of the programs, comingling of flows within the drainage system, and the potential impacts to water quality from non-municipal stormwater sources (e.g., wind-blown materials, groundwater seepage, aerial deposition, etc.). Additionally, the ability to determine whether target audiences have been reached; are understanding and retaining information provided by the Program; and are changing behavior, is very difficult to measure. Therefore, the PEAIP is focused on the Stormwater Program’s impact, rather than the strict implementation of the Program to allow the City to gauge whether the Program is achieving the intended outcomes and reaching the target audiences and identify necessary modifications to the Program to make it more effective.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 2 General
• Maintain City website with target audience brochures/handbooks/ manual/guides and weblink to Santa Barbara Project Clean Water Construction
• Conduct Inspections and Enforcement Activities (as needed) Municipal Staff
• Attend training for erosion/sediment control BMPs
• Coordinate Bi-Monthly Street Sweeping Activities
• Implement Storm Drain Assessment, Prioritization and
Maintenance Activities SOP
Level 1
Identification of Stormwater
Program Activities
What BMPs Should be Prioritized?
Level 2
Barriers & Bridges
To Action
What Factors are influencing
Target Audience Behaviors?
Level 3
Target Audience
Actions
What are the Target
Audiences for these Sources?
Level 5
Urban Runoff and
MS4 Contributions
Is Urban Runoff a Significant
Source of the Highest
Priority POCs?
Level 6
Receiving Water
Conditions
What are the High- and
Medium-Priority
POCs that Will be the
Focus of the PEAIP?
CASQA Outcome Level
General
• Implement Education and Outreach Program Strategy
• Maintain City website with target audience brochures and weblink to Santa Barbara Project Clean Water, Our Water Our World, and Water Wise
• Distribute target audience brochures during city attended/ sponsored events and inspections
• Publish Topic Related Newspaper Articles, Water Bill Inserts and Chamber of Commerce Stormwater Tip of the Month
• Target Audience Mailers (To be Determined)
Horse/Livestock/Pet Owners
• Implementation of pilot program on Pet Waste Campaign (Dogs) • Target Audience Mailers (To be Determined)
• Attitude
• Cost and Effort
• Habit
• Lack of Knowledge
• Poverty
• Values
• Business Owners
• Home Owners
• HOA’s
• Horse/Livestock/Pet
Owners
• Landscape Contractors
• Urban Outdoorsman
(Homeless Person)
Nutrients
• Urban Runoff/
Stormwater Runoff
• Fertilizer Application
• Manure from horses/
livestock and domestic
animals
• Natural Sources
• Atmospheric Deposition
• Attitude/Values
• Cost and Effort
• Habit
• Lack of Knowledge
• Values
• Construction Site Owners,
Operators, Contractors
• Landscape Contractors
• Property Managers
• Municipal Staff
Sedimentation/
Siltation
(Total Suspended
Solids)
• Urban Runoff/
Stormwater Runoff
• Stabilized, Undeveloped
Land
• Instream/Soil Erosion
Level 4
Source Contributions
What are the
Primary Urban Sources
of the POCs?
Landscape:
• Fertilizer Applications
• Over-Irrigation
Improper Management:
• Green Waste
• Horse/Livestock Manure
• Pet Waste
• Trash Receptacles
• Washwater
• Construction Site
Activities
• Road Maintenance
Activities
• Increased runoff duration
and velocity due to
impervious areas
Implementation
Sources and Impacts Target Audiences
Figure 1. PEIAP Prioritized BMPs Identified for Target Audiences

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 3 2.0 PROGRAM ASSESSMENT METHODS
As stated above, the City BMPs are largely intended to achieve Outcome Level 2, Barriers and Bridges to Action, and Outcome Level 3, Target Audience Actions. Per the PEAIP, Outcome Level 3 focuses on identifying target audiences associated with the primary sources of high- and medium priority POCs, as well as the behavioral patterns of these target audiences, with the goal of assessing behavior change over time. Outcome Level 2 focuses on identifying the factors that influence target audience behaviors and using these factors to bring awareness of the need to reduce pollutant-generating activities and implement prioritized BMPs. Level 2 Outcomes are often used to gauge progress in, or to refine approaches for, achieving Level 3 Outcomes. Target audiences are the individuals and populations that a stormwater program is directed to and may include, but are not limited to, municipal employees, contractors, owners/employees at industrial and commercial businesses, and the general public. Since source reductions can only be achieved by the people responsible for pollutant loadings, a successful program will be one that is able to induce positive behavioral changes in the target audiences.

The City also focuses BMPs to achieve Urban Runoff and MS4 Contributions (i.e., CASQA Outcome Level 5) and associated Source Contributions (i.e., CASQA Outcome Level 4) for high- and medium-priority POCs. Level 5 Outcomes provide a direct measure of the City’s contributions to downstream receiving waters; thus, it is a good gauge of stormwater program effectiveness over time. It can also be used to inform a better understanding of source contributions pursuant to Outcome Level 4. However, due to the temporal and spatial variability of water quality data, a significant amount of data is needed to establish linkages between pollutants in MS4 discharges and the conditions within the receiving waters. Additionally, the City population is small, approximately 5,000 people, and the City’s urbanized footprint comprises a very small proportion of the watershed; therefore, MS4 discharges would comprise an equally small proportion of runoff compared to contributions to the receiving waters from other land uses (i.e., natural areas, agriculture, etc.). The City participates in a regional 303(d) water quality monitoring program with partner MS4s, which is led by the County of Santa Barbara. The goal of the monitoring program is to “characterize pollutant concentrations and loads from representative MS4 discharge locations within the County” and subsequently refine the pollutant loading information within the land use-based prioritization and reduction model (LPRM). Over time, the calibrated and refined LPRM will be used by the City to assess the impact of BMPs on subwatersheds; compare pollutant loading between subwatersheds; and better tailor future BMPs by focusing on areas of potentially higher pollutant loading.

This PEAIP is organized by high-and medium-priority POCs—nutrients and sedimentation/siltation. The assessment was conducted according to the management questions, data collection, and data assessment methods outlined within Table 5 and 6 of the PEAIP (see Tables 1 and 2). The data assessment for each POC consisted primarily of a qualitative assessment and/or uses of descriptive statistics. Data collection methods included internal tracking by the City, review of external data sources, interviews/surveys, and site investigations/inspections.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 4 Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Education and Outreach [Outcome Level 2-3]
Has the City developed
education and outreach
materials with
information regarding
proper use and
disposal of fertilizers?
Yes Descriptive Statistics
Number of education and
outreach materials
containing information
regarding proper use and
disposal of fertilizers.
9 relevant brochures and 6 BMP
guides are present on the SWMP
website, 4 articles were published
in the Buellton Buzz newsletter, 1
social media post, 7 Tips of the
Month shared in the Buellton
Chamber of Commerce newsletter
and on the SWMP website,
Household Hazardous Waste
Disposal Days are advertised on
City social media, and links to
Marborg waste disposal resources
are included in seasonal articles.

Internal Tracking by
Stormwater Program
City SWMP File Views/Hits
(English and/or Spanish)
The City's Stormwater
Management webpage views
were not tracked during the
reporting year due to a
technical issue. The issue has
since been resolved and
webpage views will be
reported for year 12.

Are education and
outreach materials
available at City
designated facilities,
City sponsored events
or on the City website?
Yes Number of education and
outreach events
participated in and
estimated of number of
education and outreach
materials distributed at
City designated facilities,
City’s sponsored events
Stormwater Display Booth
or through City website.

The City distributed 1 brochure at 3
outreach events during the
reporting year. 131 brochures
were taken from the City during the
reporting year.

Brochure Distribution at
City designated facilities,
City sponsored events or
through City website
Copies of brochures, social
media posts, and articles are
retained for City records.

Does the City have a
targeted pet
waste/livestock
educational program? Yes
Number of target
audience mailers to
residents with registered
pets, livestock owners,
etc.

The Cities of Buellton and Solvang
have been updating the various
BMP Guides this reporting year,
which included the Pet Owner's and
Animal Care and Handling Facilities
guide. This guide will be mailed
(paper or electrically) to the equine
Number of Visitors to the
City’s sponsored events
Stormwater Display Booth
Over 177 people visited the
Stormwater Display Booth
during the reporting year's
outreach events.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 5 Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
facilities in the following reporting
year. Additionally, the City has
included pet waste control
information in the bimonthly water
bill inserts (i.e., Buellton Buzz),
which gets mailed to approximately
1,200 people and sent
electronically to 713 account
holders on “E-Bill”. One Tip of the
Month related to pet waste was
shared in the Buellton Chamber of
Commerce newsletter, which is
shared with approximately 780
people and shared on the SWMP
website. Also, one social media
post related to pet waste was
shared on the City’s Facebook
page, which has 840 followers.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 6 Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element (Continued) Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Education and Outreach [Outcome Level 2-3]
Are education and
outreach materials
provided during Fats,
Oil and Grease (FOG)
and/or Industrial
Wastewater Discharge
(IWD) Inspections?
Yes
Number of education and
outreach materials
provided during FOG
and/or IWD Inspections
Educational surveys were
conducted at 51 FOG and 38 IWD
inspections during the reporting
year.

Review of External Data
Sources
Brochure Distribution
during FOG and/or IWD
Program Inspection
Brochures are distributed
during FOG and IWD
Inspections.

Public Involvement and Participation [Outcome Level 2-3] Has the City developed
opportunities for citizen
participation at City’s
sponsored events
Stormwater Display
Booth?
Yes
Qualitative Assessment
Confirmation of
Stormwater Pollution
Prevention Interested
Parties Sign-Up List at
City’s sponsored events
Stormwater Booth
The Interested Parties Sign-up List
was provided to the public at all
outreach events during the
reporting year. Additionally, a public
survey is offered at events and on
the City’s website.

Interviews/Surveys
Internal Tracking by
Stormwater Program
Number of Visitors and
Stormwater Quizzes
Completed via City’s
sponsored events
Stormwater Display Booth
14 Stormwater quizzes were
completed at outreach events
during the reporting year.

Has the City developed
opportunities for citizen
participation on-line
through the City’s
Stormwater Webpage
or Survey Monkey?
Yes
Descriptive Statistics
Number of Visitors and
Stormwater Quizzes
Completed via City’s
sponsored events
Stormwater Booth
14 Stormwater quizzes were
completed at outreach events
during the reporting year.

Number of online Storm
Water Management
Program Surveys
completed and interested
parties’ sign-up inquiry via
the City’s Stormwater
Webpage or Survey
Monkey
No stormwater surveys were
completed via the City
Stormwater Website this year.

The restaurant and resident
surveys were translated into
Spanish to make the surveys
available to a wider audience.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 7 Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element (Continued) Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Illicit Discharge Detection and Elimination [Outcome Level 4] Has the City developed
IDDE procedures?
Yes
Confirmation of ongoing
City Staff IDDE Training
28 City staff participated in the
IDDE training during the reporting
year.

Site Investigations/
Inspections
City IDDE Site
Investigations and/or
Inspections with direct
observation of an IDDE
100% of reported incidents
were investigated. One
incident was determined to
have likely resulted in an illicit
discharge during the reporting
year but could not be
confirmed. All were rectified,
per the Spill Response Plan
and Enforcement Response
Plan.

Are FOG and IWD
Program participants
operating in a manner
that prevents nutrients
from leaving the site?
Yes
Descriptive Statistics
Number of FOG and/or
IWD Inspection Reports
51 FOG and 38 IWD inspections
were conducted during the
reporting year.

FOG and/or IWD
Inspection Report
Stormwater Questionnaires
Stormwater Questionnaires
were completed at 51 FOG
and 38 IWD inspections
during the reporting year.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 8 Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element (Continued) Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Illicit Discharge Detection and Elimination [Outcome Level 4] Are green waste and
pet waste collection
programs in place? Yes
Qualitative Assessment
Confirmation of local
waste hauler (green
waste) and Christmas
Treecycle Program
Programs were in place and
promoted on City social media
during the reporting year.

Yes
Confirmation of City Mutt
Mitt Stations Biweekly
Maintenance Program
Mutt Mitt Stations were regularly
maintained during the reporting
year.

Mutt Mitt Station Biweekly
Maintenance
Mutt Mitt Stations were
regularly maintained during
the reporting year.

Does City have legal
authority to address
non-storm water
discharges? Yes
Confirmation of
established City Municipal
Code and Certification of
Legal Authority
Municipal Code and Certification of
Legal Authority have been
established.

Review of External Data
Sources
FOG and/or IWD Inspection
Reports and/or Violations
51 FOG and 38 IWD
inspections were conducted
during the reporting year and
inspection reports, as well as
an annual report were
prepared.

Descriptive Statistics
Number of IDDE
investigations and/or
inspections and follow up
at facilities with
deficiencies
3 IDDE investigations were
conducted during the reporting
year.

Review of External Data
Sources
FOG and/or IWD
Inspection Reports and/or
Violations
51 FOG and 38 IWD
inspections were conducted
during the reporting year.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 9 Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element (Continued) Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Pollution Prevention and Good Housekeeping [Outcome Level 2-4] Is the City effectively
implementing BMPs (e.g., Mutt
Mitt Stations) that target
nutrient reduction in
waterways?
Yes
Qualitative
Assessment
Monitoring of
frequented areas
for abandoned pet
waste
The Stormwater Management
Program staff monitors an area
frequented by dog walkers in which
the City installed pet waste CBSM
signage. A Mutt Mitt station is
available at the monitored area and
trash cans are available at the park
adjacent to the area. Despite the
increased pollution prevention
promotion, the City has seen no
observable decline in pet waste
left. The City has concluded that
this target audience is resistant to
change in behavior. Other methods
of encouraging pet waste cleanup
will be assessed by the City.

Internal Tracking by
Stormwater Program
Mutt Mitt Stations
Trash cans are available at all
but one Mutt Mitt station and
filled pet waste bags have
been observed in the trash
cans.

Are FOG and/or IWD Program
participants implementing
Pollutant Prevention and Good
Housekeeping practices? Yes
Qualitative
Assessment
Confirmation of
ongoing City Staff
Training
28 City staff participated in
Pollution Prevention and Good
Housekeeping training during the
reporting year.

Interviews/Surveying
Review of External Data
Sources
FOG and/or IWD Inspection
Reports
51 FOG and 38 IWD
inspections were conducted
during the reporting year.

Are FOG and/or IWD Program
participants aware of the City's
SWMP requirements?
Yes
Descriptive
Statistics
Number of FOG
and/or IWD
Inspection
Reports
51 FOG and 38 IWD inspections
were conducted during the
reporting year.

FOG and/or IWD
Inspection Report
Stormwater Questionnaires
Stormwater Questionnaires
were completed at51 FOG
and 38 IWD inspections
during the reporting year.

Are FOG and/or IWD Program
participants aware of SWMP
requirements for their business
activity?
Yes

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 10 Do the FOG and IWD Program
participants believe they are in
compliance with the City’s SW
Program?
Yes

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 11 Table 1. PEIAP Table 5, Nutrients Questions, Data Assessment Methods, and Data Collection Methods, by Program Element (Continued) Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Water Quality Monitoring [Outcome Level 5]
Is the urban discharge a
significant source of nutrients
to receiving water?
No
(see
Analytics)
Comparing
modeled data to
established
targets
303(d) Group Monitoring uses targets
established in EPA Criteria.

Monitoring and sampling
results
Sample results and annual
summary report are
maintained for the City's
records.

Use local data
acquired through
regional 303(d)
Monitoring
Program
Data is currently being collected to
calibrate the pollutant load model.

The Amendment to the Water Quality
Control Plan for the Central Coastal
Basin to Establish Total Maximum
Daily Loads for Nitrogen Compounds
in the Santa Ynez River Basin, Santa
Barbara County, California, “Based on
available information, it is generally
expected MS4 entities (…City of
Buellton) are currently achieving
proposed nitrogen compounds waste
load allocations. As such, at this time
compliance with existing or future
MS4 permits are expected to show
continued attainment of waste load
allocations for this source category.”
Pollutant load model
results
Data is being collected to
calibrate the LPR model
relative to historic baseline
and other municipalities.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 12 Table 2. PEIAP Table 6, Sedimentation/Siltation (Total Suspended Solids) Questions, Data Assessment Methods, and Data Collection Methods, by Program Element
Management Questions 2023-2024
Response
Data Assessment
Methods Analytics Data Collection Methods Analytics
Education and Outreach [Outcome Level 2-3]
Are City Grading Inspectors
trained to review and inspect
erosion and sediment control
measures?
Yes
Qualitative
Assessment
Confirmation of
ongoing City Grading
Staff Training
11 City staff participated in
Construction Stormwater training
during the reporting year.

Internal Tracking by
Stormwater Program
·Internal Tracking by City
Engineering Department
and/or Division Training
Training results are
maintained for the City's
records.

Are there educational
opportunities at Countysponsored events?Yes
Are construction contractors
informed of proper erosion and
sediment control measures?
Yes
Number of outreach
events participated
in and outreach
materials distributed
to construction
contractors
On an as-needed basis during
development inquiries and site
inspections.

Educational emails are sent to
recipients on the City’s
contractor list.

Number of connections to
construction contractors
through grading permits
and inspections
There were 7 active
construction project and 8
pending projects within the
City during this reporting year.

The City maintained contact
through site inspections and
email communications and
provided education.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 13 3.0 PROGRAM EFFECTIVENESS ASSESSEMENT FINDINGS

3.1 NUTRIENTS
This section provides a summary of BMPs implemented to target nutrients.

3.1.1 Education and Outreach (CASQA Outcome Levels 2 & 3) The City’s Education and Outreach Strategy has been designed to reach a large audience within the community.

The program’s goal is to inform the local community of the impacts of stormwater pollution on the water quality and ecology of local water bodies and the steps the public can take to reduce pollutants in stormwater, as well as how they can become involved in restoration activities. The strategy involves: (1) implementing the regional community-based social marketing (CBSM) campaign, Close the Poop Loop (CTPL) targeted at increasing the cleanup and disposal of pet waste to reduce the amount of nutrients, bacteria, and pathogen loading to stormwater; (2) conducting surveys or quizzes to assess knowledge of applicable stormwater issues and solutions; (3) providing informative materials (i.e., printed brochures and flyers, signage in heavily trafficked areas, utility bill inserts, City website and social media pages, and community involvement emails) to target audiences to increase awareness of relevant stormwater issues and BMPs; (4) utilizing public input in developing outreach through event participation; (5) providing water efficient/pesticide and fertilizer application/stormwater brochures within each City office as well as website; (6) promoting reporting illicit discharges and connections; (8) providing stormwater pollution prevention educational material to school children; and (9) outreach encouraging reduction of discharges from organized car washes, mobile cleaning, and pressure washing activities.

3.1.1.1 Print Media
The Cities of Buellton and Solvang updated all 22 of the Stormwater BMP Guides this reporting year, which were reviewed by the SBCAMM Partner Agencies and uploaded to the Cities’ websites. Brochures and flyers were made available to the public in displays at the Santa Ynez Valley Botanic Garden (SYVBG), Windmill Nursery, Farm Supply, City Hall, and the City Planning Department. The brochures that were stocked at the SYVBG included A Gardener’s Guide to Clean Water (12 copies taken), How to be Water Wise in your Garden (9 copies taken), The Ocean Begins on Your Street (in English [10 copies taken] and Spanish [12 copies taken]), and the Recognizing and Reporting Stormwater Pollution pocket guide (13 copies taken). Additionally, a variety of stormwater posters were displayed in the garden’s kiosk throughout the year. The City has educational information available in stormwater brochure displays at City Hall and the City Planning department. These brochures include A Gardener’s Guide to Clean Water, How to be Water Wise in your Garden, Preventing Soil Erosion on Your Property, A Homeowner’s Guide to BMPs, The Ocean Begins on your Street (in English and Spanish), and the Recognizing and Reporting Stormwater Pollution pocket guide.

3.1.1.2 Social Media
During Year 10, the Cities of Buellton and Solvang created a stormwater Social Media Series as an alternative approach to publications of stormwater pollution prevention articles in the local newspaper. In this six-part series, each post focused on a different pollutant of concern, which included nutrients and sediment. This series was designed to give the community a basic understanding of the major stormwater pollutants, what they can do to help reduce these pollutants from entering our waterways and provide additional resources if they want to learn more. This series continued though this reporting year.

The Mobile Groomers & Stylist Guide to BMPs was posted to the California Professional Pet Groomers Association’s (CPPGA) Facebook page, which has visibility to 2.3K members.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 14 3.1.1.3 Tip of the Month
The Cities of Buellton and Solvang’s stormwater and water conservation Tips of the Month (TOM) were published on the respective City’s webpage and published by the Chamber of Commerce’s monthly E-Newsletter. Of the 12 tips that are shared, six tips contain information related to the reduction of nutrients to our waterways.

3.1.1.4 Our Water, Our World Campaign
The materials made available at Windmill Nursery and Farm Supply promote the Our Water, Our World campaign. The campaign uses a point-of-purchase strategy to encourage stores to carry less-toxic products, and to educate staff and customers on how to select and use eco-friendly pesticide products. The program provides current information on products and Integrated Pest Management techniques through training of store staff, fact sheets, and “Eco-Friendly Effective” shelf tags denoting the products in each store that present a reduced risk of stormwater pollution. The reduction of pesticide use and the increased use of less-toxic products around the home can lead to a reduction of pollutants in run-off and local waterways, as well as a healthier environment for the public. The campaign uses fact sheets about eco-friendly pest control for: ants (in English and Spanish), aphids, cockroaches, fleas, mosquitoes, rats and mice (in English and Spanish), snails and slugs, spiders, and yellowjackets, as well as facts sheets about less toxic products for healthy gardens, lawns, pesticides (in English and Spanish), roses, and weeds. The displays at these locations also include lists of household hazardous waste disposal facilities in Santa Barbara County. Thirty-four fact sheets were taken at Farm supply and Windmill Nursery.

