Buellton, California, is poised for a significant shift in its commercial landscape as Cottage Health proposes transforming the long-vacant Parks Plaza Theater into a modern medical facility. The proposal, currently under city review, marks the latest attempt to revitalize the McMurray Road site, which has remained empty since the theater permanently closed around the start of the COVID-19 pandemic.
The potential arrival of Cottage Health represents a departure from previous redevelopment plans for the property. Earlier this year, a proposal for an In-N-Out Burger restaurant sparked considerable debate, ultimately being overturned by the city council after initial approval from the Planning Commission. Concerns over increased traffic at the already busy intersection of Highway 246 and McMurray Road, as well as the Highway 101 offramp, were central to the council’s decision. The 3-to-2 vote by the Planning Commission to approve the fast-food chain was ultimately overridden, leaving the site once again open for new possibilities.
The proposed medical facility, as outlined in preliminary plans, would be a two-story building encompassing 31,431 square feet. The design aims to blend with the surrounding environment, incorporating an agrarian architectural style with modern elements, including extensive use of glass to maximize natural light. Parking for 121 vehicles is included in the plans, with a combination of surface parking and spaces located beneath the first floor, taking advantage of the site’s natural slope.
For some Buellton residents, the prospect of a local medical facility is a welcome one. Janene Harris, a long-time resident, expressed her enthusiasm, stating, “I’m going to be in one of those health care centers, I imagine, in my time. It would be nice to be local right here in Buellton and somewhere close.” Harris also shared a personal connection to the theater, recalling fond memories of attending movies there with her husband.
However, not all residents are entirely optimistic. Mary Atkinson, who has lived in Buellton for 26 years, voiced concerns about potential traffic impacts, noting, “There’s a lot of traffic in this town.” This echoes the anxieties that ultimately derailed the In-N-Out project, highlighting the community’s sensitivity to increased congestion.
City officials are acutely aware of these concerns. Andrea Keefe, Buellton’s Planning and Development Director, confirmed that the project is currently undergoing a thorough review process. “City planning commission staff say the new proposal is under review with requirements for traffic studies along with design, parking and circulation analysis,” Keefe explained. “To ensure that traffic with this particular use would not significantly impact our city’s roadways and traffic.”
The proposal will be the subject of a public hearing on during the Buellton Planning Commission meeting, providing residents with an opportunity to share their feedback and concerns. The hearing is scheduled for 6:00 p.m., offering a formal platform for community input.
The proposed facility is envisioned to offer a range of medical services, though specific details remain limited. Heidi Jones of Meraki Land Use Consulting, who is involved with the project, indicated that the building would house doctors’ offices and services such as a lab and cardiac rehabilitation. However, it is not expected to include surgical facilities.
The design of the building also addresses concerns about patient privacy. Jones, who has designed medical facilities for 20 years, emphasized the importance of balancing natural light with the need for discretion. “There’s something about natural light that brings warmth,” she said, adding that the design incorporates overhangs and specialized window glazing to control sunlight and maintain patient confidentiality.
Notably, Cottage Health declined to comment on the proposal at this stage. This silence leaves many questions unanswered regarding the scope of services, investment details, and long-term plans for the facility. However, the project’s progression through the planning process suggests a serious commitment from the healthcare provider.
The redevelopment of the Parks Plaza Theater site has been a topic of discussion in Buellton for several years. The failure of the In-N-Out proposal underscored the challenges of balancing economic development with the quality of life for residents. The Cottage Health proposal offers a different path, potentially addressing a community need for accessible healthcare while minimizing the traffic concerns that plagued the previous plan. The outcome of the February 19th public hearing will be a crucial step in determining the future of this prominent Buellton location.
The shift from a potential fast-food destination to a medical facility reflects a broader trend in community planning, prioritizing essential services and long-term sustainability over purely commercial ventures. Whether this new direction will be welcomed by all remains to be seen, but it undoubtedly marks a significant moment for Buellton and its residents.
