Case Study on Innovative Housing by Michael Gibbons

Vintage Walk:
A Case Study on Innovative Housing
Mike Gibbons
CRP 442: Housing and Planning
Dandekar, Spring 2015

i.
Introduction
General Information....................................................................1
Context......................................................................................2
Needs Analysis...........................................................................3
Development Overview...............................................................5
Site Layout, Density, and Design
Overall Layout and Innovation....................................................9
Parking and Circulation.............................................................10
Unit Floor Plans and Layouts.....................................................13
Site and Neighborhood Amenities.............................................15
Innovations
Design......................................................................................16
Financing..................................................................................18
Regulatory Context...................................................................19
Sustainable and Green Features................................................21

Overview and Insights
Overview...................................................................................23
Replications..............................................................................24
Policy Replications....................................................................25
Sources and References
Primary.....................................................................................27
Secondary.................................................................................27
Table of Contents

1
Introduction
General Information
Project:
Vintage Walk.
597 Ave of the Flags,, Buerllton, CA 93427...... .......................(805) 884-8480
Developer:
Moriarty Property Company
74 Olive Mill Road Montecito, CA 93108 ..................................(805) 686-5151
Bermant Development Co.
5383 Hollister Ave #150 Santa Barbara, CA 93111...................(805) 964-7200
Architect:
Peikert Group Architects, LLP.
10 East Figueroa St #1 Santa Barbara, CA 93101......................(805) 543-1794
Financing Partnership:
Community West Bank
2615 S Miller St # 110, Santa Maria, CA 93455.........................(805) 938-1690

2
Context
Cradled by the gently rolling hills
of the Santa Ynez Valley, the City of
Buellton, California attracts residents
with its superb year-round weather and
small-town friendliness. In recent years
the area has been an ideal setting for a
21st-century Wine Country lifestyle. The
acclaimed vineyards of the Valley share
the area’s pastoral byways with charming
inns, fine restaurants, and inviting shops,
art galleries, and cafes. The region is an
increasingly recognized tourist destination
reminiscent of the Napa Valley of two
decades ago.

Buellton lies close to the picturesque
communities of Santa Ynez, Solvang,
Lompoc, Los Olivos, Los Alamos, and
Ballard, and within easy commuting
distance of both Santa Barbara and

Santa Maria. The location offers a vast
array of commercial and recreational
opportunities.
As of 2014, the City of Buellton has
made great strides in improving the Avenue
of the Flags corridor. A constraints study
completed marked the begining of the
revitalization and transformation process
of this ~ 1.5 mile stretch of road. The
City of Buellton has recently approved
an urban design plan that calls for a new
Town Center along the Avenue of the
Flags corridor. With its wide streets and
wonderful views, the redevelopment of the
corridor marks the beginning of a new era
for the City of Buellton.
Introduction
Figure 1.1 Vineyard and winery in Buellton, CA. Source: http://www.askhometown.com/vsites/storage/
allied/01B5/user_files/image/Grape_Farm_Resized.png

3
Needs Analysis
The City of Buellton has a population
of 4,828 according to the 2010 Census.
That population was estimated to increase
to 5,044 in 2014 based on the 2014
Population Estimates. Table 1.1 shows
that the cities demographic is fairly limited,
mainly comprised of white and Hispanic or
Latino. While the median age of the County
of Santa Barbara has remained around 36.8,
the Ciy of Buellton has a median age is 43.

According to the most recent
American Community Survey, 82% (3,971)
of Buellton’s population is in the workforce.
However, according to the same study
70% (2,797) of the workforce population
commutes over 20 minutes to work each
day. These findings show that while much
of the population is working, they are
traveling outside of the city limits to work
elsewhere in the county.
Currently, Buellton has a total of
1,761 housing units, with an average
household size of 2.74 and an average
family size of 3.23 (Table 1.2).
Introduction
Table 1.1 (above) Race and Hispanic or Latino in
City of Buellton, CA. Origin: 2010 Census
Table 1.2 (above) Household and Family size in
City of Buellton, CA. Origin: 2010 Census

