Agenda packet — Buellton City Council, July 24, 2025 (part 2 of 2)

Page 151 of 291 ends

From: Scott Wolfe
To: Devon DeFazio
Subject: FW: hundred hills school
Date: Friday, June 27, 2025 10:39:32 AM
From: Tracy Roberts
Sent: Tuesday, June 24, 2025 7:32 AM
To: David Silva ; Elysia Lewis ; Hudson Hornick ; John Sanchez Cc: Andrea Keefer ; Scott Wolfe
Subject: hundred hills school
Hello City Council members,
This email is difficult for me to write as I have had to take a turn from supporting the Hundred Hills project to opposing it.

Last night I attended the town hall meeting for Hundred Hills school. I am a Buellton resident who lives on Sycamore Dr, but in district two.

I am also a Waldorf trained teacher, my children have gone and one still goes to the Santa Barbara Waldorf School, In addition, I run a Waldorf inspired preschool and kindergarten here in the valley called Acorn Village Forest School.

I have been involved with Hundred Hills since the founders began their process, going to the meetings and supporting them. The founders met with me when they began and many of my current families have been interested in the school. Ultimately I would love a Waldorf School in the valley as having a school that aligns with my school's philosophy where alumni children could attend would be amazing.

All that being the case, I do not support this school. I say this primarily because of the founders. I have been witness to several inaccuracies that have been stated by them. Even last night, there were at least three blatant lies told to the residents by the founders and their supporters. They talked about all the Buellton residents who came to their initial interest meeting. Most have backed out as 95% were from my school. They talked about tuition being on par with other private schools including Waldorf when they are almost double the Santa Barbara school. They have been dead set against scholarships until residents started complaining and now they have the "heritage scholarship".

At their Saturday events they hold on the Williamson property, they are telling interested families that they will expand to the area below by the river and showing that area off while Public Comment received 6/24/2025 Page 152 of 291
briefly mentioning the grass area where the actual proposed plan is. Last night, I learned that they have a 5-6 year lease and cannot renew, that they will have to leave.

I will not go into all the little things that they have said or done that does not match fact but it all boils down to ultimately they have no background in education of any sort including Waldorf.

They are very good at making everyone in their presence feel like they are on their side even if it means lying. I am concerned about my city getting involved with this project and these people because of the amount of money they have at their disposal which ultimately could cost the city a ton in legal fees.

I am not concerned about the traffic and parking as I would much rather have a school than anything else in that area, but this one frightens me. I hope you will vote no on this project and not get involved, nor make the library and children's museum involved in what is their ultimate goal which is to buy that entire property for their disposal. Even if you say it would not be possible for them to expand, the city and residents do not need the hassle and the founders do not take no for an answer as they speak and operate as if this land is theirs when not face to face with all of you.

Thank you for reading,
Tracy
--
Tracy Roberts
"Listen earnestly to anything your children want to tell you, no matter what. If you don't listen eagerly to the little stuff when they are little, they won't tell you the big stuff when they are big, because to them all of it has always been big stuff." ~Catherine M. Wallace
"You are not managing an inconvenience, you are raising a human being." - Kitti Franz Public Comment received 6/24/2025 Page 153 of 291
From: [email protected]
To: Devon DeFazio
Subject: Re: resident input on proposed "Hundred Hills School" Date: Tuesday, June 24, 2025 8:10:09 AM
475 dairy way
Sent from my iPhone
On Jun 24, 2025, at 8:08 AM, Devon DeFazio <[email protected]> wrote:

Good Morning Brian,
Thank you for your letter. It will be forwarded to the members of the Planning Commission and become part of the public record. May I have your address for the record?
All the best,
Devon DeFazio
City of Buellton
Planning Commission Secretary
Ph: 805-688-7474
Fax: 805-686-1729
[email protected]
<image001.jpg>
From: Brian Sylvia <[email protected]>
Sent: Monday, June 23, 2025 6:26 PM
To: Devon DeFazio <[email protected]>
Subject: resident input on proposed "Hundred Hills School" hello,
I cannot make the public meeting tonight but wanted to voice our concerns around the proposal for the "Hundred Hills School" on the Williamson property (ex).

My concerns are the following:

1. I suggest/believe that the city owned property should be used for something of benefit to a significant portion of the public rather than to (mainly) those that attend said school. Suggestion / alternates include:

Public Comment received 6/24/2025 Page 154 of 291
a. sports fields - the area is in significant need of youth sports facilities. b. an expansion of the park with additional public facilities.

2. I do not believe that a private party should be allowed to make $ from city owned land. If I can assume the private school will pay fair market value for use of the land, this point may by less valid.

3. the additional traffic caused by this private school (business) is not offset by serving community need (as opposed to some public facility)

4. The addition of a private school will pull (those that can afford it) kids from public schools, again, with no/little benefit to the community as a whole. thank you for taking this input.
i can be reached by reply if needed.

Brian Sylvia
Public Comment received 6/24/2025 Page 155 of 291
From: Natasha Liso
To: Planning
Subject: Opposition to Use of Public Property for Private Purposes Date: Wednesday, June 25, 2025 10:23:22 AM
Dear Buellton Planning Department,
I hope this message finds you well. I am writing to express my concern and opposition to the use of public property for private purposes currently being considered by the city for hte Hundred acre school.

As a resident of Buellton, I believe this valuable space should remain open and accessible to the public. Our city lacks adequate family-friendly infrastructure and recreational facilities— something neighboring communities like Solvang have made a priority. We are often left traveling outside of Buellton to access spaces designed for community engagement and outdoor enjoyment.

Instead of transferring public land to private use, I urge the city to focus on what residents are truly asking for—investments in infrastructure that benefit the entire community. Additions such as pickleball courts, water play areas, baseball fields, and other shared recreational spaces would make a significant and positive impact on the quality of life here.

While I am not opposed to the idea of a school in general, the current location does not serve the broader needs of our community. .

Please consider prioritizing long-term public benefit and community use when making your decision. We deserve local spaces that support healthy, active lifestyles for residents of all ages.

Thank you for your time and consideration.

Sincerely,
Natasha Liso
61 VSC, Buellton
Public Comment recieved 6-25-2025 Page 156 of 291
From: Kim Williams
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; council; Planning Subject: Support for Hundred Hills School
Date: Thursday, June 26, 2025 8:46:23 AM
Dear Council Members and Planning Commission,
My name is Kim Willemsen-Williams and I own the home at 224 Dairyland Rd in Buellton, the only property that is directly adjacent to the proposed Hundred Hills School. I attended the Town Hall meeting on June 23rd, and based on the information presented that night, I would like to officially state my support for this project. The plans for parking and traffic mitigation make me comfortable that this project will not negatively impact the value of my property and I support the founder's interest in preserving the legacy of the Willemsen Dairy through their efforts.

Please include this letter in the packet for the review of the Hundred Hills project at the Planning Commission hearing next Thursday, July 3.

Thank You,
Kim Willemsen-Williams
Sent from my iPhone
Public Comment received 6/26/2025 Page 157 of 291
From: Kady Fleckenstein
To: Planning; council
Subject: Opposition to Leasing Public Land to Hundred Hills School Date: Wednesday, June 25, 2025 6:50:33 PM
Dear Council Members and Commissioners,
My name is Kady Fleckenstein, and my husband, our children, and I live on Valley Dairy Road, just down the street from the Buellton Library. I’m writing to express our strong opposition to the proposal allowing the private Hundred Hills School to lease city-owned property next to the library. While I am in support of the school being located in Buellton, I am not in support of it being located at the current proposed site nor on city land.

We have serious concerns about this plan, and I hope you will take the following into consideration as you weigh this decision:

1. Public Land Should Serve the Public
The property in question belongs to the people of Buellton. It should be used for services and resources that are accessible and affordable for all residents. The library, for example, is a city-supported facility that provides free or low-cost services to everyone. In contrast, Hundred Hills is a private, tuition-based school that would serve a small, exclusive group— only about 50 children, from families who can afford approximately $20,000 per year.

A public resource should benefit the broader community—not just a privileged few.

2. Traffic Safety and Neighborhood Impact
Valley Dairy Road was never intended to accommodate the volume of traffic a school generates (even a small one). We live in a quiet, residential neighborhood where children play outdoors and families walk to the park. Introducing twice-daily school pick-ups and drop-offs would mean up to two hundred additional car trips every day (or more).

While the school has suggested traffic enforcement measures—such as penalties for families who use Valley Dairy Road—we all know from current behavior that these would be nearly impossible to enforce. Residents already observe non-local traffic regularly using our street as a shortcut. Simply put, this neighborhood was not designed for this type of use.

Additionally, I do not support painting curbs red or making our street permit-only in order to accommodate a facility that shouldn’t be here in the first place. A gated entry to Valley Dairy Rd would be preferable, though ideally, this project would not move forward at all.

3. No Direct Benefit to Neighbors—Only Downsides
The proposed school offers no direct financial or practical benefit to adjacent homeowners. Instead, we face potential declines in property values, continued increases in traffic, and more noise and disruption—all while Public Comment received 6/26/2025 Page 158 of 291
continuing to pay the same taxes.

There is clear evidence that traffic and proximity to school facilities can reduce nearby home values:
“Three separate real-estate studies show that sustained increases in traffic can significantly decrease residential property values—by around 1% per 100,000 extra vehicles per day, and up to 7–8% if adjacent to a busy street. Additionally, other research found that properties within 500 feet of schools sell for less than those 1,000 feet away, likely due to traffic, noise, and congestion.” These findings underscore the financial risk that a new private school—particularly one that serves a narrow population—would pose to surrounding homeowners (Brinkman, 2019; Wilhelmsson, 2000; Wen, 2020).