In Year 12, the City will continue to implement the OWOW Campaign and work with OWOW Partner stores to encourage them to take a more active role in identifying Eco-Friendly Products at the time of purchase; and to engage the City when Eco-Friendly Products Shelf-Talkers are needed for new products or to replace damaged/missing Shelf-Talkers. In addition, Santa Barbara County’s OWOW Partner Stores will be visited by Plant Harmony and will receive training during the site visit.

Plant Harmony will also evaluate the location and needs of the OWOW materials, print Shelf-Talkers as needed and install a laminated QR Code Poster on the display rack. The new QR Code Poster was created to allow for digital access to the fact sheets for pesticides and will be able to track which fact sheets were viewed in the OWOW partner stores throughout California on a monthly basis.

3.1.1.5 Stormwater Management Website
The City posts educational materials tailored to the POCs (nutrients and sediment) on its Stormwater Management website, including brochures such as the Santa Barbara County Creek Care Guide, Project Clean Water’s Creekside Concerns: Out of Sight, Out of Mind?, Project Clean Water’s A Dog Owner’s Duty, Project Clean Water’s Helpful Hints for Horse Owners, Project Clean Water’s Gardener’s Guide to Clean Water, Santa Barbara County Water Agency and City of Santa Barbara Public Works Department’s Sustainable Landscaping, , Project Clean Water’s Make the Connection, Project Clean Water’s The Ocean Begins on Your Street, City of Buellton’s Protecting Water Quality from Urban Runoff, as well as BMP guides such as Homeowner’s Guide to BMPs (English and Spanish); Landscaper’s Guide to BMPs (English and Spanish), Animal Care and Handling Facilities Guide (English and Spanish), Multi-Unit Residential Dwelling’s Guide (English and Spanish), Pet Owners Guide. (English and Spanish), and Residential Tenant and Landlord Guide (English and Spanish). The City also provides weblinks on its website to additional resources including Santa Barbara Project Clean Water, Our Water Our World, Less is More and Santa Barbara Water Wise. The City’s Stormwater Management webpage views were not tracked during the reporting year due to a technical issue. The issue has since been resolved and webpage views will be reported for year 12. Two online surveys (one for residents and one for restaurants) are available in English and Spanish languages on the City’s stormwater webpage, which consist of questions designed to assess the respondents’ knowledge of the Stormwater Program. Despite Stormwater Management webpage traffic, moving the link to the surveys to the top of the webpage, the City’s promotion of the survey during community events and online media, and restaurant inspections, survey response has been very low. No surveys were completed during this reporting year.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 15 The restaurant survey was translated to Spanish and a weblink to the survey was added to the physical outreach materials given out during the IWD inspections.

The City also hosts a Green Scene website, as well. It has a page dedicated to storm water education and other pages that support pollutant control, such as composting, recycling, waste management, and similar topics.

3.1.1.6 Outreach During FOG and IWD Inspections
The City continued to provide in-person as-needed training at FOG and IWD facilities and distribute education and outreach materials related to nutrient pollution during Fats, Oil, and Grease and Industrial Waste Discharge inspections (Guide for Kitchen BMPs, Restaurant’s Guide to BMPs; Beverage Manufacturing and Stormwater Automotive Guide to BMPs, and Mobile Cleaner’s Guide to BMPs).

3.1.1.7 Stormwater Hotline
During the 2023-2024 reporting year, the City continued to promote the use of its Stormwater Hotline on its website and printed materials including the Recognizing and Reporting Stormwater Pollution pocket guide. The City also promotes its Stormwater hotline within the articles and tips distributed through its Direct Mail-Media Campaign. Although the hotline, as well as a stormwater email account, are readily available to the public, the City received no stormwater comments or questions in Year 11.

3.1.1.8 Children’s Education
During Year 11, the City coordinated with partner municipalities to conduct live assemblies on water science, called “Shows that Teach”. The City coordinated the performance at Oak Valley Elementary School. An assembly was conducted at the school on March 25, 2024. About 280 Oak Valley students from kindergarten through fifth grade attended the presentation. The assemblies were hosted at elementary schools throughout the County and received positive feedback from teachers and principals at multiple schools. At the Winterfest event (see Section

3.1.2), several children recalled the assembly when asked where they have received information about stormwater from the City.

3.1.1.9 Event Participation
During the 2023-2024 reporting year, the City’s Stormwater Management Program staff participated in several events, which is a highly effective way to have direct contact with the public, engage in stormwater discussions, answer questions, and assess public knowledge about the Program. After each event, staff meet to discuss the outcome and additional ideas to attract more of the public to the booth and provide stormwater information. • On July 29, 2023, Buellton Stormwater Management Program personnel hosted a booth at the annual Buellton BBQ Bonanza. Approximately 1,000 people attended the event. The booth displayed educational materials and provided promotional giveaways, the stormwater quiz, and the interested parties list.

Community members who visited the booth were able to engage with the Stormwater Program staff and take a quiz to assess their knowledge of stormwater issues and the local Management Program.

Educational brochures, dog waste bag dispensers and treats, reusable tote bags, and other items were available for the public to take.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 16 Figure 2. Buellton Stormwater Management booth at Buellton BBQ • On December 03, 2023, Stormwater Management Program representatives staffed a booth at Winterfest.

Approximately 1,500 to 2,000 people attended the event and approximately 30 people engaged staff at the booth, which included the same educational displays, brochures containing stormwater pollution prevention information, and giveaways as the Buellton BBQ. Community members who visited the booth were able to take the stormwater quiz. After feedback from children at previous events, the City added on a children’s outreach survey to engage more children and assess their knowledge. • Stormwater Management Program representatives of Buellton and Solvang in coordination with the California Nature Art Museum coordinated with Oak Valley Elementary and Jonata Middle School to hold an Earth Day Stormwater Poster Contest. Students from grades K-8 were encouraged to participate in the art contest which focused on things we can do to protect our waterways from pollution in stormwater runoff. 39 entries were received. The Cities held a reception to honor the winners of the Contest at the California Nature Art Museum on April 23. About 40 people attended the event. The museum displayed the posters of the winners and honorable mention participants for all attendees to see The Cities also displayed various brochures and a four-panel display board that featured visual depictions of the water cycle, sources of stormwater pollution, stormwater best management practices (BMPs), and various posters for the Close the Poop Loop campaign. The Cities also offered promotional items, including dog waste bag dispensers. Many attendees provided positive feedback regarding the Earth Day Stormwater Poster Contest, citing that they think the kids really enjoy this event and mentioned how proud the kids feel to have their art displayed.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 17 Figure 3. Posters displayed Earth Day Stormwater Poster Contest

3.1.2 Public Involvement and Participation (CASQA Outcome Levels 2 & 3)

3.1.2.1 Community Cleanup
The California Coastal Commission’s 2023 Coastal Cleanup Day was on September 23, 2023. The Cities encouraged community involvement in Coastal Cleanup Day for the entire month of September and promoted Coastal Cleanup Day on their social media channels. In Santa Barbara County, 1,253 people volunteered at this event and 5,822 pounds of debris was collected (5,319 pounds of trash and 503 pounds of recyclables).

3.1.2.2 Event Participation
During the 2023-2024 reporting year, the City’s Stormwater Management Program staff participated in several events (see section 3.1.1.7 for more information on these events), which is a highly effective way to have direct contact with the public, engage in stormwater discussions, answer questions, and get feedback on the City’s storm water program. Also, an interested party’s sign-up sheet is always made available at events attended by City staff. This list is used to send information about all developments in the Cities' stormwater program and about all upcoming meetings and events to people signed up; however, the City did not receive any sign-ups this reporting year.

3.1.3 Illicit Discharge Detection and Elimination (CASQA Outcome Level 4)

3.1.3.1 Legal Authority
The City implements its Illicit Discharge Detection and Elimination (IDDE) Program under Buellton Municipal Code Title 15 Stormwater Chapter 15.01 Stormwater Quality Management and Discharge Control, as revised by Ordinance 20-08 (Ordinance) and the City’s Stormwater Program Management Certification Statement, which provides the City full legal authority to implement and enforce the Small MS4 Permit requirements. The City adhered to the Ordinance during the reporting year.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 18 3.1.3.2 IDDE Procedures
Enforcement Response Plan (ERP) (City of Buellton, 2016 updated 2021) and Spill Response Plan (SRP) (City of Buellton 2016, updated 2021) provide guidance to City staff and contractors responding to a complaint or notice of a spill, illegal discharge, or illicit connection. Applicable City staff and contractors were provided IDDE staff and pollution prevention and good housekeeping for municipal operations training (28 total trainees). The training is designed to maintain stormwater general awareness of staff and contractors and encourage the reporting of possible illicit discharges or illegal connections. The test of understanding conducted after the training displayed high levels of knowledge retention, with the average test score among trainees being 91%.

3.1.3.3 IDDE Detection, Elimination, and Reporting
During Year 11, three potential illicit discharges or illegal connections were reported and were investigated by City staff and/or its contractors. One of the three investigated incidents likely resulted in an illicit discharge, but could not be verified. All incidents had little to no potential to contribute nutrients to the MS4. • On August 1, 2023, the City received an anonymous report that a mobile food vendor had been dumping food, oil, grease, and/or wash water to the City’s storm water drainage system – specifically, the curb, gutter, and storm drain inlets. The reporter provided photos of the mobile vendor’s vehicle and staining on the curb and gutter. City staff investigated the area and confirmed that food vending was occurring in this location and noted evidence of staining near the storm drain. The City issued a Cease-and-Desist letter to the food vendor (in English and Spanish language) and provided education on stormwater pollution prevention on Augusts 4, 2023. The vendor did not admit that the business generated the stains on the ground, but they did agree to clean up the area. City staff conducted follow-up inspections and confirmed the area had been cleaned and no further evidence of illicit discharge was observed. • On March 7, 2024, during a food service inspection, the City’s contractor reported that excess oil and grease was running down into a concrete v-drain that flows to a lawn area near a storm drain. The City investigated and observed the grease staining, but direct discharge to the MS4 was not observed. Staff provided a verbal warning and educational materials to the food service vendor. The restaurant staff cleaned up their fats/oils/grease area, as well as the areas of downstream staining. • On March 11, 2024, the City received a report that restaurant employees were dumping grease and/or wash water into landscaped areas. City staff investigated the area and confirmed the report, although the wash water and grease did not discharge to the MS4. The City provided a verbal warning and educational materials. The restaurant cleaned up the area and evidence of continued outdoor washing has not been observed.

3.1.4 Pollution Prevention and Good Housekeeping (CASQA Outcome Levels 2-4)

3.1.4.1 FOG and IWD Inspections
The City’s contractor conducted 51 FOG and 38 IWD inspections during the reporting year. Although these are not specifically targeting nutrients, it’s possible the education provided during the inspections could ultimately lead to a reduction. The City contractors initiated an annual survey during their FOG and IWD inspections beginning Year 2 (11 FOG questionnaires) and have continued inspections in Year 3 (27 FOG and 11 IWD questionnaires), Year 4 (65 FOG and 22 IWD questionnaires), Year 5 (40 FOG and 26 IWD questionnaires), Year 6 (88 FOG and 40 IWD inspections forms, Year 7 (63 FOG and 44 IWD questionnaires), Year 8 (71 FOG and 44 IWD questionnaires), Year 9 (43 FOG and 39 IWD questionnaires), Year 10 (48 FOG and 40 IWD questionnaires), and Year 11 (51 FOG and 38 IWD questionnaires). The questionnaires asked the respondents: (1) Are you familiar with the City of Buellton's Storm Water Program?; (2) Are you aware of the storm water requirements for your type of business activity?; and (3) Do you believe your business is in compliance with the City's Storm Water Program? The inspection forms completed during FOG and IWD inspections showed 100% of businesses were familiar with the City’s Stormwater Management Program, aware of their business activities impact to stormwater, and believe their business complied with the City’s Stormwater Management Program. The City Stormwater Program Coordinator reviewed all FOG and IWD inspection reports for non-stormwater discharges.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 19 No respondents competed the City’s online Restaurant Survey (available on the Stormwater Management website; the link to the survey is provided on the FOG inspection form).

3.1.4.2 Target Audience-Specific BMP Guides
The City collaborated with the Cities of Solvang, Carpinteria, Goleta, Lompoc, Santa Barbara, and the County of Santa Barbara on updates to all the BMP guides including the following with nutrient stormwater pollution prevention information:
• Homeowner’s Guide to BMPs (English and Spanish); Landscaper’s Guide to BMPs (English and Spanish), Animal Care and Handling Facilities Guide (English and Spanish), Multi-Unit Residential Dwelling’s Guide (English and Spanish), Pet Owners Guide. (English and Spanish), Residential Tenant and Landlord Guide (English and Spanish), the Construction Industry’s Guide (English and Spanish), and Special Events Guide to BMPs (English and Spanish)

3.1.4.3 Green Waste Management Campaign
The City continues to contract with a local waste hauler (MarBorg) for management of green waste. The City also coordinates and promotes the annual Christmas Treecycle Program through the Chamber of Commerce ENewsletter, Buellton Buzz (Water Bill Insert) and both the City and MarBorg websites. This program allows residents to drop off their trees until the second week in January for mulching and reuse within the community.

3.1.4.4 Pet Waste Management Campaign
The City maintains 14 Mutt Mitt stations within the City (five at River View Park, three at Oak Valley Park, four at PAWS Dog Park, one on Via Corona (on the school fence), and one at Neighborhood Village Park. Four Mutt Mitt stations are maintained by the Buellton Veterinary Clinic (one on the north and one on the south side of Highway 246, near the intersection with Sycamore Drive; and one on the north and one on the south side of Highway 246, near the intersection with Valley Dairy Road). The Mutt Mitt Program’s efforts have helped reduce the amount of pet waste discarded at these locations.

The City continues to promote the CTPL pet waste management campaign on the City’s website and through its direct mailers/media campaign via articles in the bimonthly Buellton Buzz water bill insert. The City also distributed pet waste outreach materials, like pet waste bag dispensers, at community events to promote the proper cleanup and disposal of pet waste amongst residents. The City also advertised the CTPL campaign via CTPL posters along Via Corona at Oak Valley Elementary, which has heavy dog-walker traffic. Mutt Mitt stations are available at this location, as well as at the adjacent Oak Pak that also has trash cans for disposing of waste.

Despite these conveniences, dog waste is often left along the strip of grass between the school and Via Corona.

The City targeted this area for a pilot program to determine the effectiveness of additional CTPL promotion. In 2021, ten 30-inch signs displaying the various CTPL dogs were installed at intervals along the fence line at Via Corona with the goal of bringing awareness and changing behavior (i.e., reducing the amount of pet waste left in this area). The area was inspected and photographed before the signs were installed. Upon installation, landscapers cleaned all pet waste from the area. The estimated quantity of abandoned pet waste is monitored and recorded at monthly intervals to evaluate the effectiveness of the posters and presence of the pet waste bag station.

3.1.5 Water Quality Monitoring (CASQA Outcome Level 5)
The City participates in a regional water quality monitoring program that satisfies Small MS4 Permit Attachment D, Section 8 with the Cities of Solvang, Carpinteria, Goleta and Unincorporated Santa Barbara County, which is described in the Draft Urban Storm Water Monitoring Plan 2015–2018 for the NPDES Phase II Small MS4 General Permit Sections E.13.c 303(d) Monitoring and E.14.a Program Effectiveness Assessment and Improvement Plan (County of Santa Barbara et al 2015, revised 2016) and its Quality Assurance Project Plan for Urban Storm Water Monitoring Plan 2015-2018 (County of Santa Barbara et al 2015, revised 2016) that was submitted to the Central Coast Water Board on December 29, 2014. The goal of the monitoring program is to characterize pollutant concentrations and loads from discharge locations specific to land use within the

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 20 represented MS4s to collect sufficient data to inform, update, and calibrate the land use-based pollutant load (LBPL) model. The plans were revised to address comments from the Regional Board and resubmitted on October 13, 2015 through the SMARTS Database. On March 4, 2016, Santa Barbara County Project Clean Water received Central Coast Water Board Executive Officer approval for the revised Urban Stormwater Monitoring Plan and the Quality Assurance Project Plan (County of Santa Barbara et al 2015, revised 2016). Monitoring was initiated during Year 3 and results were reported as part of the Year 3 and subsequent Annual Reports.

Early results of the USWMP provided for a locally informed land use-based prioritization and reduction model (LPRM) that was used to calculate wet weather loads in the County, prioritize catchments for BMP placement, and evaluate the performance of existing and future BMPs. The Plan continues to be used to inform the model by providing site-specific land use pollutant concentration data. As described within the USWMP, the monitoring outfalls were selected based on their drainage areas consisting of a mostly homogenous land use category. The first year of wet weather urban runoff was initiated in Year 3. During Year 3, four storms were monitored at a total of 6 sites representing different land use types, with one location in Buellton (representing industrial land use).

Stormwater runoff was analyzed from eight to ten storms. The data was used to revise the event mean concentrations of the model to reflect local runoff concentrations in the modeling results, which were reported in the regional 303(d) Monitoring Program Results FY 2015-2016.

The Central Coast Water Board issued Technical Report Order 13267 on June 13, 2016 that required the submission of the following reports to document progress on key activities relating to completing spatially-based stormwater volume and pollutant loading estimates, as follows. • Report #1: Catchment delineation and relevant attributes that support catchment-scale stormwater volume and pollutant loading analysis, which was due August 12, 2016; • Report #2: BMP inventory for all centralized and decentralized BMPs within the City; stormwater volume and pollutant loading unmitigated condition and catchment ranking unmitigated condition for all catchments within the City, which was due June 30, 2017; • Report #3: BMP assessment for all BMPs using an effective approach for assessing structural BMP performance, estimate stormwater volume and pollutant load reduction based on the intended BMP function and current BMP condition based on the BMPs ability to function relative to intended design, which was due June 30, 2018 and revised October 15, 2018; and • Report #4: Stormwater Program Modifications Fifth Year Report, which was due October 15, 2018.

On November 10, 2016, the Central Coast Water Board provided comments on how to refine the model approach to meet specific requirement listed in Technical Report Order 13267. The Central Coast Water Board approved the revised LPRM on July 18, 2017, which included the ability to determine the percent capture of the BMPs implemented based on the standard design attributes. The BMPs inventoried, along with the results of the BMP field assessment results, were uploaded to the LPRM and the new modeling results were reported in response to Technical Report Order 13267, Report #3.

The City will also continue to conduct annual condition assessment observations for each BMP inventoried in accordance with the Attachment B - BMP Condition Assessment Guidance to the LPR Model Technical Report (Geosyntec 2018).

The City continues to participate in the regional water quality monitoring program. During Year 2023-2024, one qualified storm event was sampled. The results are presented in the 303(d) Monitoring Annual Report, which is uploaded as part of the MS4 Annual Report.

3.2 SEDIMENTATION/SILTATION

3.2.1 Education and Outreach (CASQA Outcome Levels 2 & 3) The City continues to maintain the Environmental Protection Agency’s (EPA) Stormwater and the Construction Industry poster and the Prevent Soil Erosion on Your Property brochure on its Stormwater Management webpage. Applicable City staff and contractors were provided with Construction Stormwater Training (11 trainees). The training is designed to provide information to assist in identifying and recommending effective

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 21 erosion and sediment control BMPs during construction inspections. The test of understanding conducted after the training displayed high levels of knowledge retention, with the average score among the trainees being 94%.

3.2.2 Illicit Discharge Detection and Elimination (CASQA Outcome Level 4) The implementation of the City’s IDDE Program is described in Section 3.1.3.

3.2.3 Construction Site Stormwater Runoff Control (CASQA Outcome Levels 2 & 3) During Year 11, the City had seven projects in grading and/or active construction. The City reviewed three Stormwater Pollution Prevention Plan (SWPPP), five Erosion and Sediment Control Plans (E&SCPs), and five Stormwater Control Plans (SWCPs). The City conducted monthly inspections at active construction sites during the reporting year. This appears to be a very effective BMP, as the inspector meets with on-site construction staff to provide training and follows the EPR protocol for BMP deficiencies, which has resulted in rapid corrections. The City will continue to monitor the long-term erosion and sediment control measures at each of these construction sites.

In Year 11, there were no site investigations associated with sedimentation/siltation related discharges from construction sites.

3.2.4 Post-Construction Site Stormwater Runoff Control (CASQA Outcome Levels 2 & 3)
No completed construction withing the MS4 area in Year 10. Eight construction projects were in the Engineering project plan check phase. Seven projects were in the grading and/or construction phase. The City reviewed the SWCPs that were required to be submitted by these projects to comply with the Central Coast Post-Construction Requirement (PCR) measures.

3.2.5 Pollution Prevention and Good Housekeeping (CASQA Outcome Levels 2 & 3)

3.2.5.1 Street Sweeping
During Year 11, the City’s street sweeping contractor continued to conduct bimonthly street sweeping when possible (sweeping is not conducted during rainfall). A total of 33.5 miles of the City’s streets (residential and arterial roads, but not private roads), alleyways, and parking lots were swept. This composes nearly all the streets of the 1.58-square mile city. In Year 10, the City’s street sweeping contractor has reported a net weight of 127,980 pounds of pollutant removed during the reporting year. Since sweeping is not conducted during rainfall, the number of times sweeping occurs each year varies and so the volume of material collected each year varies.