4
The American Community Survey
estimates that Buellton’s median household
income is $66,076—slightly above that of
the Santa Barbara Counties median income
of $ 62,779. Despite this, ~9% of Buellton’s
residents are below the poverty level, in
which 3.2% of those have income below 50%
of the poverty level (refer to table 1.5)
The Housing and Community Devel-
opment (HCD) estimated that Santa Barbra
Counties housing needs is estimated at
11,030. Out of that, 2,625 units (23.8%)
are for very low income, and 1,810 units
(16.4%) are for low income. Table 1.4
shows this distrobution.
Table 1.3 (above) HCD County Wide Determination
of Households by Income Level for Santa Barbara
County.
These studies are conducted to help
cities estimate the housing need based on
the cities local Area Median Income (AMI).
The HCD has also deter emend that The
Regional Housing Needs Allocation (RHNA)
calculated the projected need of the City of
Buellton to be an estimated 275 based off
of its AMI (refer to Table 1.5).
Table 1.3: (above) Household Income Distrobution for Buellton, CA. Origin: 2010 Census
Table 1.5 (right) Regional Housing need Allocation
by Jusistiction and Income for Santa Barbra County
Introduction

Development Overview
In light of Buellton’s 275 allocated
housing units and its roughly 9% popula-
tion below the poverty level, Vintage Walk
was constructed in 2007. The property is
cornerstone of Buellton’s new urbanism vi-
sion of the mélange of residential and com-
mercial spaces throughout the city. The
Vintage Walk is the first development of its
kind in the area and is Buellton’s first step
in making a new walkable Town Center.
Introduction
Figure 1.2 (above) Font of Vintage Walk from Ave. of
the Flags from the North-East. Source: http://www.
buellton.org/images/home4.jpg
Vintage walk is an innovative
residential/commercial development. The
project was a joint venture partnership
between Moriarty Property Company and
Bermant Homes. The project combines
custom quality construction with pleasing
style at moderate prices for renter and
buyers. The development was designed
by Peikert Group Architects and was
constructed in 2007.
The location of the development
serves the needs of both its residents
and the Buellton community as a whole.
Featuring 10 commercial spaces, 11
attached single family homes, and 6
affordable apartments, this development
provides Buellton with housing for low and
working class residents, and profit form the
commercial units.
By far the biggest achievement of
this development is its low income housing
options. As stated, ~9% of the population
is below the national poverty threshold.
Vintage Walk addresses this population by
designating six of the apartments on site
for low income families or individuals.
Figure 1.3 (left) Areal picture of Buellton
with city limits in green. Source: Santa
Barbara County GIS
Figure 1.4 (above) Areal picture of
Vintage Walk. Site footprint in red.
Source: Santa Barbara County GIS
5

Introduction
Figure1.5CityofBuelltonZoningMapJune2013.VintageWalkoutlinedinwhite.
Source:http://www.cityofbuellton.com/files/Land%20Use%20Documents/A0596-Zoning%20Map%20June%202013.pdf
6

Figure1.6CityofBuelltonLandUSeMapJune2013.VintageWalkoutlinedinred.
Source:http://www.cityofbuellton.com/files/Land%20Use%20Documents/C2418-land_use_map_04-08.pdf
Introduction
7

Figure1.7CityofBuelltonCirculationElementMap,2005
Source:http://cdm15025.contentdm.oclc.org/cdm/fullbrowser/collection/p266301ccp2/id/534/rv/singleitem
Introduction
8