4. Light and Noise Pollution
One of the reasons we chose to live in this neighborhood is its peaceful, residential character.

While the library added some activity and lighting, it remains a quiet, respectful facility that serves all residents. A private school, especially one that may expand over time, will bring far more daytime noise, weekend activities, and security lighting—none of which align with the area’s intended use or appeal.

Importantly, even though the proposed lease to Hundred Hills School is currently framed as temporary (five years), it sets a precedent. Once a school is established on public land, future extensions, expansions, and similar proposals become more likely. That could mean a sustained and increasing level of traffic, noise, and light pollution—well beyond what was originally promised or expected by residents.

With more people now working from home, these kinds of disturbances aren’t just inconvenient—they have a direct impact on our daily lives, ability to work, and overall wellbeing.

5. Better, Inclusive Uses for This Land
At the June 23, 2025 Town Hall meeting, residents learned about the Surplus Land Act and the city’s options for undeveloped land. It was made clear that the land can be developed by the city, sold to qualified developers, or leased to nonprofits whose missions align with community needs.

Many residents shared thoughtful ideas that would serve all Buellton residents—not just a select few. These included:

A community center and/or event space
Sports fields or park extensions
A co-working space
A community garden
Expanded space for Buellton Recreation programs
Public Comment received 6/26/2025 Page 159 of 291
All of these alternatives would add value, meet real needs, and reflect the inclusive spirit of our town. I support the City of Buellton in funding projects such as these. These types of initiatives promote equity, foster community connection, and ensure that public land continues to serve the public good.

In Summary:

Hundred Hills is a private, exclusive school that offers no broad public benefit while imposing significant burdens on its neighbors. Leasing our public land to this school would limit future opportunities for more equitable and inclusive use.

We respectfully urge the City Council and Planning Commission to reject this proposal. Please keep this land open for projects that serve the entire Buellton community.

Note about this email: I will be sharing my letter with other residents I know so that those who agree with my concerns or share my sentiment can reach out to you with ease. It isn't easy for full-time working individuals and parents to take the time to reach out. We know this is a bit of a problem in Buellton as far as resident engagement with the city government. If you do receive a copy of this letter from others, please take those letters seriously as just because they are a copy of what I wrote, their opinion still matters. They may also edit it to add slight changes. I truly appreciate you taking the time to read my letter today.

Sincerely,
Kady Fleckenstein
259 Valley Dairy Rd
Buellton, CA 93427
Public Comment received 6/26/2025 Page 160 of 291
From: Tammy Westwood
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Support for the Establishment of Hundred Hills Waldorf School in Buellton Date: Thursday, June 26, 2025 1:12:23 PM
Attachments: Outlook-dti3o1zh.png
Dear Mayor Silva, Council Members, and Planning Commissioners, I am writing to express my full support for the establishment of the Hundred Hills Waldorf School in Buellton.

As a resident of Valley Dairy Road, I attended the Town Hall on June 23 and left feeling informed and confident about the proposed traffic and parking plans. I am comfortable with the school being located in my neighborhood and believe it will be a valuable addition to our community.

In my role as Executive Director of Solvang Friendship House, a nonprofit memory-care community serving families throughout the Santa Ynez Valley and beyond, I see daily the importance of strong, mission-driven organizations that contribute to our community’s overall well-being—across all generations. Education is a critical part of that equation.

Buellton Unified School District currently has only one elementary school to serve our growing population base and no school choice. The addition of a small, community-based Waldorf school would offer families an important alternative—one that focuses on wholechild development, creativity, and individualized learning. A second school would also help balance enrollment demands and better serve families on both sides of Highway 246.

As our community continues to grow, so does the need for diverse educational models that reflect the values and needs of our families. A Waldorf school in Buellton would not only meet this need, but would also enrich the cultural and educational landscape of our city and the greater Santa Ynez Valley.

I respectfully urge you to support this initiative and help bring this important vision to life for our community.

Sincerely,
Tammy Westwood
Executive Director, Solvang Friendship House
Resident, Valley Dairy Road, Buellton
Public Comment received 6/26/2025 Page 161 of 291
From: Doug Hartwig
To: Planning
Subject: Fwd: Hundred Hills School
Date: Thursday, June 26, 2025 10:06:53 AM
City of Buellton - Planning Commission:

Please include my below email to the city council as part of the planning "package" for the Hundred Hills School project.

If you have any questions or need additional information, please let me know.

Doug Hartwig
233 Valley Dairy Rd
760-521-4153
---------- Forwarded message ---------
From: Doug Hartwig <[email protected]>
Date: Tue, Jun 24, 2025 at 7:26 AM
Subject: Hundred Hills School
To: David Silva <[email protected]>, <[email protected]>, <[email protected]>, <[email protected]>
David and city council,
I attended the meeting last night at the library with the city manager and the folks from Hundred Hills School. My questions were well answered (amongst the pitchforks and torches - rough crowd!) and I support the project moving forward.

Please let me know if you have any questions.

Doug
233 Valley Dairy Road
--
Dr. Doug Hartwig, D.A.O.M., L.Ac.
--
Dr. Doug Hartwig, D.A.O.M., L.Ac.

Public Comment received 6/26/2025 Page 162 of 291
Kelly Mahan Herrick
PO Box 814
Buellton CA 93427
June 25, 2025
Buellton Planning Commission
Buellton City Council
Dear Chair Reese, Mayor Silva, Vice Mayor Lewis, Commissioners and Councilmembers, As a resident of Buellton, I'm expressing my support of the Hundred Hills School project proposed for a portion of the Willemsen property on Dairyland Drive. I encourage thoughtful proposals of this size and type to enhance the cultural fabric of our neighborhood and community, regardless of who in the community a project of this sort may benefit. After attending the standing-room-only meeting to discuss the project on June 23rd, it is clear that some neighbors feel that because the school is private and not open to the general public, that somehow it will not benefit the entire community. I disagree with that sentiment. Whether the project benefits a small number of children/families, or a different demographic, I encourage projects of this sort to add to the appeal of our diverse community. I would feel the same way if the proposal benefited –for example– the senior population; even though it would not benefit me directly, I would still be supportive of it because it enhances the community as a whole.

Buellton is a community in transition, and it behooves all of us to support and encourage thoughtful, intentional projects that enhance the value of our neighborhoods and community.

As the founder of the Santa Ynez Valley Moms page on Facebook, which now has over 1,000 active members, I can confidently share that many families in Buellton and the valley are struggling with options for preschool and elementary school. Offering another option is both welcome and necessary in our changing demographic of residents, which now includes more young families. As a parent of a child attending Zaca Center Preschool, currently the only standalone preschool in Buellton, I often hear parents lament to me that they tried to get into the coveted school, but the waitlist is years' long. This is unacceptable, and causes a burden to working parents who need a quality program for their 2-4 year-olds. This impaction is only going to increase more as 137 newly-built rentals are inhabited within the Buellton Union School District boundaries. Data on the demographics of those units (i.e. whether there are children in the home or not) are not yet available, but it's only reasonable to think that with 101 of these units being 2-bedroom or 3-bedroom, that there will be children inhabiting a good portion of these rentals, thereby attending our local public schools.

As a Realtor specializing in sales in Buellton, I can confidently say that this project will not decrease property values in the Meadow Ridge neighborhood. What does decrease property values are traffic and parking issues, which I believe will be mitigated in the conditions attached to this project. I encourage the Planning Commission to work with the neighboring residents to possibly add a red curb at the end of Dairyland, and/or add speed bumps on Sycamore Public Comment received 6/26/2025 Page 163 of 291
Drive to slow speeds down, and perhaps require these mitigation measures as a condition of the project approval. I also encourage the Commission to add a condition that requires an annual review of the parking and traffic situation, giving nearby residents the opportunity to voice their concern and experience with the day-to-day drop off and pick up situation. The project, at its peak, will serve 50 kids, and significantly fewer than that the first four years. This is roughly the same number of children at Zaca Center Preschool, which is also embedded in a residential community, and is a positive addition to that neighborhood. The Waldorf brand and name is highly sought after, and I believe that the school has the potential to increase the allure of the Meadow Ridge neighborhood and Buellton in general. As a professional intimately familiar with third party appraisals, I have never seen the proximity to a school used as a factor in determining property value. Conversely, I have first-hand experience of other projects, such as those designed to fulfill RHNA numbers, as having a negative effect on property values. An example of this is right here in Buellton, where property values in Vineyard Village, which is sandwiched between two new, low-income housing developments, has seen a 2-8% drop in property values since before the new housing developments were built. I fear that if the Hundred Hills project – or another project – does not get erected on the .68 acre property, the property will be subject to the Surplus Land Act, and may be developed with additional affordable housing, which can and will serve to degrade the values in Meadow Ridge.

As a Buellton homeowner who lives less than 50 ft from a school with 360 students, I can easily say that traffic is not a problem near Oak Valley, and even less of a "problem" is the sound of little kids playing on the playground at recess and lunch. Several older residents at the town hall meeting voiced their pleasure at having children nearby, noting that the sound of kids playing and laughing is a welcome addition to the neighborhood.

I applaud the founders of Hundred Hills School for stepping up to make this school a community asset and yet another reason to love living in Buellton. I will continue to champion for new, innovative project proposals that will enhance the community and make Buellton an appealing place to work and live for decades to come. Unless and until another proposal is made for this parcel, this is the best option we have at this time to avoid the pitfalls of the Surplus Land Act for at least another 5 years.