Additionally, weather impacts the volume of material collected – high winds and rain increase the amount of organic material on streets and in gutters. Sweeping the streets regularly is an effective method by which the City prevents sediment and other pollutants from the entering the storm drain conveyance system.

3.2.5.2 Storm Drain Assessment and Cleaning
The City also continued to implement its Storm Drain System Assessment, Prioritization, and Maintenance Standard Operating Procedure (SOP). In Year 11, the City contracted cleaning of the storm drain system catch basins, drop inlets, area drains, and sidewalk drains. The contractor cleaned 205 of the City’s 220 storm drains and removed an estimated total of 2,730 gallons of organic material (282 five-gallon buckets), sediment (183 fivegallon buckets), and trash (81 five-gallon buckets). This is a 32% decrease from the estimated total in Year 10; however, Year 10 yielded high rainfall totals and extreme weather; therefore, additional sedimentation to the MS4 would be expected. This also appears to be a very effective BMPs, as it is a direct means of pollutant removal from the MS4.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 22 3.2.5.3 Hotspot Inspections
The City’s only stormwater pollution “hotspot” is the Wastewater Treatment Plant (WWTP), which was inspected quarterly during Year 11. During the inspections, WWTP staff were instructed on pollution prevention and good housekeeping measures when deficiencies were identified. All observations are recorded in a Hotspot Site Investigation form with a supplemental photographic log for City records.

3.2.6 Water Quality Monitoring (CASQA Outcome Level 5)
The City’s water quality monitoring program is described in Section 3.1.5.

4.0 PROGRAM EFFECTIVENESS SUMMARY
The City has identified the successful strategies used during the past reporting year, as well as the challenges faced, and will use this information to adapt its program with the continued goal of reducing/eliminating the impact of local stormwater quality on downstream receiving water bodies.

The City has the benefit of being a small community with the ability to reach a large part of the population and its staff through targeted outreach. On the contrary, since it is a small community, resources are limited and the City has to focus its efforts on BMPs that are effective and ideally, measurable, while maintaining compliance with the Small MS4 Permit. Examples of BMPs that appear to be particularly effective are those that directly engage individuals or groups which have a direct connection to POC reduction, such as interaction and training during municipal facility, construction site, FOG and IWD, IDDE investigation, and other inspections; involvement in community groups like the Green Team; and communicating and coordinating with other stakeholders and municipalities. The City has also continued to prioritize education and outreach for children with additional activities and quizzes available at events, an Earth Day stormwater art poster contest for the local schools, and the water science assembly called “Shows that teach”, which had 280 students attend (K-8th grade).

The biggest challenge the Stormwater Program faced during the reporting year was implementing its Public Involvement and Participation BMPs. The City focused on providing the public with stormwater educational opportunities through its website; electronic and hard-copy newsletters through the Buellton Chamber of Commerce and in utility bill inserts (i.e., the Buellton Buzz newsletter); social media posts; and through brochures and flyers in essential public areas like the SYVBG. The City continued the CBSM campaign, CTPL, by maintaining and filling pet waste bag stations throughout the City and educating the public through articles in local newsletters. The City implemented a new facet of the campaign during the previous reporting year by installing large CTPL posters along a high pet-traffic area to encourage the pet owners to pick up their pet’s waste. The City received positive feedback from the public after the posters were installed. The City will continue to monitor the area for pet waste loading, compare to pre-signage loads, and assess the effectiveness of this BMP.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton 23 5.0 REFERENCES
California Stormwater Quality Association (CASQA)
2015 Program Effectiveness Assessment and Improvement Plan (PEAIP) Framework for Traditional MS4s (April). Available online at: PEAIP Framework | California Stormwater Quality Association (casqa.org).

Central Coast Regional Water Quality Control Board
2014 Solvang–Buellton Urban Water Quality Profile (April 24). 2016 Technical Report Order 13267 (June 13).

City of Buellton
2016 Program Effectiveness Assessment and Improvement Plan. 2016, updated 2021 Enforcement Response Plan.
2016, updated 2021 Spill Response Plan.
2020 Buellton Municipal Code Title 15 Storm Water Chapter 15.01 Storm Water Quality Management and Discharge Control, as revised by Ordinance 20-08. Available online at:
https://ecode360.com/43121750#43121750
County of Santa Barbara, City of Goleta, City of Carpinteria, City of Buellton, and City of Solvang 2015, revised 2016 Urban Storm Water Monitoring Plan 2015–2018 for the NPDES Phase II Small MS4 General Permit Sections E.13.c 303(d) Monitoring and E.14.a Program Effectiveness Assessment and Improvement Plan.
2015, revised 2016 Quality Assurance Project Plan for Urban Storm Water Monitoring Plan 2015- 2018.

Geosyntec Consultants
2018 Pollutant Load, Prioritization, and Reduction (LPR) Model, Attachment B – BMP Condition Assessment Guidance for the Cities of Buellton, Carpinteria, Goleta, and Solvang, and the County of Santa Barbara.

State Water Resources Control Board
2013 Small Municipal Separate Storm Sewer System (MS4) Permit, Water Quality Order 2013-0001- DWQ, amended by Order 2015-0133-EXEC, 2016-0069-EXEC, 2017-XXXX-DWQ, 2018-0001-EXEC, and 2018-0007-EXEC
.

Program Effectiveness Assessment and Improvement Plan Annual Summary 2023-2024 City of Buellton

CITY OF BUELLTON
City Council Agenda Staff Report

City Manager Review: SW
Council Agenda Item No.: 5
To: Honorable Mayor and City Council Members
From: Irma Tucker, Contract City Planner
Andrea Keefer, Planning Director
Meeting Date: November 14, 2024
Subject: Resolution No. 24-27 - “A Resolution of the City Council of the City of Buellton, California, Approving a Development Plan
Modification (24-DPM-01) to Final Development Plan (21-FDP05) for The 518 Mixed-Use Project, Located at 518 Avenue of Flags on Assessor’s Parcel Number 137-170-006, and Making Findings in Support Thereof” and
Ordinance No. 24-05 - “An Ordinance of the City Council of the City of Buellton, California, Approving the First Amendment to Development Agreement (21-DA-01-Amend#1) for the 518
Avenue of Flags – Mixed-Use Development Project Located at 518 Avenue of Flags and Authorizing Execution of the Agreement by the City Manager” (Introduction and First Reading)

BACKGROUND
Owner: Edward St. George Revocable Trust
Agent/Applicant: Brandon Mann, MB Development Company
General Plan Designation: Avenue of Flags Specific Plan Zoning: CR-SP (General Commercial - Specific Plan)
APNs: 137-170-006
On behalf of current property owner Edward St. George Revocable Trust, Brandon Mann of MB Development Company (Agent/Applicant) has submitted a Development Plan Modification (DPM) application (24-DPM-01) requesting modifications to the previouslyapproved The 518 Mixed-Use Project (referred to herein as “The 518” and “Project”). The Project is on a 1.22+/- acre parcel within the Avenue of Flags (AOF) Specific Plan, at the north-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 were granted through the following discretionary actions:

Resolution No. 24-27 Page 2 November 14, 2024
Ordinance No. 24-05
• Planning Commission Resolution No. 22-02 (March 3, 2022) recommending approval of Final Development Plan (21-FDP-05);
• City Council Resolution No. 22-07 (March 24, 2022) approval of 21-FDP-05 with modifications for Building Façade Height Setback and Tandem Parking deviations; and participation in the AOF Specific Plan Development Opportunity Reserve (DOR) program, which provided development incentives for Building Height and Residential Density in return for monetary deposits into a Public Benefit Fund.
• City Council Ordinance 22-05 approving Development Agreement 21-DA-01 (March 24, 2022 and April 14, 2022, 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 (21-FDP-05) provided for the construction of:
• Two separate buildings, providing a total of 5,511 square feet of general commercial use and 48 multi-family residential units, with corner courtyard and parking.
o Building #1 - 5,511 square feet of ground floor commercial space and 16 residential units; Town Plaza corner courtyard, outdoor roof deck, o Building #2 - 32 residential units above ground level parking garage; common courtyard/outdoor living area; 7 outdoor common roof decks and 2 indoor common spaces (gym, yoga/ lounge area, banquet room);
o Building Heights - three (3) stories at an average height of 41 feet with tower elements extending to approximately 46 feet.
• Other amenities: entrance lobby, mail room, laundry room, bicycle storage room, pedestrian amenity bridge connecting Buildings #1 and #2. • A total of 98 parking spaces; including 38 double-loaded tandem spaces and a combination of indoor parking garages, outdoor surface parking (mix of carportand uncovered spaces; Approval of 21-FDP-05 also included plan modifications to allow for Tandem Parking and Building Façade Height Setback deviations from the Buellton Municipal Code (BMC) and the Specific Plan, respectively.

1. Tandem Parking modification to allow for tandem parking garages, each with 2 vehicle spaces that are located one in front of the other, to be provided for the residents of the proposed 19 two-bedroom units, whereby 38 parking spaces would be in the double-loaded tandem configuration.

2. Building Façade Height Setback modification to allow for an average of 33% 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 (21-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

Resolution No. 24-27 Page 3 November 14, 2024
Ordinance No. 24-05
increased Residential Density and Building Height in return for community benefits consisting of a fixed-sum payment into a Public Benefit Fund to be administered by the City.

On October 17, 2024, the Planning Commission conducted a public hearing regarding the proposed project modifications, including changes to existing entitlements and conceptual revisions to the DOR incentives, and approved upon a 4-to-0 vote a recommendation to City Council that the project be approved with the conditions set forth in Planning Commission Resolution No. 24-05. (Attachment 8)

DISCUSSION
PROPOSED MODIFIED PROJECT (24-DPM-01)
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 44 dwelling units and 7,633 square feet of commercial and “work” space, town plaza corner courtyard, common area amenities (interior courtyard, roof decks, lounges, residential and bike storage), and 82 parking spaces on 1.22 acres of vacant land located at 518 Avenue of Flags, on the north-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-006. Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof decks) would be physically available at, and shared with, The 518’s companion project “Creekside Village”, located across Second Street at 480 Avenue of Flags.

Summary of Development Plan Modifications
The applicant is proposing the modifications to achieve economic viability, constructability and enhancement of 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 A4, A5, A7, A20, A26 dated July 9, 2024, and revision of sheet 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-01 The 518 - Modified Project Plans

Resolution No. 24-27 Page 4 November 14, 2024
Ordinance No. 24-05
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 6 foot Height Increase (including addition of fourth story). An original Height increase was via a DOR incentive and related terms in the DA. The additional Height increase of 6 feet would be a further reviewed by the City Council and may result in revisions to the DOR terms and modifications to the Development Agreement. • 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-01).

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-01) and internal changes within the Project; details of the proposed changes and consistency with the Specific Plan and Zoning standards are further described below. • Unify the two buildings and reconfigure the site plan layout while maintaining substantial conformance to approved architectural design and facades along AOF and 2ndstreet.
• Reduce the general commercial use from 5,511 to 1,475 square feet; add 6,158 square feet of new live/work commercial use; for a total commercial area of 7,633 square feet.
• Reduce the residential density with a total of 44 dwelling units; resulting in a new density of 35.75 units per acre.
• Reconfigure the parking and circulation layout; reduce parking from 96 spaces to 82 spaces, consistent with code standards; and reduce the number of tandem parking from 38 to 12 double-loaded spaces; reduce driveway approaches on 2nd Street from two to one
• Provide reconfigured common area amenities (interior courtyard, roof decks, lounges, residential and bike storage), more private open space for residents, additional landscaping and larger roof decks, while eliminating the previously approved 2 indoor common spaces for amenities (gym, yoga, lounge area, banquet room).
• Make provision for enhanced common area amenities (gym, business center, courtyard pool/ lounge area, , additional roof decks) which would be physically available at, and shared with, The 518’s companion project “Creekside Village”, located across Second Street at 480 Avenue of Flags.

Analysis – Development Plan Modifications and
Consistency with Specific Plan & BMC Zoning Standards

Resolution No. 24-27 Page 5 November 14, 2024
Ordinance No. 24-05
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.

Developme
nt Fature
City
Requirement
Approved
Project
CC Reso. 22-
07 Proposed
Modific’n
PC Reso. 24-05
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 =
5,511 sf
Comm’l-Café =
1,475 sf
Live/Work Comml=
6,158 sf
Total Comm’l=
7,633
Consistent
Resid’
Density
(dwelling
units (du)
per acre,
mixed-use
devt)
Baseline: 15 du/
acre
= 18 du/ site
39 du/ acre
= 48 du site
(Approved
DOR Incentive
for Density)

35.75 d4 du site 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
similar (*)
Retail Commercial (Café)
& Live-Work
Potentially
Consistent
(*) With Conditions
for Live-Work Uses
Upper Floors:
• Non-Residential
or Residential
Residential Residential Consistent
Minimum
Lot Area
No minimum 1.22 acres 1.22 acres Consistent
Site
Coverage
No maximum 39% 31% Consistent

Resolution No. 24-27 Page 6 November 14, 2024
Ordinance No. 24-05
Landscapin
g /
Hardscaping
15% ; incl’g
hardscape and
setback areas
fronting on
streets
15%
(7,961 sf)

17.2%
(9,119 sf)
Consistent
Open Space 250 sf per
dwelling unit =
12,000 for
project
12,868 sf
(private
patios=2,066
sf)
12,867 sf
(private
patios=5,022 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. • Consolidates the originally-approved two separate buildings into one building structure, thereby:
o changing the building footprint,
o reducing the overall floor area,
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. 24-05, and the Project shall comply with BMC 19.18.024 pertaining to outdoor lighting standards.

Proposed Change: Land Use
• Reduces the General Commercial use from 5,511 to 1,475 square feet; add 6,158 square feet of new Live/work Commercial use; for a total commercial area of 7,633 square feet. (Note: the reduction in general commercial square footage results in a commensurate reduction in parking requirement, as set forth in Table 2 below). • Reduce the Residential Density with total number of dwelling units at 44 dwellings. o Approved Residential Density – per DOR Incentive. The 518 Project was approved for a Residential Density incentive of 39 dwelling units per acre, which resulted in 48 dwelling units for the 1.22 acre site. o Proposed Modification. A change to residential density is proposed, resulting in a reduction to 35.75 dwelling units per acre; 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-01).

Resolution No. 24-27 Page 7 November 14, 2024
Ordinance No. 24-05
o The new Live/Work use would be located on the ground floor along the Avenue of Flags frontage. The units would include space for commercial uses within which a portion could be used for owner/employee quarters. o In order to implement the vision and development standards of the Specific Plan, Planning Commission Resolution No. 24-05 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.
 Welcoming frontages and pedestrian-oriented commercial uses such as shops, restaurants and services shall be maintained along the Avenue of Flags. The Live/work units shall appear, and function, the same as traditional commercial frontages. 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, and 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 Livework units shall be considered commercial space and 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:
• Tenants shall be required to execute a commercial lease agreement for the leased premises.
• Allowed usages of the leased premises shall be defined specifically for the intended trade or business of the Tenant.

Additional allowed usages of the leased premises shall also be defined to allow for the residential usages for the Tenant themselves (including full-time employees), the Tenant’s principal majority owner or a designated corporate officer and must contain provisions stating that residential usage is strictly coincidentally allowable under the conditions that:

Resolution No. 24-27 Page 8 November 14, 2024
Ordinance No. 24-05
o The designated commercial activity is operational and open for business activity, or;
o The designated commercial is in a start-up phase and
within the first 6 months of the lease agreement.
• A maximum of 3 full-time equivalent employees may be
permitted for each unit.
• Tenants shall be required to submit an application for Zoning Clearance – New Business to the City of Buellton and receive formal approval prior to taking possession of the leased premises.
o If the Tenant’s intended trade or business as defined in the commercial lease agreement cease to operate for a period exceeding 6 months, the commercial lease agreement shall be considered terminated and the occupants shall be required to vacate the leased premises immediately.
 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. Any applicable amendments to the Affordable Housing Agreement shall be recorded on the property prior to receiving Zoning Clearance. The Live-Work units approved as part of this project not subject to any residential tenant protection laws or ordinances, including but not limited to the California Civil Code Sections 1940-1954.05, and the City of Buellton Municipal Code.

The Live-Work Units are intended for commercial use, and the nature of the tenancy does not fall under the protections typically afforded to residential tenants.

Proposed Change: Landscaping, Open Space and Amenities
• Provides additional landscaping, more private patio open space for residents and larger common-area roof decks, while eliminating two (2) indoor common spaces originally approved for amenities (gym, yoga, lounge area, banquet room). • Consolidates common-areas and make provision for enhanced amenities (gym, business center, courtyard pool and lounge area, additional roof decks). The enhanced amenities would be physically available at, and shared with, The 518’s companion project “Creekside Village”.

Parking, Circulation & Access
Table 2.

Resolution No. 24-27 Page 9 November 14, 2024
Ordinance No. 24-05
Use Parking
Space
Ratio
Approved Project
CC Reso. 22-07
Proposed Modification
PC Reso. 24-01
Area (or
Factor)
Space
s
Req’d
Provide
d
Area (or
Factor)
Spaces
Req’d
Provide
d
Commercial 1 per 300 sf 5,511 sf 19 21 7,633 5
Residential
– MultiFamily
- Live/Work

1 per unit
1 per unit
2 per unit
2 per unit
1 per each 5
unit
48 units:
8– Studio
21 - 1-
bedroom
19 - 2-
bedroom
n/a
Visitor
Parking
77 8
21 38
n/a
10 77 44 units:
6 - studio
23 – 1-
bedrm
15 – 2-
bedrm
4 –
live/work
Visitor
77 6
23 30
8 10
TOTALS 96 98
Consiste
nt w/
Stds
82 82
Tandem 38 12
Handicappe
d (counts
toward total
spaces
provided)
3 spaces for
site with 81
– 120
spaces
Per total
number of
spaces on
site
3 6 3 4
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 98 parking spaces via a combination of indoor parking garages and outdoor surface parking (mix of carport- and uncovered spaces,
o The parking includes 38 double-loaded tandem spaces, which are a deviation from the zoning code;
o Approval for tandem parking was recommended for approval by Planning Commission Resolution No. 22-02 and approved by City Council Resolution No. 22-07, including related plan modification to 21-FDP-05.

Proposed Change:
• Reduces parking from 98 spaces to 82 spaces, consistent with code standards; this would also reduce the number of tandem spaces from 38 to 12 spaces, thereby eliminating 16 of the 38 approved tandem spaces.

Resolution No. 24-27 Page 10 November 14, 2024
Ordinance No. 24-05
o The lower number of required parking spaces 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 The reduced number of tandem spaces represents a less intense deviation from code. The previously approved Tandem Parking modification would be revised in Planning Commission Resolution No. 24-05 to reflect the lower number of tandem spaces.
• New free standing parking garages have been introduced along a portion of the eastern property line (rear yard) adjacent to the neighboring residential use, Avenue Height Apartments. BMC Section 19.12.020-Definitions, considers garages to be accessory buildings which, per BMC 19.06.010 , may be located in the required rear year setback area (25 feet setback required adjacent to residential uses) provided that it is located no closer than five feet to the principal structure and that it does not exceed 12 feet in height.
o The garages are setback 5 feet from the Property line and appear to be consistent the height standard (compliance with BMC 19.06.010 is a condition of approval in PC Resolution No. 24-05).
o Landscape screening is proposed in the setback area and shall comply with BMC 19.04.144 E.3 (this is a condition of approval in PC Resolution No. 24-05); the screening would serve to buffer the garage structures from the adjacent residences.

Circulation and Access
Approved Project: site plan shows internal vehicular circulation via 2-way drive aisles and off-site access via two driveway approaches along Second Street. On-site parking is accessed from the drive aisles
Proposed Changes: the building consolidation and related reconfiguration of the parking layout and internal circulation result with a reduction in the number of driveway approaches to one single driveway on Second Street; the originally-approved driveway closest to the Avenue of Flags corner would be eliminated. The circulation and access modifications strive to achieve a more efficient use of space and, by eliminating one driveway opening, allows for more on-street parking adjacent to the building on Second Street.

Resolution No. 24-27 Page 11 November 14, 2024
Ordinance No. 24-05

BUILDINGS, HEIGHTS, SETBACKS
Developm
ent
Feature
City
Requirement
Approved Project
CC Reso. 22-07
Proposed
Modific’n
PC Reso. 24-05
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
alongside & front
property lines
Side Setbacks: 0’ –
3’
Front Setback: 0’ –
3’
Buildings placed
alongside & 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: 20’
2nd St. Setback: 28’
Corner Courtyard:

AOF Setback: 34’
2nd St. Setback: 28’
Consistent
Building
Heights
Minimum: 16’
-----
Maximum: 35’
(w/out
incentives)
Minimum: 30
-----
Predominant Max:
41’
(6’ over Code)
(Approved DOR
Incentive)
Minimum: 30
-----
Predominant Max:
47’
(6’ over App’d;
12’over Code)
Consistent
-----
Inconsistent;
Potentially
Allowed w/
Appr’d DOR
Incentive
Building
Façade
Height
Setback
Max. Façade
Height at
Property Line:
30’
Add’l Height to
be Setback 10’
3rd floor Façade
Height: 41’
** Setbacks (s/b)
Vary:
0’ – 49’
Front (AOF): 0’–23’
s/b
(32% of frontage
s/b >10’)
Side (2nd St.): 0’–
35’ s/b
3rd floor Façade
Height: 32’
S/b Vary: 2’ – 78’
Front (AOF): 0’–34’
s/b
(25% of frontage
s/b >10’)
Side (2nd St.): 0’–
35’ s/b
(56% of frontage
s/b >10’)
Inconsistent
Potentially
Allowable with
Development
Plan
Modification
3rd Floor - 30%
average portion
of 3rd Floor

Resolution No. 24-27 Page 12 November 14, 2024
Ordinance No. 24-05
------------
Architectural
Features: Max.
50’
(BMC §

19.04.110 (B))
(64% of frontage
s/b >10’)
Side (N P/L): 0’–
49’s/b
(71% s/b at >10’)
Rear (E P/L): 50’
s/b
(100% s/b >10’)
(33% average
portion of 3rd 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)
Side (No P/L): 12’-
132’ s/b
(100% setback
at >10’)
Rear (E P/L): 45’+
s/b
(100% s/b >10’)
-----
NEW
4th floor Façade
Height: 47’
(Front/Side Prop.