9
Overall Layout and Innovation

The site is located in between
Avenue of the Flags and Central Avenue
at the intersection of Damassa Rd (figure
2.1). Vintage Walk main inniovation is
that it draws on new urbanism design
principles and concepts. The 27 units offer
not only two-story town homes but also
unique, flexible live-and-work options
for small business owners. According
to the architects, they focused on four
quintessential urban design principles when
designing the site:
1. Walkability: The site has pedestrian
friendly street design. The buildings are
close to the street. Tree-lined sidewalks
and on street parking give the feeling of
enclosure and comfort. The hidden parking
and garages in the rear of the site make the
place more welcoming. The removal of a
drive lane and placement of a Class 2 bike
lane makes the drive lane narrower which
significantly slows the street traffic.
2. Mixed-Use: Site is a mixed-use
development with a mix of shops,
offices, apartments, and homes on site.
The mixture of uses means that the
development has a smaller footprint which
saved the developers money, but gave
them a good return due to the mixture of
cash flow (rent, mortgage, space rent). The
density also increases the areas walkability
because it creates the feeling of enclosure
and ensures that the site will remain in
human scale.
3. Mixed Housing: Vintage Walk has a
multitude of housing option for residents.
Square footage of townhomes range
from 1,280SF to 1,560SF. The affordable
units are single bedroom apartments and
integrated with the other market rate
units. Offering a variety of housing options
ensures that the developer can meet the
needs of Buellton being that the income
level varies greatly.
4. Quality Architecture & Urban Design:
There is a strong emphasis on aesthetics,
human comfort, and overall architectural
design. The architect stressed the
importance of creating a sense of place in
which the entire community could connect
with. Vintage Walk was designed to be
reminiscent of the wine county lodge,
combining Craftsman and Country Cottage
architectural styles.
Figure 2.1 Vintage Walk Site Plan. Source: City
of Buellton GIS

10
The developers decided to build
the development all at once instead of in
phases due to its rather small footprint.
Doing so would also let them recoup their
investments faster. Figure 2.3 shows the
construction process of the site.
Density is one of the design
principles that lead to this developments
success. The site is very dense. There are
27 units on this ~16,400 square foot plot.
The developer was able to maximize square
footage by building up rather than out. The
entire development is composed of three
separate buildings that are each three-
stories tall. The development’s 10 ground-
floor store front condominiums are topped
by 11 two-story residential town homes.
Parking and Circulation
Despite the limited square footage on
site, the project has parking spaces for both
residents, tenants, pedestrian, and patrons.
There are three areas in which parking is
found: back of the complex, under building
2, and on the street. Firgure 2.4 shows
these parking areas in grey.
Figure 2.2 Elevation Vintage Walk from Ave. of the Flags from the East. Source: http://ww2.
hasbarco.org/wp-content/uploads/2014/09/hasbarco_photo_vintage_01.jpg
Figure 2.3 (right)
Areal view of
site during
construction.
Source: Bing Maps
Figure 2.4 (below) Vintage Walk Site Plan with
parking areas shown in grey. Source: City of
Buellton GIS

11
The parking lot in the rear of the
site is for tenants and resident only. Ac-
cess to this parking lot is achieved by driv-
ing through the site, under Building 2, or
by driving to the back of the complex via
Central Avenue. The parking spots here
are either covered by a car port, open, or
in a built in garage. From this parking lot,
tenants and residents can access their units
through private doors located on the rear of
the buildings.
The parking that is along Avenue of
the Flags is used for both residents and
patrons. Due to the nature of the site
these parking spaces are typically used
by residents in the early morning and late
evening, and used by shop patrons and
pedestrians during the afternoon hours.
As shown in Figure 2.7, the developers
capitalized on the parking by slanting the
parking spots at a 45 degree angle. Doing
so allowed more parking spots than the
usual 90 degree or parallel parking spots.
The developers worked very closely with the
City of Buellton to develop a parking layout
that would tie in with the revitalization
plans that city has for the area. The parking
spots create an artificial buffer that protects
pedestrians walking on the street and also
slows cars down and makes drivers more
aware of their surroundings.
The street parking incorporates
a Class 2 bike lane. Three years after
construction, the City of Buellton converted
one of the drive lanes on Avenue of the
Flags into a Class 1 and Class 2 bike like.
The bike lane in front of the project is Class
2 and is separated from the drive lane by a
two foot wide painted buffer. The bike lane
Figure 2.5 (right)
Rear paking lot
from North-
West. Source:
Google Maps
Street View
Figure 2.6 (left)
Rear paking
lot from South.
Source: Google
Maps Street View
The parking lot under Building 2 is
also tenants and residents only. What is
unique about these sports however are
that are exclusively reserved for those us-
ing Building 2. Building 2 is the only one
on site that is modeled after a traditional
live-work unit. These units are flexible and
great for small business owners because
their residence sits above their place of
business.
Figure 2.6
(right) View
of Building 2
tenant parking
from the East
Source: Google
Maps
Figure 2.7 (below) View of single drive lane and
45 degree street parking from Ave. of the Flags.
Source: Google Maps