In full transparency, I feel it is important to note that I do not plan on sending my daughter to Hundred Hills School. I'm in support of this project not because it will benefit me or my family, but because it will benefit the community at large.

With appreciation and gratitude,
Kelly Mahan Herrick
805.208.1451
Public Comment received 6/26/2025 Page 164 of 291
From: Len Fleckenstein
To: David Silva; Hudson Hornick; John; Elysia Lewis
Cc: Linda Reid; Andrea Keefer; Scott Wolfe; Devon DeFazio Subject: Hundred Hills School Proposal
Date: Thursday, June 26, 2025 3:54:54 PM
To Buellton City Council:

The proposed project for Hundred Hills School raises significant policy issues which the Planning Commission! may consider to be outside its purview. Therefore, the City Council needs to address these policy issues even! before considering the project’s impacts on the adjacent neighborhood. More specifically:

1. The Council should require public land to be used for a public purpose. The proposed site is public land, and it should not be used for a private school. A private school should be built on privately owned land.

2. The Council should undertake a process in collaboration with City residents to identify residents’ preferred public uses for the site. The project applicants are not City of Buellton residents or City taxpayers; and their proposed school doesn’t address the priorities of City residents.

3. The Council should require projects on public land to be inclusive, i.e., to provide direct benefits to a broad range and/or large number of City residents, or at least to a priority! subset of residents such as needy senior citizens and Buellton USD students. a. The proposed project would not be used by a broad range of residents. This fact is in sharp contrast to the range of City residents served by other leased properties such as the SYV Botanic Garden, the dog park, the library, and even the Children’s Museum.
b. The proposed project would be used for an exclusive purpose which at best would serve very few Buellton residents. The class sizes are very small (up to about only 10 students), and many or most students could come from outside Buellton, so the number of actual City of Buellton residents who would benefit is extremely small. An exclusive private school on City property would be an insult to the students in Buellton’s public schools. c. The school is too expensive for the average City of Buellton family with school age children. The proposed school would serve a relatively wealthy clientele, with the cost of Hundred Hills’ lowest grades being over $20,000 per year, which is $1,000 per month higher than at Zaca Preschool in Buellton.

I urge the City Council to oppose the proposed project as soon as possible in order to avoid further acrimony and wasting the time of the project applicants, residents, City staff, and the Planning Commission.

Sincerely,
Len Fleckenstein
Valley Dairy Rd., Buellton, CA
June 26, 2025
Public Comment received 6/26/2025 Page 165 of 291
From: Jessica Hyldahl
To: Scott Wolfe; David Silva; [email protected]; Hudson Hornick; John; Planning Cc: Whitney Stevenson
Subject: Support of Hundred Hill School
Date: Thursday, June 26, 2025 3:15:15 PM
June 26, 2025
Buellton City Council and Planning Commission
Dear Members of the City Council and Planning Commission, As a parent in the Santa Ynez Valley with a child who is eager, kind, curious, and full of imagination, I am writing to express my wholehearted support for the establishment of Hundred Hills School, our region’s first Waldorf-inspired school.

My family has been searching for an educational environment that blends academic excellence with artistic creativity, hands-on learning, and an appreciation for the natural world. Waldorf education—such as that proposed at Hundred Hills—embraces a developmentally tailored curriculum that integrates visual arts, music, nature awareness, and meaningful connection.

This holistic approach resonates deeply with my values and aspirations for my child’s upbringing.

Today’s education landscape is marked by heavy emphasis on standardized testing and screendriven instruction, as a family that limits screen time at home, there are zero options in the valley that mirror this approach. In contrast, Hundred Hills School offers a balanced alternative that meets the needs of the whole child—nurturing intellectual growth, emotional intelligence, physical vitality, and a lifelong enthusiasm for learning.

Having Hundred Hills in our community would:

Provide families with a nurturing, creative, and child-centered educational choice.

Strengthen our community’s cultural and creative life, attracting families and educators who value Waldorf’s integrated approach.

Foster deep connections to nature, local arts, and community—values that echo the character of the Santa Ynez Valley.

I respectfully urge the City Council to support Hundred Hills School by providing assistance with zoning processes, timely permitting, and any facilitation needed for facilities planning.

Your support would not only enable Hundred Hills School to flourish—it would send a message that our community is committed to innovative and compassionate education.

Thank you for considering my perspective as a parent. I hope to see Hundred Hills School welcoming children into a rich, imaginative, and grounded educational environment here in our valley.

With gratitude and hope,
Public Comment received 6/26/2025 Page 166 of 291
Jessica Hyldahl
Parent of Enzo Hyldahl, age 5, Kindergarten at The Family School Public Comment received 6/26/2025 Page 167 of 291
From: Pamela Blood
To: Planning
Subject: Opposition for use of public property for private purposes Date: Thursday, June 26, 2025 6:32:24 PM
Dear Buellton Planning Department,
I hope this message reaches you well. I am writing to share my concern and opposition regarding the potential use of public land for private purposes currently being considered for the Hundred Acre School project.

As a Buellton resident, I strongly believe this land is a valuable community asset that should remain open and accessible for public use. Our city already faces a shortage of family-friendly spaces and recreational amenities—areas where nearby communities like Solvang have made significant strides. Too often, Buellton families find themselves traveling elsewhere to find suitable places for outdoor activities and community gatherings.

Rather than repurposing public land for private development, I urge the city to prioritize enhancements that reflect the needs and voices of residents. Features such as pickleball courts, splash pads, baseball diamonds, and other shared-use facilities would provide long-lasting benefits and help foster a more connected, active community.

While I support educational development, I do not believe this particular site is the best location for a school. It does not align with the broader, long-term interests of the community.

I respectfully ask that you consider preserving this land for public use and invest in amenities that serve all residents, now and in the future. Our community deserves accessible spaces that encourage wellness, connection, and recreation for all ages.

Thank you for your time and thoughtful consideration.

Thank you,
Pamela Andrade
Sent from my iPhone
Public Comment received 6/27/2025 Page 168 of 291
From: Vivian Engel <[email protected]>
Date: Fri, Jun 27, 2025 at 1:39 PM
Subject: Waldorf proposal
To: David Silva Buellton Vice Mayor <[email protected]>, Elysia Lewis <[email protected]>, <[email protected]>, <[email protected]> Dear Members of the Council,
Having attended the town hall meeting about this topic, I would like to lend my support to the proposal for leasing the land area next to the Buellton Library to the school folks.

As I said in the meeting, I feel the limited 5 year lease would give the City an opportunity to further study in that time period what might be other uses of the property and take the property itself out of the target of Builders' Remedy developers. A number of years ago now, I met with several hundred other Buellton residents at Oak Park Elementary where we had discussions of our "vision" for Buellton. I was not able to keep up with any follow-up of that visioning, but I see little result from my memory of the process. We could have a second chance at a visioning process for this property at least within a 5 year timeline.

Like others, I have several ideas for usage of the land and would love to hear from others.

What is most important to me is that we keep our options open. Please consider this lease for now.

Respectfully,
Vivian Engel
573 Tamarind Lane
(805) 268-0985
PS: I am a member of Friends of the Library and absolutely love that location and service.

Public Comment received 6/27/2025 Page 169 of 291
From: Risa Angell
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; council; Planning Subject: Please include this letter in the packet for the review of the Hundred Hills project at the Planning Commission hearing next Thursday, July 3
Date: Saturday, June 28, 2025 10:13:15 PM
Dear Mayor Silva, City Council Members, and Planning commission.

I hope this letter finds you well. Please include this letter in the packet for the review of the Hundred Hills project at the Planning Commission hearing next Thursday, July 3.

My name is Risa Angell, and I am a local mom to 3 children, about to be 3, 5 & 8 years old. My husband and I own a small business and moved to the Riverview park neighborhood 2 years ago.

I grew up in Santa Barbara and watched it grow at a rapid and honestly, alarming rate. When I was little, I could ride my bike around the neighborhood and play at my elementary school on the weekends. I want that kind of freedom and safety for my kids too.

That’s one reason I wholeheartedly support the Hundred Hills School. This isn’t just any school—it’s a safe, thoughtful, nurturing environment grounded in values that reflect what so many of us long for: connection, creativity, and community.

Concerns about traffic and noise are understandable—but they can and will be mitigated. As I attended the town hall meeting last Monday, I felt that Sundeep and Whitney clearly explained the perimeters of the school and how drop off/pick up will go down Sycamore Dr and into the new planned parking lot. They also informed us of the ways they plan to encourage and if need be enforce using the lot with their designated spots so that there will be no neighborhood traffic on Meadow View Dr.

I think most of us residents have become weary to the idea of more traffic in our neighborhood as the parking lot is not yet completed so there has been a noticeable increase in current traffic from the library and Children’s Museum events. As a resident of the neighborhood I’m not concerned about a small school that will park down below but rather to see how the library and Children’s museum can help support its attendees in using the newly planned parking lot once its opened.

It’s also worth noting that Buellton is already growing. If we don’t support thoughtful, intentional projects like this one, we may risk losing out on what we’d like to see being built here—and schools like this are part of what makes a town livable and family-friendly. As well as opening another option rather than Oak Valley, Vista or other nearby or private schools in the valley.