Lines)
S/b Vary: 2’ – 78’
Front (AOF): 2’–78’
s/b
(37% of frontage
s/b >10’)
Side (2nd St.): 7’–
35’ s/b
(77% of frontage
s/b >10’)
Side (No. P/L): 12’–
132’ (100% setback
at >10’)
Rear (E P/L): 80’+
s/b
(100% s/b >10’)
---------
Art Deco Towers
(Arch Features):
49’ (typical)
facades above
30’ @ P/L do not
meet 10’ height
setback req’t
4thFloor - 22%
average portion
of 4th Floor
facades above
30’ @ P/L do not
meet 10’ height
setback req’t
----------
Consistent
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 518 Project was approved for a Building Height incentive to allow for an increased height of 41-feet, which is 6 feet over the 35-foot baseline limit and 9 feet under the maximum 50 feet allowable per the DOR program.

Proposed Change:
• A height increase of an additional 6 feet is requested, bringing the total height to 47 feet, which is 12 feet over the 35-foot baseline limit and 3 feet under the 50-foot

Resolution No. 24-27 Page 13 November 14, 2024
Ordinance No. 24-05
maximum potentially allowable. The modification would include addition of a fourth floor.

• Staff is in support of the Applicant’s request to consider the additional height increase of 6 feet as part of the potential modifications request by 24-DPM-01. However, final approval of the height increase would be by City Council action, which would include determination of consistency with the overall intent of the approved height increase incentive and may include potential changes to the Approved Project’s DOR program, with related terms and modifications to the Development Agreement to be acted upon by Council.

Building Façade Height Setback
Approved Project:
• A Building Façade Height Setback modification was granted by CC Resolution No. 22-07 to allow for an average 33% 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-01 would affect façade setbacks above the 30- foot building height level as follow:
o An average 30% portion of the 3rd floor facades would be setback less than the required 10 feet; this represents a lesser deviation and, in turn, more façade setbacks than the originally approved plans (wherein an average portion of 33% did not meet the standard)
o On the new 4th floor façade, only an average portion of 22% would not meet the 10’ setback requirement.
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. 24-05 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)

Resolution No. 24-27 Page 14 November 14, 2024
Ordinance No. 24-05
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:
• Provide a preliminary egress plan that identifies proposed egress components throughout the building and how levels of protection will be maintained to ROW (i.e.:
at stairwells at interior locations [assume to be interior exit stairs (EXIT)] and fire rated corridors.
• Once a level of protection is provided that level of protection is required to be maintained and cannot be reduced along the path of egress until arrival at exit discharge at grade and to the ROW. Exit discharge shall not re-enter a building.

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 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
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 (21-FDP-05) 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-05) 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

Resolution No. 24-27 Page 15 November 14, 2024
Ordinance No. 24-05
accommodated by the DOR incentive program established by the Specific plan, and the new live-work use is an allowed land use 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 21-FDP-05, as set forth in City Council Resolution No. 22-07 (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 was convened to consider the DOR Program and financial terms of the Development Agreement on October 31, and determined that changes would be applicable. The Committee determined that the following provisions were appropriate:
• All prior approved provisions of the Development Agreement, to include previously imposed DOR payment terms, amounts, and timing, will remain unless explicitly amended within the Amended Development Agreement document. • Additional Developer Opportunity Reserve (DOR) payments will be held in abeyance, but shall be instituted if (1) owner fails to submit applications for Building Permit for each project within 6 months of the execution date of the First Amendment to the Development Agreement for each project, or (2) owner fails to initiate grading or other construction relying upon a Grading Permit or Building Permit issued by the County of Santa Barbara within 18 months of the execution date of the First Amendment to the Development Agreement for each project. • If such deadlines are met, no new DOR payments will be due (other than those unpaid amounts from the original Development Agreement, which will continue to be paid in amounts and at times identified in the original Development Agreement. • In the event that one or more of the deadlines above is not met, an additional payment of $50,000 (for each project which has not met the deadlines) shall be due and payable to the City. Additional payments of $50,000 shall be due every 6 months beyond the initial missed deadline until the action for which the deadline has been established occurs.

Resolution No. 24-27 Page 16 November 14, 2024
Ordinance No. 24-05
• A provision has been included within the Development Agreement Amendment by which the owner agrees to certain provisions pertaining to Accessory Dwelling Units on the property.

The City Council should consider action to amend the Development Agreement at this time, including any potential changes to terms of the DOR program. The amendments notwithstanding, Resolution No. 22-07, Condition No. 73, Development Time Frame, shall continue to apply. Specifically, Section 19.08.120 (H) of the Buellton Municipal Code establishes a time limit of five years for approvals of final development plans and extensions thereto (maximum of two one-year time extensions). Through provisions set forth in Section 5.3 of the Development Agreement (21-DA-01), the term of the subject entitlements for the 518 Avenue of Flags Mixed-Use Project is proposed to be seven years from the date of final adoption of Ordinance No. 22-05. The Project will not be entitled to apply for any further extension as allowed under the Buellton Municipal Code.

STORY POLE WAIVER
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 21-FDP-05.

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-01), 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. 24-27 and CONDITIONS OF APPROVAL
As described in the above narrative, summarized below are the modifications that would result by approval of City Council Resolution No 24-27 pertaining to 24-DPM-01:
• Modified Project plans: dated May 16, 2024, with subsequent revision of sheets A4, A5, A7, A20, A26 dated July 9, 024, and revision of sheet A9 submitted September 6, 2024

Resolution No. 24-27 Page 17 November 14, 2024
Ordinance No. 24-05
• Revised building configuration (unifying the 2 building into 1), parking layout and internal circulation, as set forth in Project plans. • Height increase of an additional 6 feet, including addition of 4th Floor • Introduction of new live-work use on ground floor of Avenue of Flags frontage • Reduce the general commercial use from 5,511 to 1,475 square feet; add 2,790 square feet of new live/work commercial use; for a total commercial area of 4,265 square feet.
• Maintain the same residential density with a total of 48 dwelling units; introduce 4 new live/work units in residential component.
• Reconfigure the parking and circulation layout; reduce parking from 96 spaces to 82 spaces, consistent with code standards; and reduce the number of tandem parking from 38 to 12 double-loaded spaces; reduce driveway approaches on 2nd Street from two to one
• Provide additional landscaping and larger roof decks, while eliminating 2 indoor common spaces for on-site amenities (gym, yoga, lounge area, banquet room). • Make provision for enhanced amenities (gym, business center, courtyard pool/lounge area, additional roof decks) which would be physically available at, and shared with, The 518’s companion project “Creekside Village”.

As a result, the Project is subject to several new and modified conditions of approval.

These have been included in City Council Resolution No. 24-27. All other conditions of approval included in the original project approval per City Council Resolution No. 22-07 remain unchanged, and applicable to the project, as modified.

The October 31, 2024 meeting of the Ad Hoc Committee as well as input from the City Attorney generated the following changes to the conditions of approval that were reviewed by the Planning Commission:
• Insert new provision, as modification to Approved Condition No. 82 pertaining to CCRs, stating a provision that prohibits Accessory Dwelling Units (ADUs) in certain portions of the project site from being built under the current ownership.

• Revised language for Live/Work leases and phasing, per Added Condition No.

1.d. in Resolution No, 24-27.

The complete list of the originally approved final conditions is included within City Council Resolution No. 22-07 (Attachment 5). The modified and added conditions of approval are included in City Council Resolution No. 24-27.

Resolution No. 24-27 Page 18 November 14, 2024
Ordinance No. 24-05

PLANNING COMMISSION PUBLIC HEARING & COMMENTS
On October 17, 2024, the Planning Commission conducted a public hearing on the proposed Project (24-DPM-02), which would modify the approved entitlements and potentially impact the approved DOR incentives. The Commission focused its review on:
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 The 518’s companion project Creekside Village. The Commission also considered the conceptual impact of the building height increase upon the Approved Project’s DOR program and introduction of the new live-work uses upon the final development plan.

The Commission: expressed overall favorable comments towards the modifications; felt that flexibility with the DOR terms would be warranted in the interest of getting the project constructed as soon as possible; and subsequently adopted Resolution 24-05 recommending approval of the project to the City Council. The Planning Commission staff report dated October 17, 2024 and Resolution No 24-05 are attached hereto as Attachments 7 and 8, respectively. Highlights of the Commissioners comments are reflected below.

1. Likes/positive comments:
a. Changes are positive; “liked” by all Commissioners. Great element for the downtown.
b. Consistent Art Deco architectural style between the 2 projects is appreciated; design consistency is a desirable element for AOF Specific Plan
c. Retaining commercial use for dining is appreciated. Future conversion of live-work spaces to all commercial would be good option. d. Good blend of height increase, effective use of setbacks and sightlines, 4th floor is barely perceptible, well-hidden from view, does not look like a 4 story building.
e. Live-work spaces provide needed opportunities for small businesses. f. Shared amenities make sense and are logical

2. Questions/requests:
a. (The 518) Is it possible to keep wrought-iron detailing in modified project? (This was a decorative element in the Approved Project pedestrian bridge.) [Applicant noted that this was an expensive feature that may not be included in the modified project]
b. (The 518) Would like to see plant screening of adequate height at rear of accessory garage structures. [Staff: This was included in the Motion to recommend approval.]

Resolution No. 24-27 Page 19 November 14, 2024
Ordinance No. 24-05
c. Live/Work is interesting concept; how do the impact mitigation fees work? Are they collected per unit? [Staff: Live/Work use is an emerging trend and nuances are still being sorted out. Staff will look into how impact fees would be collected and report back to Planning Commission. This will be noted in the City Council Staff Report as well.]
d. Concern that Live/Work occupants are restricted to owner/operator; consider revising condition to allow full-time employees rather than just the owner to reside in the unit. [The conditions of approval have been revised to include full-time employees.]
e. What if business fails, would tenant lose their living space? How would this impact RHNA numbers? [Staff: as addressed in the conditions, tenants/occupants would have 6 months to vacate premises. The units are not counted in RHNA numbers.]
f. Was Live-Work previously all commercial? [Yes.] What type of businesses are allowed in Live-work? [Staff: the conditions specify the general types of business, which are in line with the vision of the Specific Plan.]
In its motion to recommend approval of the Modified Project to City Council, the Planning Commission added a stipulation that the portion of the rear yard setback area which is along the garage accessory structures shall be planted with landscape screening materials at least eight feet in height. This has been added to the Modified Conditions set forth in Resolution 24-27.

RECOMMENDATION
That the City Council consider adoption of Resolution No. 24-27 - “A Resolution of the City Council of the City of Buellton, California, Approving a Development Plan Modification (24-DPM-01) to Final Development Plan (21-FDP-05) for The 518 MixedUse Project, Located at 518 Avenue of Flags on Assessor’s Parcel Number 137-170-006, and Making Findings in Support Thereof”; and
Consider the introduction and first reading of Ordinance No. 24-05 - “An Ordinance of the City Council of the City of Buellton, California, Approving the First Amendment to Development Agreement (21-DA-01-Amend#1) for the 518 Avenue of Flags – Mixed-Use Development Project Located at 518 Avenue of Flags and Authorizing Execution of the Agreement by the City Manager” by title only and waive further reading.

Resolution No. 24-27 Page 20 November 14, 2024
Ordinance No. 24-05

ATTACHMENTS
Resolution No. 24-27
Ordinance No. 24-05 (Exhibit A)
Attachment 1 - Vicinity Map
Attachment 2 - Applicant’s DPM Request and Project Description (updated May 18, 2024) Attachment 3 - 24-DPM-01 Modified Project Plans (dated May 16, 2024, with subsequent revision of sheets A4, A5, A7, A20 and A26 dated July 9, 2024, and revision of sheet A9 submitted September 6, 2024)
Attachment 4 - Grading and Drainage Consistency Opinion Letter (February 6, 2024) Attachment 5 - CC Resolution No. 22-07 (with Conditions of Approval) Attachment 6 - Story Pole Waiver Request
Attachment 7 - Planning Commission Staff Report dated October 17, 2024 Attachment 8 - Planning Commission Resolution No. 24-05

RESOLUTION NO. 24-27

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF BUELLTON, CALIFORNIA, APPROVING A
DEVELOPMENT PLAN MODIFICATION (24-DPM-01) TO
FINAL DEVELOPMENT PLAN (21-FDP-05) FOR THE 518
MIXED-USE PROJECT, LOCATED AT 518 AVENUE OF
FLAGS ON ASSESSOR’S PARCEL NUMBER 137-170-006,

AND MAKING FINDINGS IN SUPPORT THEREOF
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, a Development Plan Modification (DPM) application (24-DPM-01) has been filed on behalf of Edward St. George Revocable Trust , property owner, by Brandon Mann of MB Development Company (Agent/Applicant), requesting modifications to the previously-approved Final Development Plan (21-FDP-05) for development of “The 518” 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 44 dwelling units and 7,633 square feet of commercial and “work” space, town plaza corner courtyard, common area amenities (interior courtyard, roof decks, lounges, residential and bike storage), and 82 parking spaces on 1.22 acres of vacant land located at 518 Avenue of Flags, on the north-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170- 006 (the “Site”). Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof decks) would be physically available at, and shared with, The 518’s companion project “Creekside Village”, located across Second Street at 480 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. 22-02 (March 3, 2022) recommending approval of Final Development Plan (21-FDP-05);
• City Council Resolution No. 22-07 (March 24, 2022) approval of 21-FDP-05 with modifications for Building Façade Height Setback and Tandem Parking deviations; and participation in the AOF Specific Plan Development Opportunity Reserve (DOR) program, which provides development incentives for Building Height and Residential Density in return for monetary deposits into a Public Benefit Fund
• City Council Ordinance 22-05 approving Development Agreement 21-DA-01 (March 24, 2022 and April 14, 2022, 1st & 2nd readings) which implements the project approvals and memorializes terms of the DOR incentives and benefits.

Resolution No. 24-27 Page 2 November 14, 2024
SECTION 3: The Approved Project consists of:

Final Development Plan (21-FDP-05) for the construction of two separate mixed-use commercial and residential buildings that would provide 5,511 square feet of general commercial use and 48 multi-family residential units, with town plaza corner courtyard and parking. The new buildings would be three (3) stories at an average height of 41 feet, with tower elements extending to approximately 46 feet. The approved Project includes: plan modifications to allow tandem parking and façade height setback deviations from code; and development incentives for Building Height (6 foot increase over 35 foot baseline height) 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 consists of the following land use application:

Development Plan Modification (24-DPM-01): Approval of a modification to the approved site plan, architectural elevations, floor plans, preliminary grading and drainage plan, landscaping and lighting plan sheets of 21-FDP-05 and City Council Resolution No. 22-07 (dated March 24, 2022) 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 A4, A5, A7, A20 and A26 dated July 9, 2024, and revision of sheet A9 submitted September 6, 2024:
• Revise building configuration and footprint (unifying the two building into one), parking layout and internal circulation, and reduce overall building square footage as set forth in Modified Project plans.
• Height increase of an additional 6 feet, including addition of a 4th Floor • Introduction of new live-work use on ground floor of Avenue of Flags frontage • Reduce the general commercial use from 5,511 to 1,475 square feet; add 2,790 square feet of new live/work commercial use; for a total commercial area of 4,265 square feet. • Maintain the same overall residential density with a total of 48 dwelling units; introduce 4 new live/work units in residential component.
• Reconfigure the parking and circulation layout; reduce parking from 96 spaces to 82 spaces, consistent with code standards; and reduce the number of tandem parking from 38 to 12 double-loaded spaces; reduce driveway approaches on 2nd Street from two to one. • Provide additional landscaping and larger roof decks, while eliminating 2 indoor common spaces for on-site amenities that provided for gym, yoga, lounge area, and banquet room. • Make provision for enhanced amenities (gym, business center, courtyard pool/lounge area, additional roof decks) which would be physically available at, and shared with, The 518’s companion project “Creekside Village”.

Resolution No. 24-27 Page 3 November 14, 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 (21-DA-01): height increase and change of use. City Council may consider action to amend the Development Agreement; 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 City Council 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 November 14, 2024 (“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 21-FDP-05 and the set of Modified Project plans dated May 16, 2024, with subsequent revision of sheets A4, A5, A7, A20 and A26 dated July 9, 2024, and revision of sheet A9 submitted September 6, 2024. b. The staff report dated November 14, 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 CC Public Hearing was published in a newspaper of general circulation on October 31, 2024 (the “CC Public Notice”), a minimum of 10 days in advance of the CC Public Hearing conducted on November 14, 2024.

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 November 3, 2024, a minimum of 10 days in advance of the CC Public Hearing.

3. The CC Public Notice was posted in two public locations on November 4, 2024, a minimum of 10 days in advance of the CC Public Hearing.

Resolution No. 24-27 Page 4 November 14, 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 (21-FDP-05) 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-01) 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 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 21-FDP-05, as set forth in City Council Resolution No. 22-07.

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 City Council does hereby declare as follows:

1. That the previous findings for the Approved Project, Final Development Plan (21-FDP-05), remain valid. The Modified Project would be in substantial conformity with the approved project (21-FDP-05); 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 slightly 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 incentive, via the Project’s participation in the Development Opportunity Reserve (DOR) program of the Specific Plan. A building height of 41 feet was approved, which is a 6 foot increase over the 35-foot baseline height limit.

The Modified Project would add another 6 feet, bringing the total building height to 47 feet. The proposed building height increase remains consistent with the overall intent of the approved DOR terms; while the height increase represents a cumulatively greater deviation from the baseline height limit than was originally approved, other deviations, specifically the

Resolution No. 24-27 Page 5 November 14, 2024
lower number of tandem parking spaces and greater façade setbacks than those originally approved by plan modifications, have been reduced and serve to off-set the cumulative height increase. Thus, no changes are needed to the approved DOR terms.

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 33% 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 (30%) of the facades deviate from the standard.
b. The Modified Project adds a 4th floor, on which an average portion of 22% would deviate from the 10’ setback requirement; this would be consistent with the previously approval as it represents a lesser deviation and the conditions of approval require overall design style conformity with the Approved Project.

4. The Approved Project includes provision for a Tandem Parking Modification (Municipal Code Section 19.08.120 (G), which allowed a maximum of 38 parking spaces to be provided in the double-loaded tandem configuration, which is not otherwise allowed by code. The Modified Project provides 12 tandem parking spaces, which would be consistent with the previous approval as it represents a lesser deviation.

5. Except as addressed above, the modifications requested by 24-DPM-01 are 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.

6. 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.

7. 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.

8. 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.

Resolution No. 24-27 Page 6 November 14, 2024
SECTION 6: Based on the findings set forth in Sections 5, and subject to the conditions attached hereto, the City Council hereby approves Development Plan Modification (24-DPM-01) to Final Development Plan (21-FDP-05) for the 518 Avenue of Flags Mixed-Use Project located at 518 Avenue of Flags.

PASSED, APPROVED and ADOPTED this 14th day of November, 2024. ________________________________
Dave King
Mayor
ATTEST:
_________________________________
Linda Reid
City Clerk

Resolution No. 24-27 Page 7 November 14, 2024
______________________________________________________________________________ I, Linda Reid, City Clerk of the City of Buellton, do hereby certify that the foregoing Resolution No. 24-27 was duly adopted by the City Council of the City of Buellton at the regular meeting held on the 14th day of November, 2024 by the following vote of the Council:

AYES: 0
NOES: 0
ABSENT: 0
ABSTAIN: 0
____________________________________
Linda Reid
City Clerk

Resolution No. 24-27 Page 8 November 14, 2024
THE 518 MIXED-USE DEVELOPMENT
DEVELOPMENT PLAN MODIFICATION 24-DPM-01

MODIFIED CONDITIONS OF APPROVAL
Applicable to
FINAL DEVELOPMENT PLAN 21-FDP-05
(CC Resolution No. 22-07)

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 Brandon Mann of MB Development Company (“Agent/Applicant”), on behalf of current property owner Edward St. George Revocable Trust (“Owner”), for approval of a Development Plan Modification (24- DPM-05) (“Application”) to the previously approved Final Development Plan (21-FDP05) (“Approved Project”, “The 518”) 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 44 dwelling units and 7,633 square feet of commercial space, town plaza corner courtyard, common areas (interior courtyard, roof decks, lounges, residential and bike storage), and 82 parking spaces on 1.22 acres of vacant land located at 518 Avenue of Flags, on the north-east corner of its intersection with Second Street, Assessor’s Parcel Number 137-170-006 (the “Property”). Certain amenities (gym, business center, courtyard pool/ lounge area, additional roof decks) would be physically available at, and shared with, The 518’s companion project “Creekside Village”, located across Second Street at 480 Avenue of Flags.

The Modified Project plans that are included in this approval are dated May 16, 2024, with subsequent revision of sheets A4, A5, A7, A20 and A26 dated July 9, 2024, and revision of sheet 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.