12
is also painted it green so that it stands out
to motorists.
Figure 2.9 (above) Clearly makred bike
lanes that run along Ave. of the Flags and
the front of Vintage Walk. Source: http://
bloximages.chicago2.vip.townnews.com/
santamariatimes.com/content/tncms/assets/
v3/editorial/f/6d/f6d694dc-2313-5452-
a550-25b45702b571/54e62971aa2ba.
preview-620.jpg
Figure 2.8 (above) Areal view of the new Class
1 nad Class 2 bike lanes that line Ave. of the
Flags. Source: Google Maps
In addition To the new bike lane,
the project is also very close to a bus top
(Figure 2.10). The stop, which is only
0.2 miles away from the development—a
3 minute walk—has two lines that take
riders all over the Santa Barbra County.
The option of multimodal transportation
is yet another feature that truly sets
this development apart from other in
the county. Offering multiple forms of
transportation that are efficient and easily
accessible makes this project a transit
oriented development as well.
Figure 2.11 (below) Areal view route and
distance from project to nearest bus stop on
Ave. of the Flags. Source: Google Maps
Figure 2.12
(left) Coverd
bus stop 0.2
miles from site
on Ave. of the
Flags. Source:
Google Maps

13
Unit Floor Plans and Layouts
Figure 2.13 Second and third floor residential unit floor plans. Source: http://
www.vintagewalk.com/zoom.php?img=vintagewalk_siteplan_large.jpg
Building 1 & 3 Floor Plan
1,380-1,400 SQ/FT
2 bedrooms
2 baths
Den
1 Fireplace
2 Balconies
Laundry Area
Valley and Mountain Views
Figure 2.14 (above) Building 1 & 3 Unit floor
plan. Source: http://www.vintagewalk.com/zoom.
php?img=vintagewalk-b1-large.jpg
Figure 2.15 (above) Building 1 & 3 Unit floor
plan. Source: http://www.vintagewalk.com/zoom.
php?img=vintagewalk-b2-large.jpg
Building 2 Floor Plan
1,560 SQ/FT
3 bedrooms
2 baths
1 Fireplace
Laundry Area
Valley and Mountain Views

14
Ground Floor Commercial Unit
900 SQ/FT
1 Bath
3 Reserved parking spaces
*Access to residence
*Only for live-work units in Building 2
Figure 2.16 Second and third floor residential unit floor plans. Source: http://www.
vintagewalk.com/zoom.php?img=vintagewalk_siteplan_large.jpg
Figure 2.17 Commercail/retail unit floor plan.
Source: http://www.vintagewalk.com/zoom.
php?img=vintagewalk.jpg

15
Site and Neighborhood Amenities
Figure 2.18 (left) Color Coated Amenities
Map
Table 2.1 (above) Amenities table with
name, catagory, and distance from site.

16
Innovations
Design
Contruction Company:
Trabucco Construction
5383 Hollister Ave # 150, Santa Barbara, CA
93111
The site capitalized on its small
footprint by building up rather than out.
As stated previously, each of the three
buildings on site are three-stories tall.
Building up also saves money because the
developer has to develop less land while
still making more profit due to the square
footage added by multiple stories.
Vintage Walk was constructed with
light-frame construction and the platform
framing method. This method is the
standard method of framing when using
wood framing. The structure was further
strengthened by oriented strand board #2.
This board was used with other plywood
panels in framing shear walls to help meet
the requirements of earthquake engineering
in California. According to the contractors,
Figure 3.1 (left) After construction
firgure 3.2 (right) During contruction
Trabucco Construction, the structure was
primarily built on site. However, there were
some framing pieces that were cheaper to
have prefabricated and hauled to the site
rather than constructing the pieces on site.
Due to the nature of the site—a mixed use
development—county planners required the
units have extra features that will help will
sound mitigation and sound attenuation.
The two added requirements were that the
structure must have double wall construc-
tion and extra insulation. This added fea-
tures will ensure that the homes will be
well insulated (which saves money) and free
from noise pollution from the street or from
the neighbors.
For the most part the unit layout and
floorplans were to remain the same and
not be flexible, with exception for Build-
ing 2 on the site. Building 2 is unique in
the fact that it is a live-work unit. These
units can either be rented as a whole unit,
or rented out separately. The innovative
feature was designed with small business
owners in mind. Having both your business
and residence in the same structure saves
both time and money, since 70% of the
workforce commutes to work every day. As
states previously, these units have reserved
parking spots all year around.