We currently homeschool our nearly 8 year old daughter, however I would love an option such as this Waldorf school for my two youngest and our daughter in the future. I've spoken with my bible study group, as well as receiving feedback from a few other neighborhood moms and friends facing the year long Zaca preschool waitlist or looking for alternatives to Oak Valley for elementary school. We also love the idea of community events. We've attended several at the Waldorf school in Goleta and truly value the framework behind this type of school, especially the increased outdoor time and lack of screen time.

Which many of us parents can relate to that it's becoming more of an issue with our kids being on screens and technology too much! Not to mention the intentionally planned organic, local offering for snack and lunch, which in my opinion every child could benefit from.

By supporting this school, what we gain in return is something so much more valuable: a generation of kids who are grounded, cared for, and engaged with the world around them. That matters. And with the framework surrounding the school it’s offering this opportunity to any child with their generous offer of scholarships. Which even our family would appreciate and I'm sure many others would as well.

We should be asking: what kind of future do we want for our children and our town? For me, the answer includes places like this school.

Thank you so much for your time.

Warm regards,
Risa Angell
Public Comment received 6/30/2025 Page 170 of 291
From: Amy Small
To: Planning; David Silva; Scott Wolfe; Planning Commission; Devon DeFazio Cc: Shannon Reese; Brian Campbell; Kasey Kump; Marcilo Sarquilla; Cara Miralles; Andrea Keefer; Elysia Lewis; Hudson Hornick; John
Subject: Requesting Urgent Review of Resolution No 25-27 for a private School on Dairyland Rd.

Date: Monday, June 30, 2025 5:20:57 PM
To the Planning Commission, Buellton City Council members, City Manager, and Buellton mayor, Mr. Da Silva, I respectfully request you acknowledge receipt of this email and include it in the official record of the July 3 meeting of the Planning Commission regarding this project.

In response to Resolution No. 25-07 - “A Resolution of the Planning Commission of the City of Buellton, California, Approving a Conditional Use Permit (25-CUP-01) to Establish a Private Elementary Educational Facility, Located at 202, 208, 212 and 218 Dairyland Road":

As a local resident who found out about the proposed Hundred Hills School on Monday, June 23, I am registering my opposition. This proposal will negatively impact our neighborhood visually, and also in terms of noise and vehicle traffic.The permitted number of up to 50 students will add an enormous amount of new vehicle traffic onto our streets on a Mon-Fri basis for 180 days out of the year. This could be upwards of 240 entries and exits per day into one small neighborhood. We can see no net benefit to our neighborhood from occupying this green expanse in front of our public library, a space that belongs to all.

Neighbors have finally become vaguely aware of this project, and the consensus is growing that it will not be an improvement or a proper use of public property. There is a growing group of concerned residents and property owners who are asking for transparency, accountability, and also stewardship of public resources.

More of my specific reasons appear below:

1.You are essentially rezoning this green area, a parcel owned by the City of Buellton, into a commercial purpose property, when this was always a residential property, and only in the last few years of City ownership, a community service use property with the eventual Public Library and the Santa Ynez Valley Children’s Museum. To house a private school on this property is not within the set purposes of this public property.

2.The traffic impact of this proposed school is unacceptable for our neighborhood, which has already been experiencing steady increases in traffic into our Riverview Park for the many events hosted there (some by the City). The allowed number of 50 pupils at this school would mean a possible increase of at least 60 vehicles in both the morning and afternoons (pupils, staff, vendors). These additional 240 entries/exits will become a Monday-Friday increase, which is not the occasional event, but steady worsening of our noise and traffic levels all around. In fact, everyone who uses the River View Park or Botanic Garden would also be affected by such traffic volume.

3.The visual impact or “pollution” of the proposed 88-inch high yurts (with air conditioning units on them), their paving, evening lighting, and complete fencing surrounding the yurts is unacceptable, as it robs Buellton residents of the open view of greenery (grass, trees), barn, and mountains. These are the same Buellton residents who have enjoyed these areas and views up until this point (and for many, since the residential subdivision was built in the 1990s!). In fact, the proposed school will become an eyesore of overcrowded structures and fences, and destroy the entire layout of this property. I should repeat that this is a public property, and thus, belongs to all, not to a private group.

4.There is no guarantee that this lease for the Hundred Hills/Waldorf School will not result in even more social or educational events crowding out and burdening our Buellton Public Library, public Riverview Park, and public Botanic Garden, giving them privileged access to public resources simply by virtue of their lease. Authorizing up to 50 students at this school means an eventual drain on such services, and essentially Public Comment received 7/1/2025 Page 171 of 291
that the school is buying up public services for private use.

5.The excuse of the impending threat of California's Surplus Land Act (SLA) is disingenuous and just a distraction. What surplus? This parcel has already been exploited for public use and “benefit” or community well-being by applying our tax dollars to the Buellton Public Library housed on it, not to mention the Santa Ynez Valley Children's Museum. To assume that a green expanse of open landscaping must be exploited somehow is absurd.

6.This area (the former Willemsen Property grounds, Dairyland Rd, Buellton), was never zoned for a school of any kind, and to add one, whether public or private, for-profit or non-profit, is clearly in violation of our rights as residents and/or property owners. We expect our local city council representatives to represent us and our priorities, as the local tax-paying and voting residents of Buellton, not an incoming business in a non-commercial zone.

7. Finally, the fact that the “Hundred Hills School” has already posted on their website the plans and layout of their “Buellton campus” when the majority of Buellton residents had no public notice of this and while it is still pending approval, is quite disturbing on many levels. The initial project was submitted to the City of Buellton in March of this year, and yet no public meetings were scheduled until the end of June! Moreover, holding the vote on July 3, a date that is mostly a vacation time for families and residents in Buellton, is also highly suspect.
,
In closing, if what our city council and mayor wish to do is erode public trust in local government, you will ignore the concerns and complaints of your voters, and you will violate this trust by approving such a project. No one is against schools, school children, or the Waldorf method, but this is not the appropriate location for it.

Very sincerely,
Amy Small
Buellton resident who will be attending the July 3 meeting Public Comment received 7/1/2025 Page 172 of 291
From: Robert & Jessica Goddard
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Hundred Hills: Consideration Letter
Date: Sunday, June 29, 2025 8:06:50 AM
Dear Planning Commission and City Council,
As a mother of a 2.5-year-old and a newborn, and a resident of the Riverview neighborhood just a few houses down from the site of the new Hundred Hills Waldorf School, I want to share my strong support for this thoughtful addition to our community. I grew up in Buellton, graduated from Santa Ynez High School, and recently returned from Hawaii to raise our family here—so having a school rooted in Waldorf principles within walking distance is something we deeply value.

I believe the Waldorf approach offers a truly meaningful foundation for children, nurturing the whole child—head, heart, and hands. In a time when so much of education is fast-paced and screen-focused, I appreciate how Waldorf emphasizes creativity, connection to nature, and social-emotional development. It’s a thoughtful, well-rounded option that supports childhood in a way that feels both grounded and inspiring.

Having Hundred Hills in Buellton provides not only a much-needed educational choice for local families, but also enhances the sense of community that makes this town so special. I’m genuinely excited for the possibility of my children growing up with access to a school that aligns so closely with our values and vision for childhood.

Sincerely,
Jessica Goddard
267 Valley Dairy Rd. Buellton, Ca
Public Comment received 6/29/2025 Page 173 of 291
From: Matt Niblett
To: Shannon Reese; Planning
Cc: Kasey Kump
Subject: Hundred Hills School and Planning Commission Meeting July 3 Date: Tuesday, July 1, 2025 12:18:38 PM
Dear Chairman Reese, Commissioner Kump, & Buellton Planning Department; I hope this letter finds you well. I am writing to express my concerns regarding the proposed school site by the city library, as I am unable to attend the meeting on July 3 and would like to weigh in on this matter. As a resident of Buellton, in Commissioner Kumps district, I believe it is important to voice my opposition to the Hundred Hills School project at this location for several reasons:

1. Aesthetic and Maintenance Concerns: The yurts proposed for the school site do not fit the city’s "country" aesthetic, particularly at the proposed site. Additionally, the maintenance of these yurts is likely to become costly when they are handed back to the city. Furthermore, the functional use of the space is limited; many desks are rectangular and yurts have a circular footprint. Efficient use of this space will be very limited.

2. Alternative Use of Space: I strongly believe that a public open space, park, or other public beneficial use would be better suited to this area. This would provide a recreational area for the community and preserve the character of our neighborhood.

This space has been used by neighbors as park space for many years, prior to being officially acquired by the city.

3. Traffic and Parking Issues: The proposed school site will inevitably increase traffic and exacerbate parking issues. We have already experienced these problems with the opening of the library, and adding a school will only worsen the situation, especially with drop-offs in adjoining side streets not visible by the school. The suggestion that the school will levy fees and dismiss students, as advocated at the meeting, was quite poor and does not adequately address this concern.

4. VERY POOR NOTICING and PUBLIC OUTREACH in GENERAL: The noticing for this project has been very poor. We received both a red-line painting notice for the library, and this proposed development notice only three days before the meeting, which prevented us from attending the red-line painting session. This lack of adequate noticing is very concerning and suggests that good noticing practices are not being followed or that public discussion is wanted by the city.

5. Impartiality of the Approval Process: During the meeting, the applicants repeatedly directed questions to Scott Wolfe that the applicants should have been able to answer themselves. This gave the impression that the city's approval was already guaranteed and that the meeting was merely a formality in the process before approval. This is very disheartening and raises concerns about the impartiality of city management and the commission. It creates the perception that those with financial means can easily get what they want in Buellton.

