[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6115122,"mediaKeyId","2739878-00c5dcfde5be62943aa801c7be1e9c10","parentId",2739878,"title","Planning Commission recommends city council adopt housing, zoning and Avenue of the Flags specific‑plan amendments","audioSeconds",2420,"startMs",4700000,"endMs",7120000,"viewUrl","/Search/View?dp=1&key=2739878-00c5dcfde5be62943aa801c7be1e9c10&start=4700&end=7120","thumbnailUrl","https://assets.pipeline.soar.com/2739878-00c5dcfde5be62943aa801c7be1e9c10/thumbnail_4700000.jpg","articleUrl","/articles/6115122/Buellton-City/Santa-Barbara-County/California/Planning-Commission-recommends-city-council-adopt-housing-zoning-and-Avenue-of-the-Flags-specificplan-amendments","mediaUrl","https://secure.pipeline.soar.com/6115122-2886c7d234b5cab1eb0360c5cb72212a/orig.mp4?Expires=1771213663&Signature=aQxIDW9L08ljtgo3WsAHMe1j~R7OLgRLryPuGKiAv-0Ym0-oGqU-ST-vSR8RoYQ92a0CeCT8d0lMR8Ts2FJa0EUeb8d5YI7jRW1WrMJYx4x~ZgAMZjzgrxyRsX5Y8B~oSVbOWL4jWlpNg1lE~-ZKhB5sF33i~xnIpPd0P8q~gqaxjybcnxdwcvy83tk2ARnEq1Ay1XzDBEBhzqnzpm4JU7WK-CyrqsHjoDjm58VvexpfSdSYS-ZMHr3wGFO8kD3amKBjp2-u70tZ6JqoWDDdNO-bbJ6LZYL3waaivGVTmilIElZMhATjv09qE-sTCpddVfC67sxgm6LRfHCc~GUKzg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Buellton CA","date","2025-03-21T15:10:38Z","article","The Buellton City Planning Commission voted unanimously to recommend City Council approve three related amendments: a housing element text revision (Resolution No. 2,503), comprehensive zoning ordinance changes to implement adopted housing element programs and to make permanent a prior urgency ordinance on emergency shelters (Resolution No. 2,504), and amendments to the Avenue of the Flags Specific Plan to align it with the housing and zoning changes (Resolution No. 2,505).

Why it matters: The package implements updates required by state housing law and the city’s certified housing element, clarifies local rules for supportive and transitional housing, clarifies reasonable accommodation procedures for persons with disabilities, adjusts how agricultural/employee housing is regulated, and makes permanent a 2024 urgency ordinance that designates the industrial zone as the by‑right zone for emergency shelters.

Key elements: Staff summarized the major changes: supportive housing and transitional housing will be allowed by right (via zoning clearance) in zones permitting multifamily uses; supportive housing will be allowed as part of mixed‑use projects in commercial zones (with unit limits noted in the code amendments); low‑barrier navigation centers and emergency shelters are proposed to be allowed by right in certain mixed‑use and industrial zones; the City’s density‑bonus code will be simplified to reference state law; and reasonable accommodation rules will be moved into a consolidated section to align with current federal and state practice.

Staff emphasized the package was intended to implement nine housing element programs and a variety of state statutes (Assembly and Senate bills cited in the staff report). The zoning amendments also consolidate and clean up definition sections, remove references to defunct redevelopment law, and make minor clarifying changes to mixed‑use and manufactured‑home standards.

Public questions at the commission hearing focused on where emergency shelters and agricultural employee housing would actually be sited (staff said the city has not established a physical emergency shelter to date), on how the changes interact with density‑bonus law and SB‑35 projects, and on procedural timing for stormwater and zoning clearances. Commissioners asked staff to clarify that supportive‑housing requirements that call for mixed‑use components might be superseded by state provisions in cases where a project qualifies under state laws that do not allow local additional conditions; staff acknowledged that state law can preempt local code in some instances and suggested the code changes would be monitored alongside future comprehensive zoning updates.