17
Innovations
At Vintage Walk the sand-
finished stucco exterior on the first
floor is complemented by shake siding
above. This separation in materials
shows clear visual division between the
commercial units in the bottom floor
and the residential units on the upper
two floors. These types of material were
specifically chosen to blend craftsman
and country cottage architecture together
into a structure. The front façade of
the site features a gabled and columned
Figure 3.3 Sand Washed
stucco used on first story
Figure 3.4 Flat stacked
stone used on half wall
planter
Figure 3.5 Olive shake
wood siding on 2nd &
3rd stories
Figure 3.6 Estate Onyx
Black roofing shingles
Arcade that unites the commercial fronts.
Additionally, the framed dormers on
top accent the gabled roofs, and stone-
veneered planters add visual appeal at
street level. The gabled roofs are covered
in Estate Onyx black shingles that are fire
proof and water and mildew resistent.
This shingle was specifically chosen due
to its high ratings and durability.

18
Financing
The project has mixture of housing
options to ensure that everyone public and
income group is being met. Out of the 17
units of residential in site, there are 6 one
bedroom rental units. They are Section
8 Project Based Units managed by the
Housing Authority of the County of Santa
Barbara. The Maximum Monthly Rent:
$1,129, or ~30% of tenants Gross Annual
Income. (See income requirements). What
is interesting about the apartments, are that
they can house up to three people. This
of course has some effect on the income
requirements, as shown in Table 3.1.
The project also offers residents
the option to buy or rent. All units (two-
story townhomes and commercial units),
excluding those reserved for low income,
are able to be bought or rented. The
Vintage Walk property recently lowered
the price of purchase to $429,500 for
residential, and $339,900 for commercial.
Bermant Homes refused to give up to date
rent on the residential units, but stated that
all residents and tenants must pay $150 per
month for HOA fees.
Another interesting feature of the site
it that it works with the Workforce housing
Program. This program was especially
created for those in the workforce
that qualify for the grant. If approved,
recipients have access to grants available
for 100% of down payment, do not have
to pay for closing costs, receive long term
FHA financing, and will see no resale price
restrictions.
Table 3.1
Income
Requirements
for Very
Low Income
Houding
Eligibility.
Source: Housing
Authority of the
County of Santa
Barbara
Innovations

19
Innovations
Regulatory Conext
Policy C-4 in the Ciculation Element
of the City of Buellton calls for (i) creation
of secondary access along the Avenue of
Flags between Highway 246 and Damassa
Road, interconnecting parking lots at rear
of parcels along the easterly side of the
Avenue; (ii) improvement of the existing
alleyway for parcels along the westerly
side of the Avenue. Vintage Walk was able
to meet both requirements by connecting
Central Avenue to the parking lot loacated
in the rear of the site, and by landscaping
the alleyway that connects the project to
the already existing parcels.
Figure 3.7 Parking in rear of project with view of
alleyway and landscaping.
The site has more parking than
is actually required by the Municipal
Code. The mixed use regulations allow a
minimum of 1 space per residential unit.
The site was actually able to provide 2.3
spaces per units. This includes additional
parking spaces for larger units and visitor
parking for commercial and residential
units.
The maximum height permitted
is 35 feet. Section 19.02.220.G of the
Buellton Municipal Code allows a variable
height limit for properties with frontage
along Avenue of the Flags. The developers
were able to receive a Development Plan
Modification that allowed the development
to be up to 48 feet high.
In November 2011 the City Council
made some amendments to the adopted
City of Buellton 2015 Housing Element Page
16 regulations for mixed use development.
The permitted density is 8 to 12 units per
acre in General Commercial, Neighborhood
Commercial, Service Commercial, and
Industrial zones. The project was able to
approve a 10 unit per acre density limit.
Previously, only 5 units per acre were
permitted in the Service Commercial and
Industrial zones. The City Council decided
not to approve a 100 unit limit for mixed
use project. Being that the new maximum
density for the Vintage Walk mixed use
project was bumped up to 10 units per
acre. 40 units was the new is maximum
permitted at this site. The inclusionary
zoning regulations require that 15% of
the residential units be affordable, which
means 6 units should be affordable. An in-
lieu fee could be paid instead of providing
the affordable housing, but the developers
decided that affordable housing was the
only way to make is a viable and successful
project.