I urge you to consider these points and take action to address the community's concerns. I look forward to your response and hope that you will take our concerns seriously.

Thank you for your attention to this matter.

Sincerely,
Dr. Matthew R. Niblett
--
Public Comment received 7/1/2025 Page 174 of 291
Dr. Matthew R. Niblett
230 Ranch Rd
Buellton, CA 93427
Ph: (209) 480-0465
[email protected]
Public Comment received 7/1/2025 Page 175 of 291
From: Lacey McCrigler
To: Planning
Subject: Fwd: Concerns regarding Hundred Hills School
Date: Tuesday, July 1, 2025 12:38:59 PM
---------- Forwarded message ---------
From: Lacey McCrigler <[email protected]>
Date: Tue, Jul 1, 2025 at 12:35 PM
Subject: Concerns regarding Hundred Hills School
To: <[email protected]>, <[email protected]> CC: <[email protected]>, <[email protected]>, Kasey Kump <[email protected]>
Dear Councilmen and Buellton Planning department,
I am writing regarding the proposed school to be built near the library. I am a mom of three small kiddos (6,3, and 9 months), a teacher in Goleta, and live on Ranch Road in Buellton.

This project directly affects my family and I.

I have been chatting with many of our neighbors and overall we are not happy to see this school go in. As a teacher I usually love to see schools being developed and expanded, especially schools that allow for a variety of learning experiences. However, I truly believe the space by the library is not the right location for this school.

It’s not that large of a space and upon looking at the plans- honestly I thought- “wow, that’s ugly” and “Is that really big enough to house a school for 30-50 kids? Unlikely!? At least not if you are doing it well.” It’s so sad to see fences go up in that space that feels so much like a community space (even though I understand it’s not technically designated as community space- yet). The yurts do NOT fit the style of our neighborhood or community. There’s the whole other issue of traffic on our roads which was so poorly addressed at the last meeting.

We have already seen more cars coming and going due to the library. I want to keep our streets safe for our kids to be outside playing in the neighborhoods, riding bikes, using the library and outdoor children’s museum etc.

Also, I’m concerned by how quickly this is being pushed through. I heard the goal is to have the school up and running by September?! There is an old proverb that says if something is worth doing, do it right. I truly believe the city should slow this down, get more input from the community, consider other opptions, and make sure that if we are going to do this we do it well and right. Which would actually benefit everyone.

The talk around the neighborhood right now is that big money gets things pushed through city council. Especially since the city council didn’t show up to the last meeting to even hear our concerns. This may not be true, but it’s what I’ve heard. Is this really how we want our city to be thought of? I would like to think better of Buellton.

This school will benefit a select few wealthy kids. Not the community as a whole, the buildings do not fit the style of our community, space is not adequate, and traffic would be an Public Comment received 7/1/2025 Page 176 of 291
issue. Are there actually those in our community in favor of this school that are NOT directly involved in the school? A Woldorf school in our community would be a great addition, but there must be a better site. Please take the appropriate time to hear our concerns and think this through.

Thank you for serving our community.

Blessings,
Lacey
Public Comment received 7/1/2025 Page 177 of 291
From: Robert & Jessica Goddard
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Hundred Hills: Consideration Letter
Date: Sunday, June 29, 2025 8:06:50 AM
Dear Planning Commission and City Council,
As a mother of a 2.5-year-old and a newborn, and a resident of the Riverview neighborhood just a few houses down from the site of the new Hundred Hills Waldorf School, I want to share my strong support for this thoughtful addition to our community. I grew up in Buellton, graduated from Santa Ynez High School, and recently returned from Hawaii to raise our family here—so having a school rooted in Waldorf principles within walking distance is something we deeply value.

Sincerely,
Jessica Goddard
267 Valley Dairy Rd. Buellton, Ca
Public Comment received 6/29/2025 Page 178 of 291
From: Vivian Engel <[email protected]>
Date: Fri, Jun 27, 2025 at 1:39 PM
Subject: Waldorf proposal
To: David Silva Buellton Vice Mayor <[email protected]>, Elysia Lewis <[email protected]>, <[email protected]>, <[email protected]> Dear Members of the Council,
Having attended the town hall meeting about this topic, I would like to lend my support to the proposal for leasing the land area next to the Buellton Library to the school folks.

Like others, I have several ideas for usage of the land and would love to hear from others.

What is most important to me is that we keep our options open. Please consider this lease for now.

Respectfully,
Vivian Engel
573 Tamarind Lane
(805) 268-0985
PS: I am a member of Friends of the Library and absolutely love that location and service.

Public Comment received 6/27/2025 Page 179 of 291
From: Risa Angell
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; council; Planning Subject: Please include this letter in the packet for the review of the Hundred Hills project at the Planning Commission hearing next Thursday, July 3
Date: Saturday, June 28, 2025 10:13:15 PM
Dear Mayor Silva, City Council Members, and Planning commission.

I hope this letter finds you well. Please include this letter in the packet for the review of the Hundred Hills project at the Planning Commission hearing next Thursday, July 3.

My name is Risa Angell, and I am a local mom to 3 children, about to be 3, 5 & 8 years old. My husband and I own a small business and moved to the Riverview park neighborhood 2 years ago.

We should be asking: what kind of future do we want for our children and our town? For me, the answer includes places like this school.

Thank you so much for your time.

Warm regards,
Risa Angell
Public Comment received 6/30/2025 Page 180 of 291
From: Lacey McCrigler
To: Planning
Subject: Fwd: Concerns regarding Hundred Hills School
Date: Tuesday, July 1, 2025 12:38:59 PM
---------- Forwarded message ---------
From: Lacey McCrigler <[email protected]>
Date: Tue, Jul 1, 2025 at 12:35 PM
Subject: Concerns regarding Hundred Hills School
To: <[email protected]>, <[email protected]> CC: <[email protected]>, <[email protected]>, Kasey Kump <[email protected]>
Dear Councilmen and Buellton Planning department,
I am writing regarding the proposed school to be built near the library. I am a mom of three small kiddos (6,3, and 9 months), a teacher in Goleta, and live on Ranch Road in Buellton.

This project directly affects my family and I.

This school will benefit a select few wealthy kids. Not the community as a whole, the buildings do not fit the style of our community, space is not adequate, and traffic would be an Public Comment received 7/1/2025 Page 181 of 291
issue. Are there actually those in our community in favor of this school that are NOT directly involved in the school? A Woldorf school in our community would be a great addition, but there must be a better site. Please take the appropriate time to hear our concerns and think this through.

Thank you for serving our community.

Blessings,
Lacey
Public Comment received 7/1/2025 Page 182 of 291
From: Matt Niblett
To: Shannon Reese; Planning
Cc: Kasey Kump
Subject: Hundred Hills School and Planning Commission Meeting July 3 Date: Tuesday, July 1, 2025 12:18:38 PM
Dear Chairman Reese, Commissioner Kump, & Buellton Planning Department; I hope this letter finds you well. I am writing to express my concerns regarding the proposed school site by the city library, as I am unable to attend the meeting on July 3 and would like to weigh in on this matter. As a resident of Buellton, in Commissioner Kumps district, I believe it is important to voice my opposition to the Hundred Hills School project at this location for several reasons:

This space has been used by neighbors as park space for many years, prior to being officially acquired by the city.

I urge you to consider these points and take action to address the community's concerns. I look forward to your response and hope that you will take our concerns seriously.

Thank you for your attention to this matter.

Sincerely,
Dr. Matthew R. Niblett
--
Public Comment received 7/1/2025 Page 183 of 291
Dr. Matthew R. Niblett
230 Ranch Rd
Buellton, CA 93427
Ph: (209) 480-0465
[email protected]
Public Comment received 7/1/2025 Page 184 of 291
From: Amy Small
To: Planning; David Silva; Scott Wolfe; Planning Commission; Devon DeFazio Cc: Shannon Reese; Brian Campbell; Kasey Kump; Marcilo Sarquilla; Cara Miralles; Andrea Keefer; Elysia Lewis; Hudson Hornick; John
Subject: Requesting Urgent Review of Resolution No 25-27 for a private School on Dairyland Rd.

More of my specific reasons appear below:

4.There is no guarantee that this lease for the Hundred Hills/Waldorf School will not result in even more social or educational events crowding out and burdening our Buellton Public Library, public Riverview Park, and public Botanic Garden, giving them privileged access to public resources simply by virtue of their lease. Authorizing up to 50 students at this school means an eventual drain on such services, and essentially Public Comment received 7/1/2025 Page 185 of 291
that the school is buying up public services for private use.

Very sincerely,
Amy Small
Buellton resident who will be attending the July 3 meeting Public Comment received 7/1/2025 Page 186 of 291
From: Pam <[email protected]>
Sent: Thursday, June 26, 2025 2:50 PM
To: Scott Wolfe <[email protected]>; David Silva <[email protected]>; Elysia Lewis <[email protected]>; Hudson Hornick <[email protected]>; [email protected]; Planning Commission <[email protected]>; John <[email protected]>
Subject: Hundred Hills School
Dear Members of the City Council and Planning Commission, As the CEO of SYV Community Outreach and a long-time Buellton resident, I am writing to express my wholehearted support for the establishment of Hundred Hills School on the Willemsen Dairy in Buellton.

As a mother of five who shuttled kids all over the valley and even to Santa Maria at one point, I wish there would have been an option like this to serve my family when my children were young. Additionally, at an equivalent cost of $100 per day for Preschool and Kindergarten with snacks and lunch included, the tuition is very reasonable relative to what my children currently spend for local childcare for my grandchildren.