63. 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

Resolution No. 24-27 Page 9 November 14, 2024
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.

65. Trash Enclosure Design. The Trash Enclosure design shall be approved by MarBorg Industries. The color and materials utilized for the Project’s trash enclosure shall be consistent with the overall building design.

72. Approval. Approval of 24-DPM-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.

74. Parking. A total number of 82 parking spaces, including 4 handicapped accessible spaces, plus 1 loading space must be provided for the Project. Within the total number of parking spaces, a maximum of 12 spaces may be in a double-loaded Tandem Parking configuration, as previously approved. 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.

75. Signage. A maximum aggregate sign area of 365 square feet is allowed for the Project.

Any proposed sign lighting shall be dark-sky friendly. A separate 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 February 10. 2022.

The sign permit application shall include a Master Sign Program reflecting design details and dimensions for all proposed signage (wall, awning, building identification, suspended/ 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.

79. Light Intensities. All exterior lighting to be hooded and dark-sky friendly; documentation to support dark-sky friendly fixtures shall be provided, as applicable. Prior to Zoning Clearance, a Photometric Lighting Plan shall be required to demonstrate compliance with performance standards applicable to outdoor lighting for mixed-use projects (BMC § 19.18.024). This shall apply to wall-mounted exterior lighting on

Resolution No. 24-27 Page 10 November 14, 2024
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.

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

No Accessory Dwelling Units may be constructed while the Developer owns the subject property. Should the property be sold or ownership otherwise transferred to another entity, Accessory Dwelling Units may be constructed within existing habitable space, pursuant to State Law. No Accessory Dwelling Units may be constructed within areas shown as storage on the approved Floor Plans dated May 16, 2024, or within any parking area, to include covered or enclosed parking
In addition, provisions for Irrevocable Reciprocal Access for Shared Amenities shall be included in the CC&Rs. These restrictions shall be included in the Final CC&Rs for the project. Prior to Certificate of Occupancy, a draft of the CC&Rs shall be submitted to the Planning Director for review and approval.

85. Commercial Loading Zone. Pursuant to the approved project plans, a commercial load zone shall be provided in the form of a 10’x30’ striped area in the location shown on the Modified Project plans. (Note: the remainder of approved Condition No. 85 is DELETED as it no longer applies to the Modified Project.)

88. Amenity Bridge Open Space Requirements. Condition No. 88 is DELETED; it is, no longer applicable to Modified Project.

89. Development Opportunity Reserve (DOR) Terms.

INCENTIVES
Building Height
A typical top-of-parapet building height (per BMC 19.04.110 and 19.12.020) of 47 feet, in lieu of the 35-foot baseline height limit in the underlying CR zone, shall be allowed, as set forth in the Modified Project plans. This building height represent an increase of 6 feet over the previously approved height of 41 feet, (which was granted by DOR development incentive), and includes the addition of a fourth floor.

90. 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-01; the agreement modifications shall be recorded against the property. As per Condition 73, the development agreement, and any modifications thereto, shall govern the duration of the approvals.

Resolution No. 24-27 Page 11 November 14, 2024

ADDED CONDITIONS OF APPROVAL
Applicable to
FINAL DEVELOPMENT PLAN 21-FDP-05
(CC Resolution No. 22-07)

1. Live/Work Uses. Four (4) units of new Live/Work uses would be located on the ground floor along the Avenue of Flags frontage. The units would include space for commercial uses and within which a portion could be used for owner/employee 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, and 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 be considered commercial space, 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:
• Tenants shall be required to execute a commercial lease agreement for the leased premises.
• Allowed usages of the leased premises shall be defined specifically for the intended trade or business of the Tenant. Additional allowed usages of the leased premises shall also be defined to allow for the residential usages for the Tenant themselves (including full-time employees), the Tenant’s principal majority owner or a designated corporate officer and must

Resolution No. 24-27 Page 12 November 14, 2024
contain provisions stating that residential usage is strictly coincidentally allowable under the conditions that:
o The designated commercial activity is operational and open for business activity, or;
o The designated commercial is in a start-up phase and
within the first 6 months of the lease agreement.
• A maximum of 3 full-time equivalent employees may be permitted for each unit.
• Tenants shall be required to submit an application for Zoning Clearance – New Business to the City of Buellton and receive formal approval prior to taking possession of the leased premises.
• If the Tenant’s intended trade or business as defined in the commercial lease agreement cease to operate for a period exceeding 6 months, the commercial lease agreement shall be considered terminated and the occupants shall be required to vacate the leased premises immediately. 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. Any applicable amendments to the Affordable Housing Agreement shall be recorded on the property prior to receiving Zoning Clearance. The Live-Work units approved as part of this project not subject to any residential tenant protection laws or ordinances, including but not limited to the California Civil Code Sections 1940-1954.05, and the City of Buellton Municipal Code. The parties further understand that the Live-Work Units are intended for commercial use, and that the nature of the tenancy does not fall under the protections typically afforded to residential tenants. Tenants will not be afforded any rights or protections that may otherwise be available under California’s residential tenant protection laws or the City of Buellton ordinances.

2. Garage Accessory Structures. New free standing parking garages may be located along a portion of the eastern property line (rear yard) adjacent to the neighboring residential use, in the required rear year setback area provided that:
a) All sides of the garage structures shall be consistent with the Art Deco design style, colors, materials, facade articulation, and decorative elements of the primary buildings.
b) The garage structures do not exceed 12 feet in height and are setback 5 feet from the property line (compliance with BMC 19.06.010 is required). c) Landscape screening is provided in the setback area; the screening shall comply with BMC 19.04.144 E.3 and shall consist of shrubbery or similar planting materials not less than 8 feet in height; the screening would serve to buffer the garage structures from the adjacent residences.

Resolution No. 24-27 Page 13 November 14, 2024

3. Shared Amenities. Enhanced common area amenities (gym, business center, courtyard pool/ lounge area, additional roof decks) would be physically available at, and shared with, The 518’s companion project “Creekside Village”, located across Second Street at 480 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

ORDINANCE NO. 24-05

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY

OF BUELLTON, CALIFORNIA, APPROVING THE FIRST
AMENDMENT TO DEVELOPMENT AGREEMENT (21-DA01 – AMEND #1) FOR THE 518 AVENUE OF FLAGS – MIXED-USE DEVELOPMENT PROJECT LOCATED AT 518

AVENUE OF FLAGS AND AUTHORIZING EXECUTION

OF THE FIRST AMENDMENT BY THE CITY MANAGER
WHEREAS, the City Council approved an application to the City of Buellton requesting approval of a development agreement (21-DA-01) for the 518 Avenue of Flags – Mixed Use Development project, located at 518 Avenue of Flags; and WHEREAS, the Developer also submitted a request for a Final Development Plan (21- FDP-05)); and
WHEREAS, collectively, 21-DA-01, Final Development Plan 19-FDP-01 and Lot Line Adjustment 19-LLA-01 constitute the “Project”; and
WHEREAS, the Developer, Edward St. George Revocable Trust, has submitted an application for the modification of the Project, to include a first amendment to 21-DA 01; and WHEREAS, the Project Site is located within the Avenue of Flags Specific Plan (“Specific Plan”) area, which Specific Plan was adopted concurrently with a Mitigated Negative Declaration (“MND”) prepared pursuant to the California Environmental Quality Act (“CEQA”) that comprehensively studied the growth and impacts of the Specific Plan including but not limited to the impacts anticipated by all uses proposed as part of the Project; and WHEREAS, the City referred the Project to various departments and agencies for review and recommendations; and
WHEREAS, the Planning Commission held a public hearing on the Project at its regular meeting of October 17, 2024, and considered the substance of the first amendment to 21-DA-01 along with the other aspects of the Project and did recommend approval of the Project to the City Council; and
WHEREAS, the City distributed a Notice of Public Hearing to all property owners of record within 300 feet of the Project Site on November 3, 2024 and published it in the Santa Ynez Valley Times on October 31, 2024; and
WHEREAS, the City Council held a public hearing at its regular meeting of November 14, 2024, to consider the Project, including the first amendment to 21-DA-01 and considered the staff report, supporting documents, public testimony, and all appropriate information submitted with the proposed Project and studied the compatibility of this request with adjacent land uses; and

Ordinance No. 24-05 Page 2 November 14, 2024
WHEREAS, the City found that the Project is consistent with the MND prepared for the Specific Plan and therefore no additional review under CEQA is necessary for the Project.

NOW, THEREFORE BE IT ORDAINED that the City Council of the City of Buellton:

Section 1.

Based on the project materials, the staff report and all attachments, written and oral testimony and comments and all other information presented, hereby finds that with respect to Buellton Municipal Code Section 19.08.130:

1. The development agreement is consistent with the objectives, policies, general land uses and programs specified in the Zoning Code of the City of Buellton, in the City’s General Plan, and in the Specific Plan.

The proposed development agreement is consistent with the objectives, policies, general land uses, and programs set forth in the Buellton General Plan and the Specific Plan, including:
a. The economic development tool, “Development Opportunity Reserve,” included in the Avenue of Flags Specific Plan to incentivize property owners to provide a public good in return to receive some benefit or reduction in standards as part of their development.
b. The Land Use element of the General Plan which identifies the Avenue of Flags as an area that requires special consideration, and includes policy direction that guides future development in the area with a focus a variety of land uses, including mixed use development with the goal to revitalize the Avenue of Flags as an identifiable downtown and place for visitors and residents alike.
c. The Economic Development Element of the General Plan which includes a goal to continue to support and encourage economic revitalization of the Avenue of Flags commercial corridor and where appropriate, encourages that incentives are used to encourage and assist the private sector to maintain and revitalize this area.
d. The Guiding Principles listed in the Avenue of Flags Specific Plan, including to create a unique business and residential attraction for Buellton and the surrounding area within the Santa Ynez Valley (1.1), base the future development pattern on a form-based code based on economic opportunity, parcel location and size, rather than on a traditional zoning code that separates land uses and establishes rigid standards that may not be achievable (2.1), and provide for mixed-use area including retail, housing, public buildings, and opportunities for public events (3.1).

Ordinance No. 24-05 Page 3 November 14, 2024
Section 2.

Based on the project materials, the staff report and all attachments, written and oral testimony and comments and all other information presented, hereby additionally finds:

1. The first amendment to development agreement will not be detrimental to the health, safety and general welfare of the residents of the City.

As set forth above, the first amendment to the development agreement, along with the remainder of the Project, is consistent with the MND prepared to guide the implementation of the Specific Plan. The MND is incorporated by reference as the basis for the City Council’s finding that the first amendment to the development agreement will not be detrimental to the health, safety and general welfare of the residents of the City.

2. The first amendment to the development agreement will not adversely affect the orderly development of property or the preservation of property values.

The first amendment to the development agreement will not adversely affect the orderly development of property or the preservation of property values insomuch as it will allow for the development of the Project Site consistent with the Specific Plan and in furtherance of the Specific Plan’s goal to create a vibrant downtown core with a thriving mix of land uses and public activity.

3. The first amendment to the development agreement is consistent with the provisions of Government Code Sections 65864 through 65869.5.

The first amendment to the development agreement is consistent with the identified provisions of the Government Code in that, among other things, it is being entered into between the City and the entity holding legal title to the Project Site (Government Code Section 65865); it includes provisions for annual review of the agreement (Government Code Section 65865.1); it specifies the agreement’s duration, permitted uses of the property, density, provisions for dedication of land for public purposes (Government Code Section 65865.2); and its substance has been considered at public hearings of both the Planning Commission and City Council prior to final action (Government Code Section 65867).

Section 3.

City Council hereby approves and authorizes the City Manager to execute the first amendment to Development Agreement (21-DA-01) in the form attached hereto as Exhibit ‘A’ and made a part of this ordinance.

Ordinance No. 24-05 Page 4 November 14, 2024
Section 4.

If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of a court of competent jurisdiction, the holding shall not affect the validity or enforceability of the remaining provisions, and the Council declares that it would have adopted each provision of this ordinance irrespective of the validity of any other provision.

Section 5.

The City Clerk is directed to certify this ordinance and cause it to be published in the manner required by law.

PASSED, APPROVED, AND ADOPTED this _____ day of ___________, 2024. ________________________________
Dave King
Mayor
ATTEST:
_______________________________
Linda Reid
City Clerk

Recording Requested By
And When Recorded Return to:

EXEMPT FROM RECORDER’S FEES
Pursuant to Government Code § 6103

FIRST AMENDMENT TO
DEVELOPMENT AGREEMENT (21-DA-01)

BETWEEN
THE CITY OF BUELLTON AND EDWARD ST. GEORGE REVOCABLE TRUST (successor to The 518, LLC)
ORDINANCE # 24-05, EFFECTIVE [___________], 2024

THIS AGREEMENT SHALL BE RECORDED WITHIN TEN DAYS

OF EXECUTION BY ALL PARTIES HERETO PURSUANT TO
THE REQUIREMENTS OF GOVERNMENT CODE 65868.5

FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (21-DA-01)
This First Amendment to Development Agreement (the “Amendment”) is made and entered into as of ________, 202_, by and among the CITY OF BUELLTON, a municipal corporation (referred to hereinafter as “City”) and THE EDWARD ST.

GEORGE REVOCABLE TRUST (successor to The 518, LLC) (referred to hereinafter as “Developer”). City and Developer are referred to hereinafter individually as “Party” and collectively as “Parties.” In consideration of the mutual covenants and agreements contained in this Amendment, City and Developer agree as follows:

1. Recitals.

1.1 On April 14, 2022, the City Council adopted Ordinance No. 22-05, approving a Development Agreement (21-DA-01) (the “Agreement”) for the 518 Avenue of Flags – Mixed Use Development Project located at 518 Avenue of Flags, and authorizing the City Manager to execute the Agreement.

1.2 City and Developer acknowledge and agree that the consideration that is to be exchanged pursuant to the Agreement and this Amendment is fair, just and reasonable and that the Agreement as amended is consistent with the General Plan of City.

1.3 On November 14, 2024, the City Council of City ("City Council") commenced a duly noticed public hearing on this Amendment, and at the conclusion of the hearing approved this Amendment by Ordinance No. 24-05 ("the Enabling Ordinance").

2. Original Development Agreement Provisions. All of the provisions of the executed Agreement (21-DA-01) shall continue to apply, unless modified herein.

3. Amendments to the Agreement.

1. Section 4 (Development of the Property) of the Agreement is hereby amended to read as follows:

4. Development of the Property. The following provisions shall govern the development and use of the Property.

4.1 Permitted Uses. The permitted and conditionally permitted uses of the Property shall be limited to those that are authorized by City zoning code, Prior Approvals, as may be modified, and as otherwise set forth in this Agreement, including, but not limited to, a mixed use development with up to 44 total residential units, and 7,633 square feet of general commercial space, and parking.

4.1.1. Accessory Dwelling Units. No Accessory Dwelling Units may be constructed while the Developer owns the subject property. Should the property be sold or ownership otherwise transferred to another entity, Accessory Dwelling Units may be constructed within existing habitable space, pursuant to State Law. No Accessory

Dwelling Units may be constructed within areas shown as storage on the approved Floor Plans dated _May 16_, 2024, or within any parking area, to include covered or enclosed parking.

4.2 Development Standards. All design and development standards, including but not limited to density or intensity of use and maximum height and size of buildings, that shall be applicable to the Property are set forth in the Prior Approvals and this Agreement. Notwithstanding the foregoing, the Project is relieved from the following development standards to the extent described herein and in consideration for the public benefits described herein:
(a) Density. The Property may be developed with up to 44 residential units, for a residential density of up to 35.75 dwelling units per acre. (b) Building Height. The Property may be developed to four (4) stories with a maximum building height of 47 feet. Maximum building height shall be calculated using the method found in Buellton Municipal Code Section

19.04.110. For the purposes of building height exceptions per BMC Section

19.04.110 B, the following structures shall be considered architectural features and may be up to 50 feet in height: solar equipment, HVAC, mechanical equipment, AC condensers, elevators and stair housings, decorative towers, flagpoles, and other similar equipment and structures.

4.3 Building Standards. Each instance of permitted construction activity on the Property shall adhere to any federal or state building requirements, municipal building codes and/or regulations (collectively "the Building Codes") in effect at the time of the earlier of the plan check approval or permit approval for each said instance of construction activity.

4.4 Reservations and Dedications. All reservations and dedications of land for public purposes, if any, applicable to the Property are set forth in the Prior Approvals and this Agreement.

4.5 Compliance with Affordable Housing Standards. An Affordable Housing Agreement between the Parties, meeting the provisions of Buellton Municipal Code Section 19.16.040, or other requirements as may be deemed acceptable to the City Council, shall be approved by the City Council and executed prior to Zoning Clearance for Development Plan Modification No. 24-DPM-01 to Final Development Plan No. 21- FDP-05. Building Permits shall not be issued until such Agreement is recorded against the property.

2. Section 6.3 (Anticipated Development Timeline) of the Agreement is hereby amended to read as follows:

6.3 Anticipated Development Timeline
Notwithstanding the term of the Prior Approvals set forth in Section 5.3 and fully understanding that this Agreement was entered into in order to provide Developer

flexibility in the timing of development as well as certain other benefits enumerated herein, Developer anticipates undertaking the Project with the following timeline:
(a) Submit building plans for approval by the County of Santa Barbara within six (6) months of execution of this Amendment.
(b) Commence construction or grading within eighteen (18) months of execution of this Amendment.

3. Section 6.3.1 (Additional Public Benefit Fund Payments) of the Agreement is hereby added to read as follows:

6.3.1 Additional Public Benefit Fund Payments
Failure of the Developer to meet the timeline described in Section 6.3, above, will result in additional payments to the Public Benefit Fund described in Section 6.4, below, as follows:
(a) an additional payment of Fifty Thousand Dollars ($50,000) to the Public Benefit Fund due on the day following the deadline established in Section 6.3 (a) and/or 6.3 (b); and
(b) an additional payment of Fifty Thousand Dollars ($50,000) to the Public Benefit Fund each six months after the deadline, until the action required in the deadline has been met.

IN WITNESS WHEREOF, Developer and City of Buellton have executed this Development Agreement on the date first above written.

OWNER:

THE 518 II, LLC,
a California limited liability company
By: MannBayar, LLC,
a California limited liability company
its Manager

By: _____________________________
Brandon Mann
Manager

CITY OF BUELLTON:

By:___________________________
Dave King, Mayor
ATTEST
______________________________
Linda Reid, City Clerk
APPROVED AS TO FORM:
______________________________
Gregory M. Murphy, City Attorney

Exhibit 1-A
Property Legal Description
The land referred to herein is situated in the State of California, County of Santa Barbara and described as follows:

THAT PORTION OF THAT CERTAIN 445 ACRE TRACT OF LAND MARKED "EMILY BUELL", AS SHOWN UPON MAP OF DIVISION OF R. T. BUELL

RANCH, BEING A PORTION OF RANCHO SAN CARLOS DE JONATA IN THE

CITY OF BUELLTON, COUNTY OF SANTA BARBARA, STATE OF CALIFORNIA, FILED IN BOOK 11 AT PAGE 165 OF MAPS AND SURVEYS, RECORDS OF SAID SANTA BARBARA COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT A FOUND 1/2 INCH PIPE OF THE SOUTHEASTERLY LINE OF

THE NEW STATE HIGHWAY RIGHT OF WAY AS IT NOW EXISTS, BEING ALSO

THE MOST WESTERLY CORNER OF THE TRACT OF LAND DESCRIBED IN THE DEED TO JAMES PEKAR, ET UX., RECORDED MARCH 26, 1953 IN BOOK 1140, AT PAGE 262 OF OFFICIAL RECORDS, AS INSTRUMENT NO. 4948; THENCE ALONG THE SOUTHWESTERLY LINE OF THE PEKAR TRACT, SOUTH 62° 17' EAST 265 FEET TO FOUND 1/2 INCH SURVEY PIPE ON THE MOST SOUTHERLY CORNER OF SAID TRACT; THENCE SOUTH 27° 43' WEST 200.08 FOOT TO A SET 1/2 INCH SURVEY PIPE ON THE NORTHEASTERLY LINE OF A 60 FOOT ROAD EASEMENT AS GRANTED TO LEON A. ROESER, BY DEED RECORDED MAY 5, 1949 IN BOOK 852 AT PAGE 73 OF OFFICIAL RECORDS, AS INSTRUMENT NO. 5561; THENCE ALONG THE NORTHEASTERLY LINE OF SAID EASEMENT, NORTH 62° 17' WEST 265 FEET TO A SET 1/2 INCH SURVEY

PIPE ON THE SOUTHEASTERLY LINE OF THE NEW STATE HIGHWAY RIGHT OF WAY AS IT NOW EXISTS; THENCE ALONG SAID SOUTHEASTERLY LINE, NORTH 27° 43' EAST 200.08 FEET TO THE POINT OF BEGINNING.

THE LAND HEREIN DESCRIBED IS SHOWN ON A MAP OF SURVEY FILED IN BOOK 36, PAGE 10 OF RECORD OF SURVEYS.

APN: 137-170-006
(End of Legal Description)

Exhibit 1-B
Existing Site Plan
(Attached)

Exhibit 2
[Development Plan]
(Attached)

SECOND ST

AVENUE OF FLAGS

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

Updated 6/20
107 W. Highway 246 P.O. Box 1819 Buellton, CA 93427 t:805.688.7474 www.cityofbuellton.com

PROJECT LOCATION _____________________________________________________________________ (Address)
SITE ZONING_____________________ SITE ASSESSOR’S PARCEL NO._________________________ PROJECT DESCRIPTION __________________________________________________________________ _________________________________________________________________________________________ Describe the project in detail. Indicate any proposed activities, type of goods or services to be offered, number of employees anticipated, hours and days of operation, and any other details of the proposed use that may be relevant to a good general description of the proposed land use; attach additional sheets if needed.