20
According to Section 19.02.220.G
of the Municipal Code, there was no
minimum lot size for projects in the General
Commercial zone up until 2008. Because
the site as finished construction in 2007
it was able to have a lot size of 3.6 acres.
There is also no setback requirement in
this zone, as it is up to the discretion of the
planning department. That said, because
the Avenue of the Flags area is going
through redevelopment, the designers
of the site kept setbacks to a minimum
(Figure 3.8) and made only enough room
for pedestrian friendly sidewalks with
landscaping.
There was no maximum floor area
mandated by the city at the time Vintage
Walk was being constructed. However, the
City requires that 30% of the net site area
be for dwellings, and that 50% net site area
be for all buildings.
Figure 3.8 Front setback are kept to minmum. Only
room for sidewalk and street fixtures.
Table 3.2 Department standards in General Commercail Zone vs. Vintage Walk project.
Innovations

21
Innovations
Sustainable and Green
Features
Vintage Walk’s doesn’t feature
many sustainable or green technologies.
The areas rather small footprint limits its
ability to have any sort of onsite green
technologies, such as solar panels. The
site does however incorporate some storm
water runoff technologies. The street
parking on site has a large gutter close the
sidewalk that traps water and funnels it into
the various planters that line the sidewalk.
This method of storm water runoff is very
effective because it not only waters the
vegetation, but helps reduce the amount
water during peak flow.

In addition to the water runoff
system, the site waters all of its vegetation
using a drip system. Drip systems are by
far the most economical and “green” way to
water plants because the system uses very
little water when compared to the standard
sprinkler. The plants that surround the site
are also part of the green design because
they are drought resistant. These were
specifically chosen because of the heat
and direct sunlight the vegetation would
receive, and because of the limited water
supply in California.
The roof is covered in recycled
roof tiles through the City of Buellton’s
construction recycling program. The roof
was treated using special chemicals that
make it both fire-resistant and water/
mildew proof. The planter rock is also
recycled and reused form another site that
was taken down in Santa Barbara, CA.
Figure 3.9 Grass planted in planters in
front of site. Source: Mike Gibbons
Figure 3.10 Example of Bioswale

23
Overview
The construction of Vintage Walk in
Buellton, California in 2007 marked a new
are of redevelopment and revitalization
of the city’s new Town Center. The area
in which the project sits now used to be
a vacant lot and an eye sore for motorists
passing by. Buellton, which is nestled in
the heart of Santa Barbra County has a large
working class that commutes to work every
day. But while the population of Buellton
has been on the rise, so has the rate of
citizens who fall under the National Poverty
threshold. Knowing of the limited amount
of low income housing in the area and the
city’s plan to redevelop the Avenue of the
Flags corridor, Moriarty Property Company
and Bermant Development Co. joined
together to make a mixed use affordable/
market rate development.

Vintage Walk provides housing and
prices that suit the needs of everyone in
the community. The 10 commercial store
fronts on the first floor generate taxes for
the city and grant new business owners
a brick and mortar to sell their goods in.
The 11 2 story town homes on top of the
commercial units offer residents the option
of either buying or renting. There are also
units in Building 2 that are able to convert
to live-work units for small business
owners. Additionally, the site addresses the
overwhelming need for affordable housing
in the city. The project met its affordable
housing allocation requirements instead
of paying in lieu fees by constructing a
total of six low income apartments. These
apartments Section 8 project based units
and are managed by the Housing Authority
of the County of Santa Barbra. The other
11 units on site are even eligible for the
Workforce Housing Program.
Vintage Walk serves as the ideal
example of what a mixed use low income
housing development should be. It offers
its residents amenities and services
that you would only expect from luxury
developments. The complex is successful
due to its location, density, height, and land
use. This project should serve as baseline
for other in California, Santa Barbara
County, and in the City of Buellton.