We cannot miss opportunities like this to utilize our public resources to enrich the greater good and the culture of our community. This school in the location represents an exciting and deeply meaningful opportunity for our community-one that aligns with both the values and the future we envision for our children.

This proposed school would not only serve local children but also strengthen our community as a whole. It would bring skilled educators and engaged families to our town, support local businesses, and offer meaningful opportunities for collaboration and cultural enrichment. Its emphasis on nature-based learning and a slower, developmentally appropriate pace of childhood also resonates beautifully with the character and landscape of the Santa Ynez Valley.

Please include this letter in the packet for the review of the Hundred Hills project at the Planning Commission hearing next Thursday, July 3.

Warmly,
Pam Gnekow
Public Comment received 7/1/2025 Page 187 of 291
Public Comment received 7/1/2025 Page 188 of 291
From: Scott Wolfe
To: Devon DeFazio
Subject:

Date:

FW: Hundred Hills School Project Buellton
Tuesday, July 1, 2025 3:50:00 PM
From: [email protected] <[email protected]>
Sent: Tuesday, July 1, 2025 2:54 PM
To: Scott Wolfe <[email protected]>; David Silva <[email protected]>; Elysia Lewis <[email protected]>; Hudson Hornick <[email protected]>; John <[email protected]>
Subject: Hundred Hills School Project Buellton
Dear City Manager Mr. Scott Wolfe, Mr. Mayor David Silva, Ms. Vice Mayor Elysia Lewis, Council Members Mr. Hudson Hornick and Mr. John Sanchez, I am writing to you regarding the Hundred Hills School Project, as a Waldorf Private School Project Proposal located at 202, 208, 212 and 218 Dairyland Road in Buellton.

I was unable to attend the meeting held on Monday, June 23, 2025; I live at Ranch Club Estates and my unit is directly in-line with the project.

I have spoken with residents that attended the meeting, both from my complex and the housing neighborhood of Dairyland Road and adjacent streets.

I was informed that because this large property consists of different parcels, it is a causation for development by the State of California Mandate.

This is a sad and unfortunate fact due to the layout of the parcels attached to the library building, the community building, and the children’s interactive playground museum.

The grass covered parcels in question are a natural and open surrounding to the buildings listed above, and the use of open space is just as important in development to give residents a feel of less-dense communities in which they live.

With those shared thoughts, if in fact development is in the works for this property due to state mandates, my preference would be one that had the least impact on the neighborhood.

The installation of the yurt buildings, spread out over the open lawn space, (202, 208, 212 and 218 Dairyland Road), would be less impactful than three single family homes constructed right next to the community buildings.

And three single family homes would be less impactful that a two-story condo complex.

Regarding parking issues, the building of single-family homes with garages, or condos with Public Comment received 7/1/2025 Page 189 of 291
provided on-site parking would have a more minimal impact.

The school would of course present more traffic to the existing homeowners of the Dairyland neighborhood, even with the additional parking lot constructed below the site where the library is located.

There are the drop-off and pick-up times to consider, which I know you have studied, and would highly impact the residences directly across the street from the proposed school project.

But this can’t be helped as drop-off and pick-up times are associated with every school location. However, I do feel for the residents that have purchased their homes and have so much invested in them --- without a school in the neighborhood upon purchase and especially not right across the street from their homes. There are some people who would choose not to purchase a home that is near a school. And given this scenario, they would be living next to a school whether they chose to or not. That to me doesn’t seem fair.

But again, would the school be less impactful than more single-family homes squeezed onto these parcels, or vice versa?
Whatever the outcome is, I would be most appreciative to have what is the least impactful on the residents in the area.

My first choice would be to leave this property as is with the open space. People need open space too and not be subjected to continued dense residential living.

Note: I do not think painting the curbing red as a “no-parking zone”, along these parcels would be beneficial to any of the existing residents in the library area. It seems that it would possibly prove to be a notable convenience loss, for visitors to the residents living across from the project and, preventing library users from utilizing the easy convenience of close parking for quick book returns or pickups. I think removing this street for parking would possibly be impactful to the neighborhood; but that would be an issue for those residents directly across from this project to express their opinion.

I would like to relate to you that you are in power in the community of Buellton at a unique time as far as growth is concerned. You have in your hands, an opportunity to channel ideas for development in a positive and aesthetically pleasing manner for all residents; especially its longer-term residents who have seen significant growth. I would encourage you to keep development in line with who and what Buellton is, and its current themes and designs for a more pleasant area and for all to continue enjoying this small western town who live here. I was very dismayed by hearing about the “Hwy 246 Commercial Center” pending application. I read that the approved design was “Art Deco”. What else is existing in Buellton that is Art Deco? Nothing. This design would sorely stick out of place and in such a highly trafficked area. Also, a part of this project would be a drive-thru coffee shop built in the shape of a coffee pot, with a cup as part of the design, for which I don’t remember its purpose, but as par of the Public Comment received 7/1/2025 Page 190 of 291
drive-thru coffee shop.

Please, do not let this happen. Please. Not is the shape of a coffee pot and coffee or teacup.

Buellton is not a theme park; it is a place where people live and enjoy. Please keep it this way, even in the wake of development. It is possible to have development that is thoughtful and aesthetically pleasing for what the existing town designs are.

We as residents are depending on you to keep development within our community of Buellton tasteful, aesthetically pleasing and in line with other developments already in place.

In closing, again in relation to the above-mentioned coffee shop project, Buellton does not need another small market/deli. What it does need, with all the newly built and upcoming residential apartment buildings, is more infrastructure. Buellton, in my opinion, at some point, will need a second grocery store. A grocery store such as Trader Joe’s for example, would be a positive addition to the community as it would offer different items than Albertson’s, and many of items at a lower price. I thought that the Andersen’s Pea Soup building, as further example, would have been a perfect location for a Trader Joe’s or another grocery store as the size of the building would have sufficed as well as number of parking spaces. A note on this: I’ve mentioned this idea to many people in the valley and have always received very positive support for the idea of a Trader Joe’s, just for your information. (Thank you.) Thank you for taking the time to read and consider my thoughts and opinions on the development of the Dairyland Road Project, and the Hwy 246 Commercial Center. (Please excuse any typos I may have missed.)
Respectfully,
Julie Bartholomay
PO Box 1823
Buellton CA 93427
Public Comment received 7/1/2025 Page 191 of 291
From: Amy Small
To: David Silva; Scott Wolfe; Devon DeFazio
Cc: Shannon Reese; Brian Campbell; Kasey Kump; Marcilo Sarquilla; Cara Miralles; Andrea Keefer; Elysia Lewis; Hudson Hornick; John
Subject: URGENT opposition to Resolution No. 25-07 for the Dairyland Road (Hundred Hills School) Date: Wednesday, July 2, 2025 10:45:10 AM
Attachments: Signatures Against the Hundred Hills Waldorf project.PDF Dear Planning Commission, Buellton City Council, and Mayor Da Silva:

Attached is a scanned letter of opposition to the proposed Hundred Hills Waldorf project, signed by residents of Buellton. I expect this letter to be entered into the public record for this item on the July 3 Agenda of the Planning Commission. (Be aware that some of these signing individuals may also have submitted a personal letter or email to the Planning Commission or City since the time of signing this.)
Residents have not been given adequate time to inform themselves about this project, but once many do, they are opposed to it. When meeting with residents even in the immediate environment of the proposed school, many were completely in the dark.

On June 30 I myself submitted my personal letter in an email to the Planning Commission, but I do not see it copied into the official agenda materials packet of the July 3 meeting yet. As a resident homeowner and taxpayer, I expect this current letter and my previous letter of June 30 to be copied into the pdfs at the end of the July 3 Packet for this Resolution No 25-07.

Thank you.

Respectfully,
Amy Small
Meadow View Dr., Buellton
Public Comment received 7/2/2025 Page 192 of 291
Public Comment received 7/2/2025 Page 193 of 291
Public Comment received 7/2/2025 Page 194 of 291
Public Comment received 7/2/2025 Page 195 of 291
From: Jenny Hartwig
To: Planning
Cc: David Silva; Hudson Hornick; Elysia Lewis; John
Subject: Hundred Hills School - Planning Meeting 07/03/2025 Date: Wednesday, July 2, 2025 11:33:29 AM
Good morning,
I live in the Meadow Ridge neighborhood of Buellton (on Valley Dairy across from the lovely, new library) and attended the community meeting held with our City Manager and the founders of Hundred Hills School.

I initially had concerns about traffic and parking but those concerns were allayed by the plans/policies that Hundred Hills will put into place if they are able to open at the proposed location. I am in favor of Hundred Hills opening their school at the proposed site near the library. Since I will not be able to attend the Planning Commission meeting on 07/03/2025, I wanted to send this email to ask that it be included in the record.

Thanks,
Jenny Hartwig
(233 Valley Dairy Road)
Jennifer Hartwig
"Between stimulus and response there is a space. In that space is our power to choose our response.

In our response lies our growth and our freedom.” — Viktor E. Frankl Public Comment received 7/2/2025 Page 196 of 291
From: Monika McCoy
To: Planning
Subject: Fwd: Woldorf School Yes!
Date: Wednesday, July 2, 2025 12:46:07 PM
>>
>> Hello,
>>
>> As a resident of Santa Ynez Valley, I am writing to express my full support for the establishment of a Waldorf school in Buellton.
>>
>> A Waldorf school would be a valuable addition to our community. Waldorf education emphasizes an individual, holistic approach to learning and personal development. Each child is valued for their unique strengths and talents.

