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

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.