Environmental review: Staff said the housing amendments are covered by the negative declaration prepared for the housing element, and the specific plan amendments are covered by the existing Avenue of the Flags MND; the housing element text amendment itself is categorically exempt under CEQA’s “general rule” because it updates internal background text and actions required by state law.

The commission’s recommendation packages included three discrete motions that were seconded and adopted unanimously. Staff will forward the three resolutions and recommended ordinance language to City Council for final action.","mediaType","Video","parentTitle","Buellton - Planning Commission Meeting March 20, 2025","oneSentenceSummary","The Buellton City Planning Commission unanimously recommended City Council adopt an interconnected set of housing and zoning ordinance amendments and related Avenue of the Flags Specific Plan changes intended to implement the city’s certified housing element and state housing laws.","taxTitle","Buellton City, Santa Barbara County, California","taxId",72226,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115127,"Planning Commission approves redesigned ARCO station at 653 Avenue of the Flags",3031,1543000,4574000,"/Search/View?dp=1&key=2739878-00c5dcfde5be62943aa801c7be1e9c10&start=1543&end=4574","https://assets.pipeline.soar.com/2739878-00c5dcfde5be62943aa801c7be1e9c10/thumbnail_1543000.jpg","/articles/6115127/Buellton-City/Santa-Barbara-County/California/Planning-Commission-approves-redesigned-ARCO-station-at-653-Avenue-of-the-Flags","https://secure.pipeline.soar.com/6115127-34a95bc2ee56aa90e194d3a06e56fc02/orig.mp4?Expires=1771213663&Signature=VlI1Yn40dSzomJbPhF81klMnVNidRTs8vAZ-Tg8sA8hKnEQBGyEaqmbF~RGK7Dk69DMXBcoxE12k9RwjF3u9wWmvBhcTmRoPI6cGcHj5fBwjJd4XvZv-DVMDI9zGt3qFMll~dH-bGrJIKVjLVn9QyzchATVOlKoGv5JQE6j-dbFhdCcJhoTwQ3bJipKENar5OlBavuwFvWjqGcfid79m8utTrbjkkgmQ1UftWRl1LgryDwmvIiOxA~PE77Xgs-IHj4FZnvhqUFqK72Yz6p8b5LRzVyuIJmSU678hYrPOWKKBtXtdXjeG5UHc~PuHDIztjEYk~XrlCwejb8ZhednoIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Buellton City Planning Commission approved a final development plan and conditional use permit for a new ARCO gas station, AM/PM convenience market and quick‑serve restaurant at 653 Avenue of the Flags.

Planning staff told commissioners the project covers about three‑quarters of an acre in the Avenue of the Flags Specific Plan’s gateway district and would replace existing truck rental, storage and auto‑repair uses. The development as approved includes a canopy with six dual dispensers (12 fueling positions), a convenience market with a quick‑serve restaurant space, and 27 parking spaces where 26 are required. Staff said most layout and circulation elements match an earlier, previously denied proposal but the applicant materially revised the architectural design to meet the specific plan’s Art Deco guidance.

Why it matters: The site sits at the city’s primary southbound freeway exit and is treated as a gateway into Buellton. Commissioners and staff framed the approval as a balance of a traveler‑oriented commercial use with neighborhood protections for lighting, landscaping and signage.

Planning staff listed roughly a dozen conditions that must be met before the project proceeds to zoning clearance or construction. Those conditions require a consolidated exterior lighting and photometric plan updated to the current design (spill onto adjacent residential property must not exceed 0.5 foot‑candles), a master sign program and a separate sign permit returned to the Planning Commission for the gateway monument sign, updated stormwater/tier‑4 treatment plans, and corrected, internally consistent construction drawings addressing minor elevation discrepancies.