Waldorf curriculum encompasses intellectual, artistic, and practical lessons that foster holistic growth. By encouraging children to recognize their abilities, Waldorf education empowers them to become happier, healthier members of our community.
>>
>> I urge you to join me in supporting the establishment of The Waldorf School. >>
>> Thank you for your consideration.
>>
>> Sincerely,
>> Dr. Monika McCoy-Chamberlin
>
Public Comment received 7/2/2025 Page 197 of 291
From: Jenny Hartwig
To: Planning
Cc: David Silva; Hudson Hornick; Elysia Lewis; John
Subject: Hundred Hills School - Planning Meeting 07/03/2025 Date: Wednesday, July 2, 2025 11:33:29 AM
Good morning,
I live in the Meadow Ridge neighborhood of Buellton (on Valley Dairy across from the lovely, new library) and attended the community meeting held with our City Manager and the founders of Hundred Hills School.

Thanks,
Jenny Hartwig
(233 Valley Dairy Road)
Jennifer Hartwig
"Between stimulus and response there is a space. In that space is our power to choose our response.

In our response lies our growth and our freedom.” — Viktor E. Frankl Public Comment received 7/2/2025 Page 198 of 291

Page 199 of 291 ends

Page 200 of 291 ends

From: Asha
To: Asharose Sereda
Cc: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning; [email protected] Subject: Proposed Waldorf School comments
Date: Wednesday, July 2, 2025 4:56:46 PM
Dear members of the city of Buellton,
We have an exceptional opportunity to have a Waldorf School in our community. Waldorf School’s add so much value to the community by offering informative parenting classes to the parents of the students as well as the community as a whole. They also focus on critical thinking, problem solving and finding ways to have the students work with their hands.

My daughter went to a Waldorf School from Kindergarten through her senior year of High School. Having opportunities that a Waldorf school offers as a single parent was life changing.

We had access to much needed scholarships, teachers who truly cared about her, and aftercare which allowed me to pick her up after my work day instead of immediately after the school day ended. Most of all, I know my daughter was well cared for and supported in every way.

Because of the Waldorf School, she received an incredibly well rounded education that enabled her to successfully enter the Universities of her choosing, NYU(New York University) and AU(American University); all while working at a non-profit that focused on creating compassion in the classroom, (The Giving Square).

Thank you for your time,
Asha-Rose Sereda
650.714.7497
1078 Cota st.

Santa Ynez, CA

Page 201 of 291 ends

From: Nate and Amber Ortiz
To: Shannon Reese; Brian Campbell; Kasey Kump; Marcilo Sarquilla; Devon DeFazio; Cara Miralles; Andrea Keefer; David Silva; Elysia Lewis; Hudson Hornick; John; Irma Tucker Subject: Hundred Hills School on Dairyland
Date: Thursday, July 3, 2025 3:11:45 PM
Dear Planning Commission, Planning Department, and City Council, As residents whose home and daily life will be directly and intimately affected by the development of the Hundred Hills School, we are registering our opposition to the proposal.

This proposal will negatively impact our neighborhood visually, as well as negatively change the tone of Valley Dairy/Dairyland & the Willemsen property. We can see no net benefit to our neighborhood from occupying this green expanse in front of our public library that belongs to all.

When the city purchased the property in 2020, the neighborhood was led to believe, by city council, that it would not be developed. Whenever that changed, the community should have been made aware development was a possibility. I truly believe this is one of the core reasons many residents are upset - we were not made aware that something needed to go there. Not notifying the community and then throwing a private entity application in the mix fueled this anger. We would like the chance for the neighbors to present an actual thoughtful use of the land that would benefit the community as a whole.

It is also important to look at the character of the applicants. Sundeep & Whitney have consistently shown a lack of regard for the immediate neighborhood & community stakeholders overall, unless it benefits their agenda. Their behavior is not in line with what they are saying to those who they feel are "important" to their cause - when directly questioned, they redirect blame & skirt around the answers with a rehearsed "elevator pitch" in an attempt to distract. Over the past couple years, they have repeatedly driven wedges in the alternative and home school communities with zero regard for who they hurt in the process.

Despite what they say, their actions do not show any concern for the space or community in which they desire to build. There is nothing thoughtful about their proposal, in a space that requires such.

Please consider doing what is right for the community... Hundred Hills School on the Willemsen property isn't it. This would be an amazing extension of the botanic garden in partnership with the 1000 Tree Initiative - let's plant an Oak!!! As this property is practically in my front yard, I am extremely motivated to put in the time and effort to create an amazing community space that benefits everyone. I already have a team of neighborhood volunteers who are ready to do the same.

Thank you,
Amber (and Nathan) Ortiz
Public Comment received 7/3/2025 Page 202 of 291

MYER LAW
A Professional Corporation
Raymond A. Myer 100 West Arrellaga Street TEL (805) 962-0083 [email protected] Santa Barbara, California 93101-2916 FAX (805) 962-2372 July 3, 2025
Shannon Reese, Chair
Buellton Planning Commission
[email protected]
Re: Resolution No. 25-07 [Conditional Use Permit (25-CUP-01)] Dear Ms. Reese:

My law firm and I represent Mark Derrick and his family (the “Derricks”) who are residents of the City of Buellton. This letter shall address the Derricks’ opposition to approval of Conditional Use Permit (25-CUP-01) to Establish a Private Elementary Educational Facility at 202, 208, 212 and 218 Dairyland Road (the “Facility”). This letter shall also protest the Planning Commission’s decision to hold its meeting in the evening before a three-day holiday weekend when fewer residents would be willing and able to attend to register concerns about the Facility.

As proposed, the Facility will be located in a residential area. The Derricks’ home is located on Meadow View Drive bordering River View Park and approximately one block from the proposed Facility. Vehicular access for the proposed Facility is via Sycamore Drive through the east River View Park parking lot. Sycamore Drive bisects Meadow View Drive so vehicles accessing the Facility must cross Meadow View Drive to reach the parking lot. Vehicles accessing the Facility from Sycamore Drive, particularly for daily school drop-off and pick-up, must use Meadow View Drive to reach the Facility. This will create significant traffic on Meadow View Drive along with related safety issues impacting all residents but especially children walking or biking from their homes to the park.

Should the Facility be constructed as proposed, the entire neighborhood where the Derricks’ home is located will be significantly impacted. During construction, vehicles and equipment will traverse the quiet streets disrupting the neighborhood with increased traffic and noise. Construction activity also creates safety issues as materials and equipment are delivered and workers travel to and from the site. Children traveling between home and River View Park will be particularly vulnerable to these issues.

The Derricks concur with the opinions of Natasha Liso and others who believe that the City of Buellton should invest in projects that benefit the entire community and not a single private organization. A much better use of the land would be for recreational purposes such as playing fields, courts or water sports facilities. The City should not be Public Comment recieved 7/3/2025 Page 203 of 291
Buellton Planning Commission
July 3, 2025

Page 2 ends

setting a precedent by entering into business ventures involving valuable City property (owned by all citizens of Buellton) for the benefit of a few, arguably elite, individuals.

While education is a worthwhile venture, public entities should consider the overall advantages of a proposed project, such as the Facility, to the entire populace they are elected or appointed to serve.

The Derricks respectfully request that the Buellton Planning Commission deny the Conditional Use Permit for the proposed Facility.

MYER LAW, P.C.

By: R A Myer
Raymond A. Myer
cc: Mark Derrick

TRANSMITTED VIA EMAIL ONLY
Public Comment recieved 7/3/2025 Page 204 of 291
July 2, 2025
To: Buellton City Council and Planning Commission
Subject: Opposition to Leasing City Property to Hundred Hills School Dear Council Members and Commissioners,
I am writing to ask you to vote no on the proposal by Hundred Hill’s School to lease cityowned property next to the library known as Willemsen property and develop into a private elementary school.

My name is Anwanur Gielow, and my family and I have lived at for 18 years and I was born and raised in Santa Ynez. I am a huge fan of Waldorf schools and Waldorf style schools, which is what Hundred Hills School is. I attended Waldorf School of Santa Barbara as have all three of my children. However, as a resident of Buellton, I have serious concerns about the proposed location of Hundred Hills School and this plan and hope you will take the following into consideration as you weigh this decision:

1. Public Land Should Serve the Public
The property in question belongs to the people of Buellton. It should be used for services and resources that are accessible and aƯordable for all residents. For example, the library is a city-supported facility that provides free or low-cost services to everyone. In contrast, Hundred Hills is a private, tuition-based school that would serve a small, exclusive group—only about 50 children or less, from families who can aƯord approximately $20,000 per year, which is more than similar private schools including our two closest Waldorf sin Santa Barbara and Los Osos.

Buellton families deserve equitable access to public resources. A public asset should benefit the broader community—not just a privileged few.

2. TraƯic Safety and Neighborhood Impact
The proposed site is in a quiet, residential area not designed for the level of traƯic a school, even a small one, would generate. Introducing daily drop-oƯs and pick-ups would result in hundreds of additional vehicle trips per week, leading to congestion, safety concerns, and quality-of-life impacts for nearby neighborhoods.

Research supports this concern:

Public Comment received 7/3/2024 Page 205 of 291
There are multiple studies that show that traƯic during drop-oƯ and pick-ups at school both in the nearby streets and at the actual drop-oƯ location increases traƯic incidents and cause increased risk to pedestrians.

