The Buellton City Planning Commission held a conceptual review of plans to remodel and expand the Shell gas station at 90 East Highway 246. Staff presented the concept, and representatives of the operator and design team described a proposed demolition of the existing convenience store, retention and façade upgrades to the car wash, an expanded canopy, new fueling dispensers and a larger convenience store.

City planning staff said the site consists of two principal parcels and a recently acquired flag parcel, totaling about 2 acres. The applicant proposes to demolish the existing approximately 1,200‑square‑foot convenience store and replace it with a new 3,700‑square‑foot store, expand the fuel canopy and increase fuel dispensers from the current six to up to 14. Staff said the plan shows roughly 41 parking spaces around the store and an additional 28 spaces under the canopy.

Staff flagged several permitting and design issues commissioners and the project team discussed: the site is bisected by the Avenue of the Flags Specific Plan boundary (the specific plan currently restricts new gas‑station uses to District 1), portions of the site lie in the 100‑year flood zone, the project may require a parcel merger and certain uses will be subject to a minor‑use permit under the CR (general commercial) zone. Staff also said a Caltrans encroachment permit would likely be needed for work affecting driveway aprons on State Highway 246 and that a traffic study will probably be required because the highway is a state route with high volumes.

The project team, represented by project advocate John Yu and June Kim, general manager for Conoco, said the current station already operates 24 hours and already sells beer and wine, and the proposed design is intended to modernize the site within the Avenue of the Flags Art Deco guidelines. The team also said they plan to replace the existing underground tanks with two larger tanks and add additional fuel types, including diesel and E85. The applicant estimated the renovation would require approximately nine months of construction and said the station would likely be closed during that period while the canopy, dispensers and store are reconstructed.

On circulation, staff noted the proposed trash enclosure may conflict with internal circulation and asked the applicant to show turning movements for large vehicles and delivery trucks. Staff also noted that several trees on the vacant lot could be affected by grading; any removals of protected native trees would have to comply with the city’s native tree ordinance. The city’s solid‑waste provider (Marborg) must review and provide approval for the trash‑collection plan as part of the formal submittal.

Commissioners asked questions about the rationale for increasing dispensers from six to 14 versus operational efficiency, parking and truck circulation, potential conflict with the specific plan and opportunities for EV charging in the rear parking area. The project team said they are willing to consider reducing the number of fueling “rows” to improve circulation and that separate discussions about EV chargers could follow as a discrete project.

Staff’s stated recommendation at the conceptual level was that the commission provide comments to guide the applicant; no formal action was taken. If the applicant files a formal application, staff said the city would undertake a full technical review, including traffic, drainage, stormwater BMPs (Tier 4 stormwater), encroachment permitting and architectural review to ensure Art Deco design compliance.

Why it matters: The proposal would substantially expand fueling capacity and site operations at a key state‑highway corner. Staff flagged requirements that could materially change the project — specific‑plan interpretation, Caltrans permitting, traffic study findings, stormwater‑control design, native tree protections and potential parcel‑line/legal complications — all of which would be resolved during a formal submittal and review.