Staff also recommended a revision to condition 45 to limit use of the Central Avenue driveway. The resolution adopted by the commission incorporated that new sentence: “The driveway on Central Avenue is required to be gated and closed with locked controlled access, to be used only as an entrance for fuel delivery trucks. No trash trucks or other vehicles shall be permitted to use this driveway. There shall be no egress onto Central Avenue.” The commission approved the project by voice vote with all members present voting yes.

Applicant comments and city process: Alex Cuevas of AGC Design Concept, the project architect, told the commission the applicant revised materials, colors and ornamentation to better reflect Art Deco and said the team is ready to finish construction documents once the city confirms the conditions. “Tell us what you need on the signage on the corner, and we’ll make it happen,” Cuevas said, asking the commission for clear direction on the monument sign so the applicant could avoid repeated resubmittals.

Staff noted the environmental review: the project qualifies for a CEQA infill exemption (Class 32) because the site is under five acres, surrounded by urban uses and consistent with prior environmental analysis in the Avenue of the Flags MND. Staff also said the site’s proposed uses were contemplated in the specific plan and that the updated design closes the principal issues that led to denial of the earlier application.

The commission’s final approvals require the applicant to submit the revised plan sheets and the required sign and lighting materials before receiving zoning clearance; grading, stormwater and any required public works permits must be coordinated with Public Works prior to permits for construction.","The Buellton City Planning Commission approved a final development plan and conditional use permit for a new ARCO gas station, AM/PM convenience store and quick‑serve restaurant at 653 Avenue of the Flags, subject to conditions on signage, lighting, stormwater and driveway access.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115112,"Votes at a glance: Buellton Planning Commission (meeting decisions)",4162,659000,4821000,"/Search/View?dp=1&key=2739878-00c5dcfde5be62943aa801c7be1e9c10&start=659&end=4821","https://assets.pipeline.soar.com/2739878-00c5dcfde5be62943aa801c7be1e9c10/thumbnail_659000.jpg","/articles/6115112/Buellton-City/Santa-Barbara-County/California/Votes-at-a-glance-Buellton-Planning-Commission-meeting-decisions","https://secure.pipeline.soar.com/6115112-55307482a805f2b48db306d562a356cd/orig.mp4?Expires=1771213663&Signature=HB6LT5DTxj64aBCeo7U9xg7eOeUKWK2uc4QmIORSTYDWHGei1XfDV~mBdJNYUsH6~RlBJDyzKZMxGvxX5q5d6KKERXkTEL90zXmBCSdSYiq6wTcMMcXqJ7vGWiIidY4-NWKaBnCB0DwXkYWwntu4jxPuqZuWC0oo9KGIze0fXih~tir1JvmTpLZUSMegmtEscB2NFGY56S4Jfn7phmy8ih0rTwx6T7wEzelnw9kSlDl6uBbb1LNc7vgZBVDNUxT9mOldnBMSZFL8HKKs~Ot7WrK~PgW3aymECHntEgxW6BkBrHQ4vWMkJiUggv7Gu9bL0NCsT1L4uY1dtiSI4P7cVw__&Key-Pair-Id=KUT5TJCACFTXG","The Buellton City Planning Commission recorded the following formal actions during the meeting:

- Approval of February 6 minutes — motion to accept the minutes carried unanimously by roll call.

- Consent calendar: Received and filed the City’s 2024 annual General Plan status report (housing‑element focus). Motion to receive and file carried unanimously.

- Resolution No. 2,502 — Approved a final development plan and conditional use permit for a new ARCO gas station, AM/PM convenience market and quick‑serve restaurant at 653 Avenue of the Flags. Approval included a revised condition (condition 45) requiring the Central Avenue driveway to be gated and used only as an entrance for fuel delivery vehicles. Vote: unanimous.

- Resolution No. 2,503 — Recommended City Council adopt the General Plan housing element amendment related to emergency shelters and related consistency updates. Vote: unanimous recommendation to council.

- Resolution No. 2,504 — Recommended City Council adopt Title 19 zoning ordinance amendments to implement the housing element programs, codify the 2024 urgency ordinance on emergency shelters and consolidate definitions. Vote: unanimous recommendation to council.