PERMITS AND APPROVAL REQUESTED
□ LAND USE EXEMPTION (LUE) □ VARIANCE
□ HOME OCCUPATION (HO) □ LOT LINE ADJUSTMENT (LLA)
□ ZONING CLEARANCE (ZC) □ SUBDIVISION/TENTATIVE PARCEL MAP (TPM) □ ZC - BUSINESS (NEW/CHANGE) □ SIGN APPROVAL
□ ZC - ACCESSORY DWELLING UNIT (ADU) □ SUBDIVISION/TENTATIVE TRACT MAP (TTM) □ TEMPORARY USE PERMIT (TUP) □ CONDOMINIUM CONVERSION
□ MINOR USE PERMIT (MUP) □ GENERALPLANAMENDMENT(GPA)
□ CONDITIONAL USE PERMIT (CUP) □ SPECIFIC PLAN (SP)
□ USE PERMIT MODIFICATION □ ANNEXATION
□ CONCEPTUAL REVIEW □ ZONING ORDINANCE AMENDMENT (ZOA)
□ PRELIMINARY DEVELOPMENT PLAN (PDP) □ TIME EXTENSION (TE) □ FINAL DEVELOPMENT PLAN (FDP) □ APPEAL
□ DEVELOPMENT AGREEMENT
□
□
□ OTHER: __________________________________
□ DEVELOPMENT PLAN MODIFICATION (DPM)
_____________________________
The City charges 100% of its costs of processing to the applicant. Prior to receiving any permits, applicant shall □ reimburse City for all processing costs. The City will review the application for completeness and will notify the applicant within 30 days of submittal of a complete or incomplete application.

INFORMATION TO BE SUBMITTED WITH THIS APPLICATION
□ Application Fee/Deposit
□ Items listed in the applicable checklist (available from the Planning Department) □ Any other information that will help to explain your proposal or better clarify your particular situation

CASE NUMBER: _________________________
City of Buellton Planning Department
Project Application Form
□ I DECLARE THAT I AM THE APPLICANT, OWNER, LESSEE, OR ATTORNEY OF THE OWNER,

AGENT, OR PERSON WITH THE POWER OF ATTORNEY FROM THE OWNER OF THE ABOVE

PROPERTY INVOLVED IN THIS APPLICATION, AND THAT THE INFORMATION CONTAINED IN THIS APPLICATION IS TRUE AND ACCURATE. THIS DECLARATION IS ALSO INTENDED TO APPLY TO

ALL TRANSACTIONS WITH THE SANTA BARBARA COUNTY PLANNING AND DEVELOPMENT DEPARTMENT RELATED TO BUILDING PERMIT ISSUANCE.

May 18
th
, 2024
City of Buellton
107 West Highway 246
P.O. Box 1819 Buellton, CA 93427
RE: Development Plan Applications and Project Descriptions 480 and 518 Avenue of Flags, Buellton, CA 93427
Dear City Planning Staff,
MB Development Company (“MB”) is pleased to present these applications for a Development Plan Modification on both of the previously approved projects, Creekside Village and The 518, located at 480 and 518 Avenue of Flags, respectively. MB’s vision for these projects has always been to serve as the catalyst for Avenue of Flags, creating a central point that fosters living, commercial activity, and recreation. Despite the economic challenges of recent years, our commitment to this vision has not wavered, as we continue to pursue solutions to getting these projects built.

Ultimately, the feasibility of these projects hinged on managing financial and construction costs. To that end we have been actively working with our architect RRM and financial partners to thoughtfully adapt the projects. Our goal is to maintain the core elements of the development, such as the critical view corridors and architectural integrity that characterize the street, while ensuring the projects are financially viable.

The approved Development Agreements for Creekside Village and The 518, allow for the modifications to the entitlement and building design, with conditions. MB worked closely with City Planning to ensure consistency and adherence to the Avenue of Flag’s Specific Plan. These proposed modifications aim to preserve the architectural character and visual appeal of the projects, with consistent external appearances. Internally, however, we have significantly enhanced design efficiency and improved the experience for residents and tenants. We have managed to reduce the overall building size and intensity without increasing density or unit counts. The efficiencies gained have been redirected towards more open space, amenities, and adhering to approved parking ratios. Key enhancements include a business center, a swimming pool, extensive roof decks, private patios for each unit, additional covered parking, and a live/work component to meet a significant market need.

During the past approval process, Planning Commission and City Council were vocal about providing for more amenities and enhancing the user experience. We attempted to address these concerns with our approach to combined and enhanced amenities for both projects and more activated open spaces.

This letter will provide details on the proposed modifications and changes to the projects. It is MB’ hope that the City of Buellton consider these modifications comprehensively and recognize the positive impact these development will have on Avenue of Flags.

Attachment 2b

Development Agreement Review
Both Creekside Village and The 518 are subject to a Development Agreement recorded at the time of their entitlement approvals. This agreement, particularly Section 5.5, outlines conditions under which minor modifications are permissible. These include:
(a) “Addition of permitted uses not substantially similar to those identified in the Prior Approvals, unless such uses are otherwise permitted by right under the applicable provisions of the zoning code;”
Our proposed modifications adhere to the uses approved in the original agreements, ensuring consistency with prior approvals and zoning code provisions. (b) “Increase of the density or intensity of use of the Property;” - We propose no increase in density, and have decreased the intensity of use, aligning with the spirit of the original plans.
(c) “Increase of the maximum height and size in permitted buildings;” Adjustments to building heights are necessary for design efficiency and economic viability, yet they stay within the maximum heights prescribed by the Avenue of Flags Specific Plan. These changes are essential for scaling back the design without sacrificing the projects' core values.
(d) “Reduction of any required dedication;”
Our plans maintain all previously approved dedications, ensuring compliance with the original agreements.
(e) “Any amendment or change requiring a subsequent or supplemental CEQA review that has the potential to modify or waive an environmental mitigation measure;” We believe the modifications will not necessitate supplemental CEQA review or impose new environmental mitigation measures, as they remain within the scope of the initial assessment.

The sole area of deviation from Section 5.5 concerns the buildings' height. We have judiciously ensured that any increase in height is minimal, strategically placed away from street frontage to minimize visual impact, and integrated within the project's interior views. These adjustments are critical for achieving a design that is both economically viable and aesthetically pleasing, with negligible effect on the visual corridor. MB again asks that the City of Buellton consider these proposed modifications, and the projects, in their entirety and that the additional proposed height is a necessary consequence of designing an economically feasible building.

MB strongly believes that the proposed Development Plan Modifications conform with the required municipal code, Avenue of Flags specific plan, and intent of the approvals by the City Planning Commission and Council.

Project Details and Proposed Modification Overview
Creekside Village – 480 Avenue of Flags - Exhibit A
The original design for Creekside Village featured a large podium deck structure with parking underneath that extended deep into the lot. While this design provided for a more “open-air” living environment on the upper levels, it also made it inconvenient for residents to navigate from parking to their desired units, complicated circulation, and was extremely inefficient compared to the proposed design.

The proposed modification will maintain Creekside’s Street presence and is consistent with the previous approved elevation. The major differences are the setback height in the interior, the reduction of general commercial, the addition of live/work, and the centralized design around the pool deck/lounge area. The frontage along Second Street has been reduced and the overall total gross square footage of the building has been reduced by approximately 38%. While the building footprint has been reduced, the usable open space and circulation for the residents has been greatly improved, resulting in approximately 15% more usable open space and 13% more landscaping design. Creekside Village now features private patios for every unit and three large roof deck amenities.

Creekside Village had received a Development Opportunity Reserve incentive for a 21% reduction in required parking to accommodate the scale of the building footprint. By reducing the general commercial, and optimizing the unit mix, we were able to provide a net 3% increase to the required parking ratio on-site, a 24% increase overall.

The 518 – 518 Avenue of Flags - Exhibit B
The approach to The 518 has always been to compliment Creekside Village and provide consistency on the two main corners of Avenue of Flags and Second Street. The designs are complimentary and both projects are proposed to be constructed as one larger development in phases. MB learned from the experience designing Creekside Village and sought to improve the efficiency of The 518 in its original approval. As such, the 518 sees the least changes to its design.

The main challenge of The 518 was the “triple” building design. By shifting the interior of the building footprint, we are able to achieve a consistent “one-building” construction, reducing the overall floor area by approximately 30%, while also maintaining a surplus of required open space and increasing required landscaping by 15%. This grants the project more flexibility in its open space, adding larger roof decks of variable sizes on multiple levels, and provides a more efficient parking layout. This design also improves the resident experience of getting to their desired unit.

Originally, The 518 was to feature extensive tandem parking to support its structure. Our redesign eliminates the need for the majority of these tandem spaces, maintaining only a necessary few. This change reflects our commitment to enhancing resident experience and project functionality while adhering to the project's core vision and respecting the site's urban context.

Shared Amenities
The proposed amenities for our development project are designed not only to enhance the living experience for our residents but also to respond to the evolving needs of modern lifestyles, particularly in the current work-from-home era. Each amenity has been thoughtfully selected to contribute to a vibrant, inclusive community atmosphere while offering practical benefits. Here’s a closer look at the proposed amenities and their advantages:

Gym: Offering residents the convenience of maintaining their fitness regimes within the comfort of their living environment, eliminating the need for external gym memberships.

Business Center: As remote work becomes increasingly prevalent, a dedicated business center for residents is more than just an amenity; it's a necessity. It provides a quiet, professional environment for residents to work without the distractions often found in home offices.

Equipped with high-speed internet, meeting rooms, and office essentials, the business center is a significant asset for freelancers, entrepreneurs, and anyone working from home, enhancing productivity and work-life balance.

Courtyard Pool: The inclusion of a courtyard pool offers a recreational centerpiece that was missing in the previous approvals, encouraging relaxation and social interaction among residents. It serves as a central gathering spot, fostering a sense of community and providing an escape from the everyday. This feature not only enhances the aesthetic appeal of the development but also promotes a leisurely lifestyle that is highly valued by prospective residents.

Corner Courtyards: As a main focus of the Specific Plan, retaining the corner courtyards emphasizes the importance of both corners on Avenue of Flags and Second Street. These areas provide for social commercial experiences and visual centerpieces.

Roof decks: The expansive roof decks are designed to offer multifaceted recreational and social spaces with seating and lounging areas, entertainment zones, panoramic views, and food preparation areas. These decks not only maximize the use of available space but also provide unique venues for relaxation, social events, and casual gatherings.

Together, these amenities contribute significantly to the project by enhancing the quality of life for residents, fostering a vibrant community atmosphere, and adding tangible value to the property. They respond to the modern demands for convenience, wellness, work flexibility, and social interaction, setting the development apart as a forward-thinking and desirable place to live.

Parking – Exhibit C
MB has done its best to respect the previous parking ratios of the existing approved entitlements in designing the modifications. The proposed modifications provide enough parking to satisfy the City of

Buellton’s code without the need for an incentive. The combined total parking for the projects includes 189 parking spaces for 112 residential units and 7,973 Square feet of commercial space.

During the entitlements, MB performed a parking study showing 121 additional parking spaces within 1 block around the sites, including 40 spots on second street, and 49 spots on Avenue of Flags directly adjacent to the sites. These spaces are in addition to the spaces proposed on each site.

The Floodplain – Exhibit D
The projects at 480 and 518 Avenue of Flags sit on the fringe of Zone AE, where there's a 1% annual risk of flooding. Initial FEMA maps placed Base Flood Elevations (BFE) at 360’ and 362’ for these sites, respectively, necessitating flood proofing up to 2 feet above these levels as per Santa Barbara County's guidelines. Our approach to meeting these requirements has been collaborative, working closely with Buellton’s Floodplain Administrator, Rose Hess, and incorporating methods like site elevation, flood gates, and pressure-resistant windows.

Crucially, the flood maps, based on a 1973 study, have not been updated in decades. Yet, our analysis, supported by Bethel Engineering and validated by Stantec Engineering's recent study for the County, suggests a significant recalibration. This new data anticipates a 1' to 2' reduction in BFE at our sites, potentially halving our flood-proofing obligations and costs. We're informed that these updated maps are nearing official adoption at the county level.

In May 2023, we engaged with the County Building and Safety Department and subsequently with Rose Hess to clarify the impact of these updates on our flood proofing strategies. Hess has begun exploring the legal pathways to apply these revised elevations to our projects, leveraging her discretionary authority under Buellton’s Municipal Code to adjust flood proofing requirements.

Live-Work Units: Catalyzing Economic Growth and Community Development- Exhibit E The concept of live-work spaces is increasingly becoming a cornerstone of urban and semi-urban development strategies, particularly in areas like the Santa Ynez Valley, where there is a noticeable gap in the market for small to medium-sized professional workspaces. The introduction of live-work units within our projects is not just a response to this demand but a strategic move to foster a vibrant, economically diverse community. Our intentions are for the Live-Work areas to appear, and function, the same as traditional commercial frontage along the Avenue. Prospective tenants could include Coffee Shops, Juice Bars, Yoga Studios, Hair Salons, Boutique Retail Shops, Real Estate offices, Sandwich Shops, and other uses consistent with the proposed footprints. The Live-Work integration may also provide for more individual tenants than in the previously designed larger commercial spaces. Here are several reasons why live-work units are advantageous:

Flexibility for Business Owners and Employees: Live-work units are designed to accommodate a range of business activities, from startups to boutique retailers. This flexibility allows business owners to adapt their space to their changing needs without the burden of relocating or securing separate commercial leases. In 2023, a significant proportion of the workforce has expressed a strong preference for remote work, with 58% of employed workers being able to work remotely at least part-time. This trend is not just a temporary shift but a fundamental change in how and where people want to work.

Economic Activation: Remote work configurations can stimulate local economies by keeping workers within their communities, reducing turnover, and enhancing job satisfaction. Research indicates that remote work reduces quit rates significantly, a substantial advantage in maintaining a stable and experienced workforce.

Cost Efficiency: Combining living and working spaces reduces overhead costs for businesses, particularly for small business owners, freelancers, and remote workers. This cost efficiency can be especially appealing in the current economic climate, where businesses are seeking ways to optimize expenses.

Centralized Location and Enhanced Accessibility: By situating live-work units in a centralized location, we address the issue of businesses having to settle for suboptimal locations due to the scarcity of suitable spaces. A central location not only benefits business owners by placing them closer to their customers and business networks but also enhances accessibility for employees and clients.

Community Synergy: Live-work units contribute to the creation of a dynamic, mixed-use community where residents and businesses coexist synergistically. This environment encourages networking, collaboration, and a sense of community among business owners, residents, and visitors, fostering a vibrant local economy. Residents of Live/Work spaces are more likely to engage with their neighbors and participate in local events. This is particularly valuable in urban settings where isolation can be prevalent.

Sustainability and Reduced Commute Times: Integrating residential and commercial spaces can significantly reduce commute times, contributing to a reduction in traffic congestion and pollution. This aligns with broader sustainability goals and supports a healthier lifestyle for residents. Moreover, the dual use of buildings reduces the carbon footprint associated with constructing separate residential and commercial properties, optimizing land use and energy consumption.

Policy Consistency
The original project approvals aimed to improve Buellton's Downtown Core by adding quality housing, commercial spaces, and recreational areas. Our proposed modifications align with the goals of the original approvals and are consistent with the City of Buellton’s Land Use Element and the Avenue of Flags Specific Plan. These changes support the City's vision for a vibrant downtown, ensuring our projects meet the community's needs and expectations.

Land Use Element:

Goal 4: To revitalize Avenue of Flags and Highway 246 core as an identifiable “downtown, the physical and social center of Buellton and an inviting place for visitors and residents alike.” Consistency Response: The proposed modifications further this goal by activating the Avenue. Both projects located at the 2nd Street and Avenue of Flags intersection are designated as the main town plaza area and provide a public area to frequent and gather.

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

Consistency Response: The proposed modification retains the mixed-use development, including residential and commercial components, and meets the maximum density requirements.

Economic Development Element:

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

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

Housing Element:

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

Consistency Response: The proposed modifications enhances the mix of residential and commercial uses originally approved and furthers the goal of the Avenue of Flag’s Specific Plan. The projects create a range of unit types for varying household need, and fosters walkability by bring residents to jobs, services, and other amenities.

In conclusion, our proposed modifications to Creekside Village and The 518, developed with careful consideration of Buellton's urban fabric and future, meet the requirements for modifications under the Development Agreements and further the goals of the Avenue of Flags Specific Plan. By thoughtfully refining these projects, we aim to contribute to Buellton's vibrant downtown area, ensuring that our developments serve as catalysts for sustainable growth and enhanced quality of life for all residents.

Finally, adopting these proposed modifications will allow us to begin processing construction documents and prepare to break ground as soon as we are able.

Sincerely,
MB Development Company
Brandon Mann
Manager

Exhibit A
Creekside Village Original vs. Proposed Summary Table
Creekside Village - 480 Avenue of Flags Original Proposed Delta % Change # of Residential Units 64 64 - 0%
Mixed-Use Ground Floor Area
Commercial (incl. Live work) 10,670 3,708 (6,962) -65%
Live Work Residential - 2,700 2,700
Conditioned Amenities as Buildings1 2,950 1,859 (1,091) -37% Storage/Mechanical 2,470 4,583 2,113 86%
Circulation 1,250 650 (600) -48%
Garages - 1,750 1,750
Total Mixed-Use Ground Floor Area/1st
Floor Area
17,340 15,250 (2,090) -12%
Residential 2nd Floor Area 38,710 16,080 (22,630) -58%
Residential 3rd Floor Area 33,670 16,080 (17,590) -52%
Residential 4th Floor Area - 7,796 7,796
Gross Total 89,720 55,206 (34,514) -38%
Removal of Podium
Efficiency in Circulation
Kept consistent AOF/2nd Elev.

Addition of Pool Area, Live Work, and Roof Decks
Open Space & Open Space Amenities2 Original Proposed
Required 16,000 16,000
Public
Courtyards & Plazas3 969 963
Creek Trail 1,851 1,851
Podium Open Space 5,060 -
Roof Decks & Pool Areas 1,060 10,303
Total Public Open Space 8,940 13,117
Private
Private Patios 7,230 5,252
Total Approved/Proposed 16,170 18,369 2,199 sq. ft.
+/- Ratio 1% 15%
Significantly more usable and functional Amenities as Open Space Landscape
Required 10,703 10,703
Approved/Proposed 11,012 12,096
+/- Ratio 3% 13%
Parking4
Required 137 104
Approved/Proposed 108 107
+/- Ratio -21% 3%
Height and Setbacks
Max Allowed Height W/ DOR 50' 50'
Max Proposed Height 38' 47'
Building Setback from Creek 118' 205' 87'
1 1st Floor Amenities do not include total open space areas/roof decks on other floors 2 Previously approved entitlement counted much of the podium area and creek area as "usable open space". In reality the new configuration provides significantly more usable open space 3 Areas included that are portions of courtyard and plaza hardscapes are consistent with calculations on previous approvals
4 Parking ratio different due to modifications of unit types and reduction of commercial

Exhibit B
The 518 Original vs. Proposed Summary Table
The 518 - 518 Avenue of Flags Original Proposed Delta % Change # of Residential Units 48 48 - 0%
Mixed-Use Ground Floor Area
Commercial (incl. Live work) 5,511 4,265 (1,246) -23%
Live Work Residential - 4,271 4,271
Conditioned Amenities as Buildings1 2,900 477 (2,423) -84% Residential Garages2 11,262 4,621 (6,641) -59%
Storage/Mechanical 10,080 2,125 (7,955) -79%
Circulation 2,265 529 (1,736) -77%
Total Mixed-Use Ground Floor Area/1st
Floor Area
32,018 16,288 (15,730) -49%
Residential 2nd Floor Area 13,036 12,560 (476) -4%
Residential 3rd Floor Area 17,688 12,560 (5,128) -29%
Residential 4th Floor Area 12,950 11,537 (1,413) -11%
Gross Total 75,692 52,945 (22,747) -30%
Combining interior buildings
Efficiency in Circulation
Keep consistent AOF/2nd Elev.

