Buellton planning commission approves self-storage project at 70 Industrial Way with conditions to protect creek and trees

The Buellton City Planning Commission unanimously approved Resolution No. 25-10 on a final development plan for a self-storage facility proposed at 70 Industrial Way (Assessor’s Parcel Number 099-690-052).

Planning staff told commissioners that the existing building predates the city’s design guidelines and is therefore nonconforming; the applicants requested an exception so new exterior storage units and a trash enclosure may match the existing structure rather than conform to the city’s agrarian ranch or mission revival design options. Staff recommended approval with conditions.

The recommendation package included a photometric analysis and a condition to protect wildlife along Zaca Creek: exterior lighting within the 50-foot creek setback must remain off outside business hours except for motion-activated fixtures. Staff also said the project qualifies for a categorical CEQA exemption (Class 32, infill development).

On landscaping, the applicants sought two modifications tied to existing site constraints: a reduction in required net landscape coverage from 10 percent to 9.5 percent and a waiver of the five-foot landscape strip along portions of the side and rear property lines where a block wall, trench drain and shared parking make planting infeasible. The final plan calls for replacing two protected sycamore trees removed from parking islands with four new sycamores (a 2:1 replacement ratio).

Project representatives said the proposed storage buildings are prefabricated modules that will be set on prepared asphalt pads outside the floodplain and anchored as part of the building-permit requirements. The project team said designing site-built storage to meet the city’s full design standards would require foundations and a substantially different construction approach, so the proposal uses matching materials and a consistent color palette to better integrate with the existing building.

Staff confirmed customer parking and required ADA access on the north side via a shared driveway and that a fire-apparatus drive-through will be maintained. The final development plan also includes signage consistent with the city sign code; staff noted the site is allowed up to 200 square feet of signage overall and the applicants proposed a 50-square-foot wall sign plus a small directional sign.

A commissioner noted the site had been vacant for several years after Terravant vacated it, and several members said they supported converting a long-vacant lot into active use. A motion to approve Resolution No. 25-10 (Final Development Plan 25-FDP-02) was moved and seconded; the roll call vote recorded Commissioner Campbell, Commissioner Contreras, Commissioner Khan and Chair Sorkin voting "Aye." The motion passed.

Next steps: the applicants will proceed with building-permit submittals and must meet the conditions set by the commission, including floodplain anchoring and lighting restrictions near Zaca Creek. The Planning Commission noted the next meeting is scheduled for January 15, when chair and vice-chair selections and Green Team appointments will be made.