Case Study on Innovative Housing by Michael Gibbons

Vintage Walk:A Case Study on Innovative Housing

Mike Gibbons

CRP 442: Housing and PlanningDandekar, Spring 2015

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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

Introduction

1

Introduction

General InformationProject: 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

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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

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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

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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

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Introduction

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Site Layout, Density, and Design

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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

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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

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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

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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

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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

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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

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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.

Innovations

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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 constructionfirgure 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.

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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.

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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

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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.

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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

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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

Overview and Insights

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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.

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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.

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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.

Sources and References

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PrimaryMoriarty Property Company. (10:00am, 2015, June 2). [Email].Contact: [email protected]

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

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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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