Reduction in Parking Garages
Open Space & Open Space Amenities3 Original Proposed
Required 12,000 12,000
Public
Courtyards & Plazas4 3,994 2,186
Amenity Bridge 477 -
Roof Decks 6,331 5,659
Total Public Open Space 10,802 7,845
Private
Private Patios 2,066 5,022
Total Approved/Proposed 12,868 12,867 -1 sq. ft.
+/- Ratio 7% 7%
Significantly more usable and functional Amenities as Open Space Landscape
Required 7,956 7,956
Approved/Proposed 7,961 9,119
+/- Ratio 0% 15%
Parking5
Required 96 82
Approved/Proposed 98 82
+/- Ratio 2% 0%
Height and Setbacks
Max Allowed Height W/ DOR 50' 50'
Max Proposed Height 41' 47'
1 Ground floor open space/amenities shifted to multiple roof deck levels 2 Residential Garages significantly reduced
3 Previously approved entitlement counted much of the landscaped/hardscaped area, including the bridge, as "usable open space" however in reality the new configuration provides significantly more usable and activated open spaces 4 Areas included that are portions of courtyard and plaza hardscapes are consistent with calculations on previous approvals
5 Parking ratio different due to modifications of unit types and reduction of commercial

Total of 121 extra available parking spaces for
commercial use within a maximum of 360’ of the
project sites
Creekside
Village
Exhibit C
Off-Site Parking
The 518
Total 121 Spaces

Exhibit D
Floodplain Review: Base Flood Elevation
480Avenue of flags- Per the current plans, the Building Pads will be constructed at 358 Topography for Commercial
Base Flood Elevation
2' above for County Flood
Delta
518Avenue of Flags- Perthe current plans, the Building Pads will be constructed at 359.6 Old Base New Base Flood
Flood Elevation Calcs
Topography for Commercial 359.6-360 359.6-360
Base Flood Elevation 362 358-359
2' above for County Flood 364 360-362
Delta 4 Feet 0-2 Feet
Old Base
Flood
New Base Flood
Elevation Calcs
358-359 358-359
360 358
362 360
3-4 Feet 1-2 Feet

Exhibit E
Live Work Examples

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

AVE. OF FLAGS
101 FREEWAY

PROJECT DIRECTORY
APPLICANT: MB DEVELOPMENT COMPANY 26500 AGOURA
ROAD, SUITE 102-316 CALABASAS, CA 91302
CONTACT: BRANDON MANN
PHONE: (805) 245-8095
EMAIL: [email protected]
ARCHITECT: RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT MARTIN
PHONE: (805) 543-1794
EMAIL: [email protected]
CIVIL ENGINEER: BETHEL ENGINEERING
2624 AIRPARK DR.

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

SHEET INDEX
T1 TITLE SHEET
A2 EXISTING SITE SURVEY
A3 ARCHITECTURAL SITE PLAN - APPROVED
A4 ARCHITECTURAL SITE PLAN - REVISED
A5 FLOOR PLAN - SECOND FLOOR
A6 FLOOR PLAN - THIRD FLOOR
A7 FLOOR PLAN - FOURTH FLOOR
A8 AOF ELEVATIONS
A9 SECOND STREET ELEVATIONS
A10 AMINITIES PACKAGE
A11 SITE SECTIONS
A12 SITE SECTIONS
A13 AOF STREET SCENE
A14 COLOR AND MATERIALS BOARD - APPROVED
A15 COLOR AND MATERIALS BOARD - REVISED
A16 CORNER PERSPECTIVE
A17 ARCHITECTURAL VIGNETTES
A18 ROOF TOP DECK SKETCH
A19 TRASH DETAILS
A20 GARAGE INFORMATION
A21 CARPORTS
A22 LANDSCAPE PLAN
A23 LANDSCAPE SKETCH
A24 LIGHTING DETAILS
A25 LIGHTING PLANS
A26 LIGHTING PLANS

VICINITY MAP

APPROVED VIEW

PROJECT STATISTICS

PROPOSED APPROVED

ZONING C-R GENERAL COMMERICAL C-R GENERAL COMMERICAL
SPECIFIC PLAN DISTRICT #3 CIVIC JUNCTION, PLANNING UNIT E-3
#3 CIVIC JUNCTION, PLANNING UNIT E-3

CONSTRUCTION TYPE VA VA
SPRINKLERS NFPA 13 NFPA 13
PARCEL SIZE: 1.22 ACRES (53,037 SF) 1.22 ACRES (53,037 SF) DENSITY ALLOWED: 25-40 DU/ACRE 25-40 DU/ACRE
DENSITY PROPOSED: 39.34 DU (48/1.22 ACRE) 39.34 DU (48/1.22 ACRE) TOTAL GROSS BUILDING AREA 52,945 SF 74,152 SF

MIXED USE GROUND FLOOR
AREA
COMMERCIAL = 1,475 SF
RESIDENTAIL GARAGES = 4,621
WORK = 2,790 SF
AMENITIES/LOBBY = 477 SF
STORAGE/MECH = 2,125 SF
CIRCULATION = 529 SF
RESIDENTIAL = 4,271 SF
COMMERCIAL = 5,511 SF
RESIDENTIAL GARAGES = 11,262 SF
AMENITIES = 2,900 SF
STORAGE/MECH = 10,080 SF
CIRECULATION = 2,265 SF (CVRD)
1ST FLOOR AREA 16,288 SF (31.1 % LOT COVERAGE) 20,753 SF RESIDENTIAL 2ND FLOOR AREA 12,560 SF 13,036 SF
RESIDENTIAL 3RD FLOOR AREA 12,560 SF 17,688 SF
RESIDENTIAL 4TH FLOOR AREA 11,537 SF 12,950 SF
OPEN SPACE REQUIRED: 250 SF / UNIT = 12,000 S.F. 250 SF / UNIT = 12,000 S.F.

OPEN SPACE PROPOSED: 12,867 SF 12,868 SF
LANDSCAPING REQUIRED: 7,956 SF (15% OF NET SITE AREA) 7,956 SF (15% OF NET SITE AREA) LANDSCAPING PROPOSED:
(25% MAX HARDSCAPE)
7,319 SF + 1,800 SF (25% HARDSCAPE

ALLOWANCE)
5,972 SF +1,989 (25% HARDSCAPE
ALLOWANCE.)
TOTAL LANDSCAPING: 9,119 SF 7,961 SF
MAX. ALLOWED HEIGHT: 35’-0” (50’ W/ DOR INCENTIVE) 35’-0” (50’ W/ DOR INCENTIVE) MAX. PROPOSED HEIGHT: 47’-0” FT. (TYPICAL PARAPET) 41’-0” (TYPICAL PARAPET)

BUILDING SETBACKS REQUIRED PROPOSED APPROVED
FRONT 0’ 0’ 1’
SIDE 0’ 12’ 1’
REAR 0’ 50’6” 49’-10”

PROJECT UNITS AND PARKING

PROPOSED APPROVED

AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:

RESIDENTIAL 1/STUDIO = 6 UNITS * 1 = 6 SPACES 6 1/STUDIO = 8UNITS * 1 = 8 SPACES 8 1/1BED = 23UNITS * 1 = 23 SPACES 23 1/1BED = 21UNITS * 1 = 21 SPACES 21 2/2BED = 15UNITS * 2 = 30 SPACES 30 2/2BED = 19UNITS * 2 = 38 SPACES 38 LIVE/WORK = 4 UNITS * 2= 8 SPACES 8
TOTAL = 48 UNITS = 67 67 TOTAL = 48 UNITS 67
RESIDENTIAL GUEST 1/5 UNITS = 48/5 = 10 SPACES 10 1/5 UNITS = 48/5 = 10 SPACES 10 COMMERCIAL 1/300 SF = 1,475/300 = 5 SPACES 5 1/300 SQFT = 5,511/300 19 TOTAL REQUIRED 82 SPACES 82 96 SPACES 96
TOTAL PROPOSED 3 DOUBLE WIDE TANDEM GARAGES
(3 GARAGES, 4 SPACES EACH)
12 19 TANDEM GARAGES (2 SPACES
EA)
38 COVERED SOLAR CARPORTS 58 COVERED SOLAR CARPORTS 21
SINGLE DEEP GARAGES 12 SINGLE CAR GARAGES 8
UNCOVERED SPACES 31
TOTAL ON-SITE PARKING 82 TOTAL ON-SITE PARKING 98

NEW ADDITIONAL OFF-SITE STREET

PARKING
6 NEW ADDITIONAL OFF-SITE STREET

PARKING
6 BICYCLE PARKING COMMERCIAL SHORT TERM 4 COMMERCIAL SHORT TERM 4 RES. LONG TERM (ONE PER UNIT ) 48 RES. LONG TERM (ONE PER UNIT ) 48 518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
T1

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

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

EXISTING SITE SURVEY
518 AVENUE OF FLAGS - MIXED USE
16 MAY 2024
A2

0 8 16 32
1/16” = 1’-0” 24X36 SHEET
1 A12
2 A12
3 A12

PEDESTRIAN BRIDGE ABOVE

PEDESTRIAN BRIDGE
ABOVE
BIKE

PARKING
BIKE

PARKING

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

24.8% OF PROPERTY WIDTH
49' - 6"

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

SOLAR CARPORT
(12) SPACES

SOLAR CARPORT
(9) SPACES

COMMERCAL

LOADING ZONE
20' x 36'

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

80.8% OF PROPERTY WIDTH
214' - 2"

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

CA/VP/EV

CA/VP/EV

CA/VP/EV

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

RES -GUEST

RES -GUEST

RES -GUEST

RES -GUEST

RES -GUEST

RES -GUEST

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

PARKING ONLY PROVIDED IN STALLS. ALL CURBS SHALL BE
PAINTED RED FOR FIRE LANE AND INDICATED AS “FIRE LANE - NO STOPPING”
2374-01-RS21

A V E N U E O F F L A G S
2 N D S T R E E T
N60° 86’ 44”W 265.00’
S60° 56’ 44”E 265.00’

SAN MARCOS HOTEL
S29° 04’ 09”W 200.08’
AVENUE

HEIGHTS

APARTMENTS
N29° 04’ 09”E 200.08’

COMMERCIAL
SPACE
5,511 SF

PARKING

AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:

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

NEW ADDITIONAL OFF-SITE STREET

PARKING
6 BICYCLE PARKING NOT REQUIRED

COMMERCIAL SHORT TERM
RESIDENTIAL LONG TERM (1 PER UNIT

IN SHARED ROOM ADJACENT TO EL)
4 48

STORAGE /

UTILITIES
640 SF

TANDEM GARAGES
RES. CIRCULATION

AND AMENITIES
RES. BICYCLE

PARKING
STAIRS

GARAGES

GARAGES

GARAGES
12 2
19 518 AVENUE OF FLAGS - MIXED USE
16 MAY 2024
A3 ARCHITECTURAL SITE PLAN - APPROVED

UP
UP
DN
UP
UP
19' - 4" 19' - 4" 19' - 4"
35' - 0"
1242 SF
LIVE/WORK 4
485 SF

RESIDENTAIL LOBBY
1479 SF
CAFE

COURTYARD
PLAZA
1829 SF

RESIDENTIAL STORAGE
655 SF

BIKE STORAGE
MECH
TRASH
5%
SLOPED
WALK
5%
SLOPED
WALK
5%
SLOPED
WALK
STAIRS
STAIRS
18' - 0"
34' - 0"
1 BED
UNIT
1 BED
UNIT

BAJA CARPORT

BAJA CARPORT
1643 SF
LIVE/WORK 3
1769 SF
LIVE/WORK 1
1504 SF
LIVE/WORK 2
670 SF 973 SF
570 SF
672 SF
660 SF 844 SF
890 SF 879 SF

LOADING
5' - 0" 16' - 6" 26' - 0" 16' - 6" 16' - 6" 26' - 0" 16' - 6" 27' - 8" 10' - 0"
1 7
20 40
50 60
58 30' - 0"
5%
SLOPED
WALK
29' - 0" 16' - 6"
20' - 0"
5' - 0"
53' - 0" 53' - 0"
30 12 GARAGES
26' - 0"
26' - 0"
26' - 2"
10 2' - 0"
12' - 0"
8' - 0"8' - 0"
2' - 6"
7' - 6"
96' - 7"
200' - 0"
55' - 0" 15' - 4"
169' - 10"
PROJECT NAME SITE PLAN 518 A12
402 W GRAND AVE 12/9/21
0 8 16 32
1/16” = 1’-0” 24X36 SHEET
LANDSCAPE AREA (7,319 SF)

PLAZA (COUNTING TOWARDS
OPEN SPACE) (730 SF)

PRIVATE OPEN SPACE
(474 SF THIS FLOOR)

COMMON OPEN SPACE
(1,456 SF THIS FLOOR)

SIDEWALK/HARDSCAPE

DECORATIVE HARDSCAPE
(COUNTING TOWARD
LANDSCAPE AREA - 1,800 SF)
EGRESS

ARCHITECTURAL SITE PLAN - REVISED

A V E N U E O F F L A G S
2 N D S T R E E T
N60° 86’ 44”W 265.00’
S60° 56’ 44”E 265.00’

SAN MARCOS HOTEL
S29° 04’ 09”W 200.08’
AVENUE

HEIGHTS

APARTMENTS
N29° 04’ 09”E 200.08’

HATCH LEGEND

UNIT COUNT, THIS FLOOR
2 - 1 BEDROOM UNITS
4 - LIVE WORK UNITS (1 BED OR

STUDIOS)
6 TOTAL UNITS THIS FLOOR

PROJECT UNITS AND PARKING

PROPOSED

AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:

RESIDENTIAL 1/STUDIO = 6 UNITS * 1 = 6 SPACES 6
1/1BED = 23UNITS * 1 = 23 SPACES 23
2/2BED = 15UNITS * 2 = 30 SPACES 30
LIVE/WORK = 4 UNITS * 2= 8 SPACES 8
TOTAL = 48 UNITS = 67 67
RESIDENTIAL GUEST 1/5 UNITS = 48/5 = 10 SPACES 10
COMMERCIAL 1/300 SF = 1,475/300 = 5 SPACES 5
TOTAL REQUIRED 82 SPACES 82
TOTAL PROPOSED 3 DOUBLE WIDE TANDEM GARAGES
(3 GARAGES, 4 SPACES EACH)
12 COVERED SOLAR CARPORTS 73
TOTAL ON-SITE PARKING 85

NEW ADDITIONAL OFF-SITE STREET

PARKING
6 BICYCLE PARKING COMMERCIAL SHORT TERM 4
RES. LONG TERM (ONE PER UNIT ) 48
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A4

UP
UP

UP COMMON AREA
LOUNGE

COVERED OPEN SPACE

ROOF DECKS
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.
2' - 5"
6' - 9"
7' - 9"
12' - 11"
170' - 0"
12' - 7"
4' - 8" 11' - 9"

OPEN SPACE

ROOF DECKS

PROJECT NAME S
402 W GRAND AVE
0 8 16 32
1/16” = 1’-0” 24X36 SHEET
1 BED
1 BED 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED
COMMON SPACE 2 -
143 MAX OCCUPANCY

STAIR A
2 BED
2 BED
1 BED

STAIR B

OPEN TO BELOW

OPEN TO BELOW

OPEN TO BELOW

DECK DECK DECK DECK

ROOF BELOW
DECK
DECK

DECK DECK
DECK
DECK
DECK
DECK
ENTRY

GATEWAY

PEDESTRIAN BRIDGE

PEDESTRIAN WALKWAY

PEDESTRIAN BRIDGE

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

OPEN TO

COURTYARD BELOW

OPEN TO
BELOW

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

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)

UNIT COUNT, THIS FLOOR
8 - 1 BEDROOM UNITS
4 - 2 BEDROOM UNITS
12 TOTAL UNITS THIS FLOOR

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

LANDSCAPE AREA

PLAZA (COUNTING TOWARDS

OPEN SPACE)

PRIVATE OPEN SPACE
(1,550 SF THIS FLOOR)

COMMON OPEN SPACE
(3,015 SF THIS FLOOR)

SIDEWALK/HARDSCAPE
EGRESS

HATCH LEGEND

UNIT COUNT, THIS FLOOR
2 - STUDIOS
8 - 1 BEDROOM UNITS
5 - 2 BEDROOM UNITS
15 TOTAL UNITS THIS FLOOR
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A5

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 SC
402 W GRAND AVE
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
2 BED
1 BED UNIT 1 BED 1 BED 2 BED
1 BED
1 BED
2 BED
2 BED
1 BED

STAIR A
2 BED
2 BED
ELEV.

COMMON ROOM - 47
MAX OCCUPANCY 1 BED

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

PEDESTRIAN BRIDGE

PEDESTRIAN WALKWAY

OPEN TO

COURTYARD BELOW

STAIR C
UP
DN
UP DN
UP DN

PEDESTRIAN

WALKWAY ABOVE

DECK DECK DECK DECK
DECK
DECK
DECK
DECK

DECK DECK
DECK
DECK
?
?
?
?
?
?
?

OPEN TO
BELOW
COMMON
ROOF DECK 0

PEDESTRIAN BRIDGE ABOVE
518 AVENUE OF FLAGS SCHEMATIC FLOOR PLAN A4
BUILDING 1 01.31.2022 2374-01-RS21
0 6 12 24
3/32” = 1’-0” 24X36 SHEET
DECK
DECK
DECK
DECK
DECK
DECK
DECK
LEVEL 3 - RESIDENTIAL SECOND F.F. PLAN
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A6
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

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

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

UNIT COUNT, THIS FLOOR
4 - STUDIOS
8 - 1 BEDROOM UNITS
7 - 2 BEDROOM UNITS
19 TOTAL UNITS THIS FLOOR

LANDSCAPE AREA

PLAZA (COUNTING TOWARDS

OPEN SPACE)

PRIVATE OPEN SPACE
(1,553 SF THIS FLOOR)

COMMON OPEN SPACE
(472 SF THIS FLOOR)

SIDEWALK/HARDSCAPE
EGRESS

HATCH LEGEND

UNIT COUNT, THIS FLOOR
2 - STUDIOS
8 - 1 BEDROOM UNITS
5 - 2 BEDROOM UNITS
15 TOTAL UNITS THIS FLOOR
6%
3%
6%
15%
3%
10%
5%
17%
5%
8%
9%
5%
8%25% FACADE SETBACK > 10’
12’ SETBACK
18% 9% 7.5% 3% 8% 8% 7.5% 11% 7.5% 5% 7.5% 8%
56% FACADE SETBACK > 10’
16’2” 13’2” 7’6” 13’2” 13’2” 7’6”
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A6

OPEN SPACE

ROOF DECKS
(SEE SHEET A18)
1 BED
UNIT
2 BED
UNIT
STUDIO
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.
2' - 2"
8' - 0"
12' - 5"
139' - 11"
8' - 9"
8' - 8" 4' - 8"

PROJECT NAME SCHEM
402 W GRAND AVE
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

FLOOR PLANS - FORTH FLOOR
FOURTH FLOOR PLAN 2 1/16" = 1'-0" (24 X 36 SHEET)
2 BED
1 BED
STUDIO
STUDIO
STUDIO
STUDIO
1 BED
2 BED
2 BED
2 BED
2 BED
2 BED 1 BED 2 BED
1 BED

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

PEDESTRIAN

WALKWAY

PEDESTRIAN

WALKWAY

STAIR A

OPEN TO

COURTYARD
BELOW

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

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

STAIR C
UP
DN
UP DN
UP DN

STAIR B

OPEN TO
BELOW

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

STAIR A
2 BED
2 BED
ELEV.

COMMON ROOM - 47
MAX OCCUPANCY 1 BED

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

PEDESTRIAN BRIDGE

PEDESTRIAN WALKWAY

OPEN TO

COURTYARD BELOW

STAIR C
UP
DN
UP DN
UP DN

PEDESTRIAN

WALKWAY ABOVE

DECK DECK DECK DECK
DECK
DECK
DECK
DECK

DECK DECK
DECK
DECK
?
?
?
?
?
?
?