- Resolution No. 2,505 — Recommended City Council adopt amendments to the Avenue of the Flags Specific Plan to align ground‑floor residential and parking standards with the housing and zoning updates. Vote: unanimous recommendation to council.

All recorded votes during the meeting were unanimous in favor of the motions presented; specific mover/second names were not recorded in the public audio transcript for every motion.","At the meeting the Planning Commission approved minutes, received the annual general‑plan report, approved a new gas station project and recommended City Council adopt three housing and zoning amendments; all recorded motions passed unanimously.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115117,"Residents present interactive planning tool and museum update during public comment",496,734000,1230000,"/Search/View?dp=1&key=2739878-00c5dcfde5be62943aa801c7be1e9c10&start=734&end=1230","https://assets.pipeline.soar.com/2739878-00c5dcfde5be62943aa801c7be1e9c10/thumbnail_734000.jpg","/articles/6115117/Buellton-City/Santa-Barbara-County/California/Residents-present-interactive-planning-tool-and-museum-update-during-public-comment","https://secure.pipeline.soar.com/6115117-6d8ee396894407cd8babb42b2be71071/orig.mp4?Expires=1771213663&Signature=grvcY5CwkQ~Wg9j~N6Os09fdzjMdS59Ba~PL-RMKNdbHfHAW~J2ulKTG~aYIcLYw8KrZbLp-26jmhbGoga7ALzE2v4rXDNGco3BZ34nrrNJa3SaFF7U1vAod-GkeVu7dEOgMrQpHq5galOd7Yc1wIkhz7bXsKCcefg2Vb1y7MpwoOoQW5woHQxOZRLB7wD64ivm4u2RU68T76y5KVjdsnlyguDu5dl62KFpuOPQDLpCpj6S9M3Uf13y4zubziN8Y8DKFB7aY6GjIV1SA10aE~w1b0lV6AZYQK4qjzKuRdsZmOrVgpZDN4Y7n7E7kwJFXRhmUkGcC1ajRhLv~mBJwCQ__&Key-Pair-Id=KUT5TJCACFTXG","Two members of the public spoke during the meeting’s public‑comment period. Neither item was on the agenda and no action was taken.

Interactive planning tool: Ms. Torres, a Buellton resident, said she built an online, interactive visualization tool (cesium.buellton.helio views.ai — spelled out in her remarks) intended to let community members and city representatives view project renderings in 3‑D, compare current and projected population or traffic patterns, and examine street‑level and bird’s‑eye views of proposed developments. Torres said she holds a master’s degree in mathematics and a certification in digital screen technology and that she has connected the tool to other simulation resources. Planning staff told Torres that public comment is not normally interactive and invited her to meet with staff after the meeting to discuss next steps and any needed verifications before public distribution.

Museum update: Ms. Shoemaker Silva, who identified herself as a resident and volunteer donor to the San Yanez Valley Children’s Museum, told commissioners the museum will be open monthly on second Saturdays and that the organization plans phased openings and volunteer training. She said the museum has engaged volunteers across school groups and community partners and that programming is intended to be child‑centered with outdoor activities, planter boxes and community events.

Both speakers asked for staff feedback or direction; staff offered to meet one‑on‑one with the resident who built the interactive tool to review technical claims and discuss how the city might receive or present such tools to the public. No formal staff direction or policy action was taken during the meeting.","Two residents used the public‑comment period to introduce a community planning visualization tool and to update commissioners on the San Yanez Valley Children’s Museum’s phased openings and volunteer program.","actionData","errors"]

Article not found

Planning Commission recommends city council adopt housing, zoning and Avenue of the Flags specific‑plan amendments

Planning Commission approves redesigned ARCO station at 653 Avenue of the Flags

Votes at a glance: Buellton Planning Commission (meeting decisions)

Residents present interactive planning tool and museum update during public comment