24
Replications
Mixed-Use:
Offering multiple uses in single complex fits
within the new urbanism guidelines. Mixture
of uses creates a more walkable environment
and is more convenient for residents and
patrons.
Architecture/Urban Design:
The development fits in well with its
surroundings. The design will be used as a
baseline for all other mixed use development
in the area.
Parking:
Parking was conveniently and strategically
placed around the site. All of the projects
required parking spaces are in the back
of the site. Doing so allows the front of
the façade to be uninterrupted by a vacant
lot, and ensures that that the tenants and
residents parking spots will not be taken by
pedestrians or patrons.
Location:
The area is located in an area that will be
going through redevelopment. The roadway
that the project sits on it also a corridor
that receives a great deal of traffic. The site
is also located near many amenities such
as: schools, grocery stores, hospitals, and
recreation facilities.

25
Policiy Replications:
Density:
The project was approved to build 10 units
per acre, while the typical density was
restricted to only 5 units per acre.
Inclusionary Zoning Regulations:
Vintage Walk met the inclusionary
requirements despite not exceeding the
unit maximum on site.
Parking:
The Municipal Code for the City of Buellton
calls for at least 60% of development
parking be located in the rear of the site.
Vintage Walk successfully placed 100% of
the required parking the back of the site.
Setbacks:
While the city called for no specific setback,
the development incorporated a 5-10 foot
setback on the front of the site. Doing so
allowed a wider more walkable sidewalk
and created a sense of enclosure from the
human scale.

27
Primary
Moriarty Property Company. (10:00am, 2015, June 2). [Email].
Contact: KSMEnterprise1@aol.com
Peikert Group Architects, LLP. (9:30am,2015, June 1). [Telephone Interview]. Contact:
(805) 543-1794
Vintage Walk. Buellton, CA (2015, June 6). [In Person Site Visit]
Address: 597 Ave of the Flags,, Buerllton, CA 93427
Secondary
ACS DEMOGRAPHIC AND HOUSING ESTIMATES. (2009). Retrieved June 1, 2015, from
http://factfinder.census.gov/faces/tableservices/jsf/pages/productview.xhtml?src=bkmk
Buellton, California (CA) Poverty Rate DataInformation about poor and low income
residents. (n.d.). Retrieved June 7, 2015, from http://www.city-data.com/poverty/
poverty-Buellton-California.html
Canelon, R. (2010, April 10). Buellton rejects Vintage Walk changes. Retrieved June 4,
2015, from http://santamariatimes.com/news/local/govt-and-politics/buellton-rejects-
vintage-walk-changes/article_795e1dc0-4466-11df-9397-001cc4c03286.html
City of Buellton. (n.d.). Retrieved June 7, 2015, from http://www.cityofbuellton.com/
City of Buellton Land Use Map. (2009). Retrieved June 3, 2015, from http://www.
cityofbuellton.com/files/Land Use Documents/C2418-land_use_map_04-08.pdf
City of Buellton Zoning Map. (2010). Retrieved June 3, 2015, from http://www.
cityofbuellton.com/files/Land Use Documents/A0596-Zoning Map June 2013.pdf

28
Households and Families: 2010 more information 2010 Census. (2010). Retrieved June
1, 2015, from http://factfinder.census.gov/faces/tableservices/jsf/pages/productview.
xhtml?src=bkmk
Race and Hispanic or Latino Origin: 2010 more information 2010 Census. (2010).
Retrieved June 1, 2015, from http://factfinder.census.gov/faces/tableservices/jsf/pages/
productview.xhtml?src=bkmk
Ramos, J. (2013, September 19). Buellton City Council approves apartment project.
Retrieved June 2, 2015, from http://syvnews.com/news/local/govt-and-politics/
buellton-city-council-approves-apartment-project/article_7458f240-202d-11e3-8a4a-
0019bb2963f4.html
Santa Barbara County Surveyor. (n.d.). Retrieved June 4, 2015, from http://cosb.
countyofsb.org/pwd/pwsurveyor.aspx?id=2964
Vintage Walk, Buellton. (2009, July 17). Retrieved June 4, 2015, from http://www.
moriartypropertycompany.com/#!buellton-ca/ct9i
Vintage Walk: Buellton, California. (2010). Retrieved June 4, 2015, from http://www.
vintagewalk.com/residences.php

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