OPEN TO
BELOW
COMMON
ROOF DECK 0

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

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

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

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

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

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

12.7% OF 3RD FLOOR BUILDING FACADE ALONG 2ND STREET SETBACK 3’-3” INSTEAD OF THE MINIMUM 10’-0”.
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
10 February 2022
A7
FOURTH FLOOR PLAN - APPROVED 1 1/16" = 1'-0" (24 X 36 SHEET)

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

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
PLAN 518 402 W GRAND AVE 12/9/21

UNIT COUNT, THIS FLOOR
4 - STUDIOS
4 - 1 BEDROOM UNITS
7 - 2 BEDROOM UNITS
15 TOTAL UNITS THIS FLOOR

LANDSCAPE AREA

PLAZA (COUNTING TOWARDS

OPEN SPACE)

PRIVATE OPEN SPACE
(1,445 SF THIS FLOOR)

COMMON OPEN SPACE
(2,172 SF THIS FLOOR)

SIDEWALK/HARDSCAPE
EGRESS

HATCH LEGEND

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

PRIVATE
DECK

PRIVATE
DECK
24%
44% 7.5% 18% 7.5%
17%
9% 3% 3% 8%
3%
10%
5%
17%
5%
8%
9%
5%
8%
12’ SETBACK
78’ SETBACK 7’6” 13’2” 32’2” 13’2” 7’6”
37% FACADE SETBACK > 10’
77% FACADE SETBACK > 10’
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A7

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 FLAGS 1 1/8" = 1'-0" (24 X 36 SHEET) REVISED WEST ELEVATION - AVENUE OF THE FLAGS 2 1/8" = 1'-0" (24 X 36 SHEET) 46’-3”
TOP OF CROWN HEIGHT TYP.
2ND STREET
2ND 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 409.56 (50’-0” ABV. AVERAGE NATURAL GRADE)

MAX HEIGHT LIMIT
359.56’

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

MAX HEIGHT LIMIT
359.56’

AVERAGE NATURAL GRADE
SIGN

SIGN SIGN SIGN SIGN SIGN
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

06 SEPTEMBER 2024

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

CAFE/DINING

BUSINESS CENTER
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A10 RESIDENTAIL AMINITIES

0 6 12 24
3/32” = 1’-0” 24X36 SHEET

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

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

ROOF DECK

ROOF DECK

DRIVE AISLE

DRIVE AISLE

SOLAR CARPORTS

GARAGES

FIRST FLOOR RESIDENTIAL

FIRST FLOOR RESIDENTIAL

PARKING

PARKING

SECOND FLOOR RESIDENTIAL

SECOND FLOOR RESIDENTIAL

THIRD FLOOR RESIDENTIAL

THIRD FLOOR RESIDENTIAL

NEIGHBORING RESIDENTIAL

APARTMENT BUILDING

NEIGHBORING RESIDENTIAL

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

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

COMMON ROOF DECK

COMMON ROOF DECK

PRIVATE

ROOF DECK

PRIVATE

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

0 4 8 16
1/8” = 1’-0” 24X36 SHEET

SITE SECTIONS
STUDIO STUDIO STUDIO STUDIO 2 BED
2 BED STUDIO STUDIO STUDIO STUDIO 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
409.56 (50’-0” ABV. AVERAGE NATURAL GRADE)

MAX HEIGHT LIMIT
359.56’

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

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
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A13











D D
B
A
A
A A
B
A
C
G
F
C
E
C
C G
F

A B C D E F G

METAL GUARDRAIL
WROUGHT IRON: ART DECO DESIGN

EXTERIIOR LIGHT FIXTURE
CRENSHAW: ART DECO STYLE WALL LIGHT

FABRIC AWNING

SOLID RED

PAINTED METAL
TRICORN BLACK SW 6258

PAINTED STUCCO
NEBULOUS WHITE SW 7063

PAINTED STUCCO
EXTRA WHITE SW 7006

CERAMIC TILE

DECORATIVE CERAMIT TILE
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A14 COLOR AND MATERIALS - APPROVED












COLOR AND MATERIALS - REVISED

A B C D E F G H

METAL GUARDRAIL
WROUGHT IRON: ART DECO DESIGN

EXTERIIOR LIGHT FIXTURE
CRENSHAW: ART DECO STYLE WALL LIGHT

FABRIC AWNING

SOLID RED

PAINTED METAL
TRICORN BLACK SW 6258

PAINTED STUCCO
NEBULOUS WHITE SW 7063

PAINTED STUCCO
TRICORN BLACK SW 6258

PAINTED STUCCO
EXTRA WHITE SW 7006

CERAMIC TILE

DECORATIVE CERAMIT TILE
D D
D
B
A
A
A
B
A C
G
C
E
C
F
F
H H
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A15

AVENUE OF FLAGS PROJECT PERSPECTIVE
518 AVENUE OF FLAGS - APPROVED
518 AVENUE OF FLAGS - REVISED
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A16

DETAIL VIGNETTES

DECORATIVE CERAMIC TILE

ACCENT STUCCO DETAILING

RED FABRIC AWNING

STUCCO FINISH DETAILING

METAL RETAIL SIGNAGE

WROUGHT IRON GUARDRAIL

SUSPENDED METAL AWNING

PILASTER W/ STUCCO DETAILING

EXTERIOR LIGHT FIXTURES

METAL STOREFRONT SYSTEM

CERAMIC TILE WAINSCOTE

PEDESTRIAN BRIDGE

DECORATIVE CERAMIC TILE DETAILING

ENTRY ARCH W/ STUCCO DETAILING

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

PAINTED METAL PROJECT SIGNAGE

RECESSED RESIDENTIAL BALCONY

SUSPENDED METAL AWNING

METAL RETAIL STOREFRONT SYSTEM
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A17

CORNER COMMON ROOF DECK
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A18

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
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A19

RECYCLE
TRASH
ORG. 42”
56”
56”
6”
6”
8’-9”
16’-0”

0'-0” FF (359.30’)

COMMERCIAL CAFE GROUND FLOOR
10’-0” FF

GARAGE PLATE
12’-0” FF

AVERAGE TOP OF GARAGE PARAPET
PROPOSED SOUTH ELEVATION - 2ND STREET 1 1/8" = 1'-0" (24 X 36 SHEET) PROPOSED WEST ELEVATION 2 1/8" = 1'-0" (24 X 36 SHEET)
ADJACENT HOUSING PROJECT 3 NTS

GARAGES
5’ VARIES PROPERTY LINE
0'-0” FF (359.30’)

COMMERCIAL CAFE GROUND FLOOR
10’-0” FF

GARAGE PLATE
14’-6” FF

GARAGE TOP OF PARAPET

NEIGHBORING RESIDENTIAL

APARTMENT BUILDING
VARIES FROM 2-3 STORIES
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A20 GARAGE INFORMATION

CITY OF BUELLTON MUNICIPAL CODE EXCERPTS:
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A21 SOLAR CARPORT DESIGN INFORMATION

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

Landscape Plan
BC
L1.1
Project No.

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

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

Gingko Tree - Avenue of Flags Crape Myrtle Tree - Second Street Arbutus Tree - Interior Courtyard Quercus tomentella - Interior Courtyard Paving Pattern Inspiration for Concrete 'PC'
JD
'C'
MSB
'AC'
'SF'
DM
'SS'
'BG'
AM
BB
'M-BOP'
Plant List - Ground Level
Scheduled
Latin Name Common Name Size Qty. Notes
Trees
Arbutus unedo Strawberry Tree 24" box 4
Ginkgo biloba 'Autumn Gold' Autumn Gold Maidenhair Tree 24" box 5 Lagerstroemia x 'Natchez' Natchez Crape Myrtle 24" box 9 Parkinsonia 'Desert Museum' Desert Museum Palo Verde 24" box 3 Quercus tomentella Island Oak 24" box 2
Shrubs
Arctostaphylos 'John Dourley' Manzanita 1 gal 8
Camellia japonica 'Silver Waves' Silver Waves Camellia 5 gal 2 Ceanothus 'Centennial' NCN 1 gal 9 SMG
Ceanothus t. 'Snow Flurry' California Lilac 1 gal 2
Encelia californica Coastal Sunflower 1 gal 9 ToL
Frangula c. 'Eve Case' (Rhamnus c. 'Eve Case') Ev Case Coffeeberry 5 gal 1 Heteromeles arbutifolia Toyon 5 gal 13
Leonotis leonurus Lion's Tail 1 gal 9
Leucadendron 'Safari Sunset' Safari Sunset Conebush 5 gal 2 SMG Phlomis fruticosa Jerusalem Sage 1 gal 57 SMG
Prunus i. lyonii Catalina Cherry 15 gal 4
Rhamnus californica 'Mound San Bruno' Coffeeberry 5 gal 46 Salvia 'Allen Chickering' Allen Chickering Sage 1 gal 9 Salvia c. 'Winifred Gilman' Sage 1 gal 10 ToL
Perennials
Achillea millefolium 'Moonshine' Moonshine Yarrow 1 gal. 19 Artemisia 'Powis Castle' Wormwood 1 gal 22
Bulbine frutescens NCN 1 gal 17
Calylophus hartwegii fendleri Sierra Sundrops 1 gal 79
Liriope muscari 'Silver Sunproof' Lily Turf 1 gal 7
Penstemon h. 'Margarita BOP' Margarita BOP Beard's Tongue 1 gal 48 NS Romneya coulteri Matilija Poppy 1 gal 9
Salvia 'Bee's Bliss' Bee's Bliss Sage 1 gal. 2
Salvia spathacea Hummingbird Sage 1 gal 11
Ferns
Polystichum munitum Western Sword Fern 1 gal 21 MBN
Cacti & Succulents
Agave 'Blue Glow' NCN 1 gal 12
Agave parryi truncata Artichoke Agave 1 gal 3
Agave potatorum 'Swizzle Stick' Swizzle Stick Butterfly Agave 1 gal 8 SMG Vines
Parthenocissus 'Hacienda Creeper' Rancho Viejo Evergreen Creeper 5 gal 9 SMG Vitis california 'Rogers Red' California Wild Grape 1 gal 6 Grasses
Artificial Turf 588 SF
Bulbs
Grasses
Groundcover
SW
Lir
SS
© 2021 BCLA, Inc.: The design ideas and plans
represented by these documents are the
property of BCLA, Inc. Use or copy is permitted
by contract only. The use or revisions of these
ideas or plans is prohibited without the written
permission of BCLA, Inc.

Landscape Plan
BC
L1.1
Project No.

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

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

Gingko Tree - Avenue of Flags Crape Myrtle Tree - Second Street Arbutus Tree - Interior Courtyard Quercus tomentella - Interior Courtyard Paving Pattern Inspiration for Concrete 'PC'
JD
'C'
MSB
'AC'
'SF'
DM
'SS'
'BG'
AM
BB
'M-BOP'
Plant List - Ground Level
Scheduled
Latin Name Common Name Size Qty. Notes
Trees
Arbutus unedo Strawberry Tree 24" box 4
Ginkgo biloba 'Autumn Gold' Autumn Gold Maidenhair Tree 24" box 5 Lagerstroemia x 'Natchez' Natchez Crape Myrtle 24" box 9 Parkinsonia 'Desert Museum' Desert Museum Palo Verde 24" box 3 Quercus tomentella Island Oak 24" box 2
Shrubs
Arctostaphylos 'John Dourley' Manzanita 1 gal 8
Camellia japonica 'Silver Waves' Silver Waves Camellia 5 gal 2 Ceanothus 'Centennial' NCN 1 gal 9 SMG
Ceanothus t. 'Snow Flurry' California Lilac 1 gal 2
Encelia californica Coastal Sunflower 1 gal 9 ToL
Frangula c. 'Eve Case' (Rhamnus c. 'Eve Case') Ev Case Coffeeberry 5 gal 1 Heteromeles arbutifolia Toyon 5 gal 13
Leonotis leonurus Lion's Tail 1 gal 9
Leucadendron 'Safari Sunset' Safari Sunset Conebush 5 gal 2 SMG Phlomis fruticosa Jerusalem Sage 1 gal 57 SMG
Prunus i. lyonii Catalina Cherry 15 gal 4
Rhamnus californica 'Mound San Bruno' Coffeeberry 5 gal 46 Salvia 'Allen Chickering' Allen Chickering Sage 1 gal 9 Salvia c. 'Winifred Gilman' Sage 1 gal 10 ToL
Perennials
Achillea millefolium 'Moonshine' Moonshine Yarrow 1 gal. 19 Artemisia 'Powis Castle' Wormwood 1 gal 22
Bulbine frutescens NCN 1 gal 17
Calylophus hartwegii fendleri Sierra Sundrops 1 gal 79
Liriope muscari 'Silver Sunproof' Lily Turf 1 gal 7
Penstemon h. 'Margarita BOP' Margarita BOP Beard's Tongue 1 gal 48 NS Romneya coulteri Matilija Poppy 1 gal 9
Salvia 'Bee's Bliss' Bee's Bliss Sage 1 gal. 2
Salvia spathacea Hummingbird Sage 1 gal 11
Ferns
Polystichum munitum Western Sword Fern 1 gal 21 MBN
Cacti & Succulents
Agave 'Blue Glow' NCN 1 gal 12
Agave parryi truncata Artichoke Agave 1 gal 3
Agave potatorum 'Swizzle Stick' Swizzle Stick Butterfly Agave 1 gal 8 SMG Vines
Parthenocissus 'Hacienda Creeper' Rancho Viejo Evergreen Creeper 5 gal 9 SMG Vitis california 'Rogers Red' California Wild Grape 1 gal 6 Grasses
Artificial Turf 588 SF
Bulbs
Grasses
Groundcover
SW
Lir
SS
© 2021 BCLA, Inc.: The design ideas and plans
represented by these documents are the
property of BCLA, Inc. Use or copy is permitted
by contract only. The use or revisions of these
ideas or plans is prohibited without the written
permission of BCLA, Inc.

Landscape Plan
BC
L1.1
Sheet Number:

Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
Ground FloorBuellton CA
Title:

Submittal Date:
8/21
DM
DM
DM
second street
avenue of flag
s
commercial
common
resid. lobby
tandem garage
tandem garage
tandem garage
project design notes & identification of areas
in the corner courtyard, the art deco narrative begun with the building architecture follows through with concentric and overlapping circles integrated into the concrete paving using sawcuts to delineate the patterning.
the tree planting, along avenue of flags and along second street, integrates wonderfully with the neighborhood by continuing the tree planting species (Ginko and Crepe Myrtle) of adjacent properties and projects.
the central 'gathering area' centers on an artificial turf panel approximately 588 SF. this area is available for outdoor activities such as dining, reading, and small group gathering. plant palette along the east and north property lines include small trees placed so as not to block solar panels. this planting strip is 5'-0" wide.
second street planting strip, including trees, includes lower growing and small shrubs that should not impede ingress and egress from parked vehicles.
the overall plant palette features splashes of color, especially yellow, throughout the year. the north and east property line planting consists of low and very low water using plants. the remainder of the plant palette ustilizes low and occassional moderate plant material. Quercus tomentella is the featured tree with two specimens planned in areas where the more upright nature of Island oak will be appreciated on many levels.
1 2
3 4
5 1
1 2
2 2
3 4
4 5
Landscape Plan - Ground Floor 0 10 20 30 FT 1 Scale: 1/16" = 1'-0" 5'-0"
5'-0"
There are no existing trees on this property.
'SS'
'BG'
ypgpg
Liriope muscari 'Silver Sunproof' Lily Turf 1 gal 7
Penstemon h. 'Margarita BOP' Margarita BOP Beard's Tongue 1 gal 48 NS Romneya coulteri Matilija Poppy 1 gal 9
Salvia 'Bee's Bliss' Bee's Bliss Sage 1 gal. 2
Salvia spathacea Hummingbird Sage 1 gal 11
Ferns
Polystichum munitum Western Sword Fern 1 gal 21 MBN
Cacti & Succulents
Agave 'Blue Glow' NCN 1 gal 12
Agave parryi truncata Artichoke Agave 1 gal 3
Agave potatorum 'Swizzle Stick' Swizzle Stick Butterfly Agave 1 gal 8 SMG Vines
Parthenocissus 'Hacienda Creeper' Rancho Viejo Evergreen Creeper 5 gal 9 SMG Vitis california 'Rogers Red' California Wild Grape 1 gal 6 Grasses
Artificial Turf 588 SF
Bulbs
Grasses
Groundcover
UP
UP
DN
UP
UP
19' - 4" 19' - 4" 19' - 4"
35' - 0"
1243 SF

LIVE/WORK
4 486 SF

RESIDENTAIL
LOBBY
1479 SF
CAFE

COURTYARD
PLAZA
1829 SF

RESIDENTIAL

STORAGE
655 SF
BIKE

STORAGE
MECH
TRASH
5%
SLOPED
WALK
5%
SLOPED
WALK
5%
SLOPED
WALK
STAIRS
STAIRS
18' - 0"
34' - 0"
1 BED
UNIT
1 BED
UNIT

BAJA CARPORT

BAJA CARPORT
1646 SF

LIVE/WORK
3 1768 SF

LIVE/WORK
1 1509 SF

LIVE/WORK
2 670 SF 755 SF
570 SF
670 SF
660 SF 840 SF
890 SF 910 SF

LOADING
5' - 0" 16' - 6" 26' - 0" 16' - 6" 16' - 6" 26' - 0" 16' - 6" 27' - 8" 10' - 0"
1 7
20 40
50 60
58 30' - 0"
5%
SLOPED
WALK
29' - 0" 16' - 6"
20' - 0"
5' - 0"
53' - 0" 53' - 0"
30 12 GARAGES
26' - 0"
26' - 0"
26' - 2"
10 2' - 0"
12' - 0"
8' - 0"8' - 0"
2' - 6"
7' - 6"
96' - 7"
200' - 0"
55' - 0" 15' - 4"
169' - 10"
© 2021 BCLA, Inc.: The design ideas and plans
represented by these documents are the
property of BCLA, Inc. Use or copy is permitted
by contract only. The use or revisions of these
ideas or plans is prohibited without the written
permission of BCLA, Inc.

Landscape Plan
BC
L1.1
Sheet Number:

Revisions:518 Avenue of Flags
# NAME DATE
Drawn By:
# NAME DATE
Dec 15, 2021
Ground FloorBuellton CA
Title:

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

Gingko Tree - Avenue of Flags Crape Myrtle Tree - Second Street Arbutus Tree - Interior Courtyard Quercus tomentella - Interior Courtyard Paving Pattern Inspiration for Concrete 'PC'
JD
'C'
MSB
'AC'
'SF'
DM
'SS'
'BG'
AM
BB
'M-BOP'
Latin Name Common Name Size Qty. Notes
Trees
Arbutus unedo Strawberry Tree 24" box 4
Ginkgo biloba 'Autumn Gold' Autumn Gold Maidenhair Tree 24" box 5 Lagerstroemia x 'Natchez' Natchez Crape Myrtle 24" box 9 Parkinsonia 'Desert Museum' Desert Museum Palo Verde 24" box 3 Quercus tomentella Island Oak 24" box 2
Shrubs
Arctostaphylos 'John Dourley' Manzanita 1 gal 8
Camellia japonica 'Silver Waves' Silver Waves Camellia 5 gal 2 Ceanothus 'Centennial' NCN 1 gal 9 SMG
Ceanothus t. 'Snow Flurry' California Lilac 1 gal 2
Encelia californica Coastal Sunflower 1 gal 9 ToL
Frangula c. 'Eve Case' (Rhamnus c. 'Eve Case') Ev Case Coffeeberry 5 gal 1 Heteromeles arbutifolia Toyon 5 gal 13
Leonotis leonurus Lion's Tail 1 gal 9
Leucadendron 'Safari Sunset' Safari Sunset Conebush 5 gal 2 SMG Phlomis fruticosa Jerusalem Sage 1 gal 57 SMG
Prunus i. lyonii Catalina Cherry 15 gal 4
Rhamnus californica 'Mound San Bruno' Coffeeberry 5 gal 46 Salvia 'Allen Chickering' Allen Chickering Sage 1 gal 9 Salvia c. 'Winifred Gilman' Sage 1 gal 10 ToL
Perennials
Achillea millefolium 'Moonshine' Moonshine Yarrow 1 gal. 19 Artemisia 'Powis Castle' Wormwood 1 gal 22
Bulbine frutescens NCN 1 gal 17
Calylophus hartwegii fendleri Sierra Sundrops 1 gal 79
Liriope muscari 'Silver Sunproof' Lily Turf 1 gal 7
Penstemon h. 'Margarita BOP' Margarita BOP Beard's Tongue 1 gal 48 NS Romneya coulteri Matilija Poppy 1 gal 9
Salvia 'Bee's Bliss' Bee's Bliss Sage 1 gal. 2
Salvia spathacea Hummingbird Sage 1 gal 11
Ferns
Polystichum munitum Western Sword Fern 1 gal 21 MBN
Cacti & Succulents
Agave 'Blue Glow' NCN 1 gal 12
Agave parryi truncata Artichoke Agave 1 gal 3
Agave potatorum 'Swizzle Stick' Swizzle Stick Butterfly Agave 1 gal 8 SMG Vines
Parthenocissus 'Hacienda Creeper' Rancho Viejo Evergreen Creeper 5 gal 9 SMG Vitis california 'Rogers Red' California Wild Grape 1 gal 6 Grasses
Artificial Turf 588 SF
Bulbs
Grasses
Groundcover
SW
Lir
SS
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A22 LANDSCAPE PLAN
0 8 16 32
1/16” = 1’-0” 24X36 SHEET

518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A23 PEDESTRIAN BREEZEWAY LANDSCAPE VIGNETTE

0 2 4 8
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A24 LIGHTING FIXTURE SPECS AND DATA
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

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

UP
UP
DN
UP
UP
19' - 4" 19' - 4" 19' - 4"
35' - 0"
1243 SF

LIVE/WORK
4 486 SF

RESIDENTAIL
LOBBY
1479 SF
CAFE

COURTYARD
PLAZA
1829 SF

RESIDENTIAL

STORAGE
655 SF
BIKE

STORAGE
MECH
TRASH
5%
SLOPED
WALK
5%
SLOPED
WALK
5%
SLOPED
WALK
STAIRS
STAIRS
18' - 0"
34' - 0"
1 BED
UNIT
1 BED
UNIT

BAJA CARPORT

BAJA CARPORT
1646 SF

LIVE/WORK
3 1768 SF

LIVE/WORK
1 1509 SF

LIVE/WORK
2 670 SF 755 SF
570 SF
670 SF
660 SF 840 SF
890 SF 910 SF

LOADING
5' - 0" 16' - 6" 26' - 0" 16' - 6" 16' - 6" 26' - 0" 16' - 6" 27' - 8" 10' - 0"
1 7
20 40
50 60
58 30' - 0"
5%
SLOPED
WALK
29' - 0" 16' - 6"
20' - 0"
5' - 0"
53' - 0" 53' - 0"
30 12 GARAGES
26' - 0"
26' - 0"
26' - 2"
10 2' - 0"
12' - 0"
8' - 0"8' - 0"
2' - 6"
7' - 6"
96' - 7"
200' - 0"
55' - 0" 15' - 4"
169' - 10"

PROJECT NAME SITE PLAN
402 W GRAND AVE
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

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
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

OT FOR CONSTRUCTION
0 2 4 8
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
16 MAY 2024
A25 GROUND FLOOR LIGHTING PLAN

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

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
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

OT FOR CONSTRUCTION
UP
UP

UP COMMON AREA
LOUNGE

COVERED OPEN SPACE

ROOF DECKS
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.
2' - 5"
6' - 9"
7' - 9"
12' - 11"
170' - 0"
12' - 7"
4' - 8" 11' - 9"

OPEN SPACE

ROOF DECKS
PROJECT NAME SCHEMATIC SECOND FLOOR A9
402 W GRAND AVE
SECOND FLOOR PLAN - REVISED 2 1/16" = 1'-0" (24 X 36 SHEET)

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 SC
THIRD FLOOR PLAN - REVISED 2 1/16" = 1'-0" (24 X 36 SHEET) 0 2 4 8
1/4” = 1’-0” 24X36 SHEET
518 AVENUE OF FLAGS - MIXED USE 2374-01-RS21
09 JULY 2024
A26 SECOND AND THIRD FLOOR LIGHTING PLANS