CHASE Study: “Risky driving behaviors at elementary school drop-oƯ” (TraƯic Injury Prevention, April 2025)
 This observational study monitored 552 elementary schools across Canadian cities during morning drop-oƯs sciencedaily.com+1phys.org+1.  Data showed 98% of schools experienced at least one “risky driving behavior” (e.g., double parking, illegal U-turns, dropping children curbside), with the most dangerous behavior—dropping kids on the opposite side of the street—seen in nearly every school researchgate.net+4sciencedaily.com+4phys.org+4.  They further found courts and previous research suggest a 45% increased risk of crashes involving child pedestrians under such risky conditions saferoutespartnership.org+6sciencedaily.com+6phys.org+6.

A 2025 ScienceDaily report highlighted that “double parking, not obeying traƯic controls and other unsafe behavior” occurred at 98% of schools observed, and that these behaviors raise crash risk—especially in areas with fewer traƯic controls or lower speed limits sciencedaily.com+1phys.org+1.

A 2024 national parent survey (Safe Routes Partnership) reported that over one-third of parents worry drivers are inattentive near drop-oƯ zones, citing it as the top traƯicsafety concern Although the school has suggested traƯic enforcement measures, such as fines for using certain roads, these would be nearly impossible to monitor or enforce. The existing infrastructure simply wasn’t intended to handle this type of daily use.

Any additional measures—like curb painting or residential parking permits—would further burden and disrupt life for nearby residents as-well-as reduce the usability of public streets for everyone.

3. No Direct Benefit to Residents—Only Downsides
The proposed school oƯers no broad public benefit. Instead, it introduces traƯic, noise, and long-term strain on surrounding infrastructure, with no practical or financial return for the community.

Public Comment received 7/3/2024 Page 206 of 291
There are at least three separate real-estate studies show that sustained increases in traƯic can significantly decrease residential property values—by around 1% per 100,000 extra vehicles per day, and up to 7–8% if adjacent to a busy street. Additionally, other research found that properties within 500 feet of schools sell for less than those 1,000 feet away, likely due to traƯic, noise, and congestion.” (Brinkman, 2019; Wilhelmsson, 2000; Wen, 2020)
These findings highlight the potential risks and financial consequences for residents who live near the proposed site.

4. Light and Noise Pollution
One of the things that makes Buellton special is its peaceful, small-town character. While the library has added some activity and lighting, it remains a quiet, inclusive public resource. A private school will likely bring significantly more daytime noise, weekend activities, and added lighting for security—all of which are inconsistent with the intended use of this space.

Even though the lease is proposed as temporary (five years), it would set a precedent. Once a school is established on public land, future expansions and similar uses become more likely—leading to a long-term increase in noise, traƯic, and lighting. Additionally, we do not know what the city’s regulations will be in five years and there is nothing that guarantees that this lease maybe extended or expanded.

With many residents now working from home, these disruptions are not just inconvenient— they directly impact ability to live and work comfortably.

Many residents shared thoughtful ideas that would serve all Buellton residents—not just a few. These included:
 Extension of the botanic gardens
 Community common space
 A community center and/or event space
 Sports fields or park extensions
Public Comment received 7/3/2024 Page 207 of 291
 A co-working space
 A community garden
 Expanded space for Buellton Recreation programs
All of these options would provide value to a wider portion of our community. I support the City of Buellton in funding projects such as these. They reflect our shared priorities, promote equity, and help preserve the character of our city for future generations.

In Summary
Hundred Hills is a private, exclusive school that oƯers no meaningful public benefit while imposing long-term burdens on Buellton residents. Leasing our public land to this school would limit future opportunities to create inclusive, accessible spaces for the broader community.

I respectfully urge the City Council and Planning Commission to reject this proposal.

Please preserve this land for community-serving projects that benefit all residents—not just a select few.

Sincerely,
[Your Full Name]
[Your Street or Neighborhood (Optional)]
Buellton, CA 93427
Public Comment received 7/3/2024 Page 208 of 291
From: [email protected]
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Only good things for Hundred Hills
Date: Thursday, July 3, 2025 3:03:33 PM
Hello, I have my 3 year old waitlisted at Hundred Hills. I am so excited and looking forward to this opportunity, not just for my son but this rare and wonderful opportunity for our community and the generations to come. Only good things to come!
J. Flores

Page 209 of 291 ends

From: PJ
To: Shannon Reese; Brian Campbell; Kasey Kump; Marcilo Sarquilla Cc: David Silva; Hudson Hornick; Elysia Lewis; John; Scott Wolfe; Andrea Keefer; Devon DeFazio; Cara Miralles Subject: Opposition of Hundred Hills Project
Date: Thursday, July 3, 2025 12:31:11 PM
Dear Members of the Planning Commission, Mayor David Silva, Hudson Hornick, Elysia Lewis, John Sanchez, and City Manager Scott Wolfe:

I am a long-time resident of the Meadow Ridge neighborhood, having purchased my home in 1996, and I am writing to state my unequivocal opposition to the Hundred Hills Project. The Meadow Ridge neighborhood was never designed, nor intended, to shoulder the relentless daily noise, traffic congestion, and operational chaos that an institutional project will impose on my neighborhood. We built our lives here with the reasonable expectation of a stable, peaceful, and livable environment, a promise grounded in the City’s own General Plan and Zoning commitments. This project threatens to dismantle that promise to advance financial interests—both for Hundred Hills Owners and The City of Buellton—at the direct expense of residents who will bear the brunt of the noise, safety hazards, and loss of neighborhood integrity and character. It is an unacceptable intrusion into a low-density residential community, and I urge the Planning Commission and City Council to reject this project.

Allowing this project sets a precedent that weakens residential zoning protections. If a school can operate out of yurts in a residential block, what else might be approved next? The line between residential and institutional uses begins to blur and future developers will cite this case to justify further expectations. How would you feel if your neighbor put a yurt in their front yard?
When incompatible land uses are introduced, they often bring with them a measurable impact on property values, resident retention, and buyer confidence.

People purchase homes in residential neighborhoods with the expectation that surrounding land uses will remain consistent. This project forces existing residents to absorb the consequences that will only serve Hundred Hills School and the City of Buellton, but threatens the neighborhood, the homes we have worked so hard for, and have built our families around.

1. Architectural Incompatibility
The proposed yurts represent a stark visual and architectural departure from the homes in the Meadow Ridge neighborhood, which were designed to reflect a cohesive, traditional ranch style aesthetic. The Meadow Ridge neighborhood was developed under the expectation of long-term residential integrity, following the City of Buellton Community Design Guidelines, which were adopted to ensure all new developments respect the visual character of surrounding neighborhoods. Though yurts are an accepted structure design, they do not fit in with the Meadow Ridge architectural design style. I would like to point out, the Buellton Community Design Guidelines emphasize architectural consistency, quality materials, and designs that draw upon the region’s agrarian and ranching heritage.

The presence of yurts would create a transient, campsite-like appearance that undermines the guidelines’ objectives of permanence, durability, and aesthetic Public Comment received 7/3/2025 Page 210 of 291
harmony within residential neighborhoods.

2. Traffic Issues, Safety Hazards and Enforcement
Although daily drop-offs and pick-ups may be planned for the lower parking lot, residents are still very concerned overflow parking and event-related traffic will spill onto our residential streets when the lot cannot accommodate all vehicles.The City of Buellton currently lacks adequate traffic enforcement resources to monitor or control.

The Meadow Ridge neighborhood already experiences issues with speeding violations without consistent enforcement.

At the townhall meeting earlier this year, in regards to the library opening, we were told a few times the City’s contracted vendors, staff, library staff, and visitors will not be using the Dairyland Road as their route coming into the neighborhood or leaving.

I have personally experienced two near head-on collisions in front of my house since the opening of the Buellton Library. When I called the City of Buellton to inform them of the near head-on collisions from the city’s contracted vendors, I was told there was nothing that they could do. This contradicts the discussion of traffic issues at the townhall meeting. They encouraged us to call the City and inform them of the traffic issues, and they will discuss with their vendors the appropriate route to take when coming into the Meadow Ridge neighborhood, When I called to inform the City, I learned that it fell on deaf ears, they were not aware of the discussion at the townhall meeting, and the City of Buellton cannot require a vendor to take a specific route. And yet again today the vendor almost hit me again while walking in front of my house.

3. Internet and IT Infrastructure Impacts
Many residents rely on stable, high-speed internet for work-from-home, telehealth, security systems, and smart appliances. Schools can generate significant daytime bandwidth usage, leading to congestion and slowdowns that disrupt residents’ ability to conduct business, attend medical appointments, and maintain home safety.

Cloud-based security cameras, smart thermostats, and medical monitoring devices depend on reliable connections, and bandwidth congestion can render these systems unreliable.

The FCC has documented bandwidth congestion in areas where school uses are introduced into residential neighborhoods without infrastructure upgrades, leading to prolonged service degradation for residents. What steps has the City of Buellton taken to ensure bandwidth congestion will not affect the Meadow Ridge residents? The application states the school will be responsible for bandwidth. What measures will be taken by the school to ensure the bandwidth is not degraded? Before approving this CUP, the City of Buellton must assess bandwidth impacts, require the applicant to demonstrate that operations will not degrade residential connectivity, and consider enforceable technological solutions to protect essential resident services.

Public Comment received 7/3/2025 Page 211 of 291

4. Noise, Lighting, and Operational Disruptions
Daily and after-hours noise from recess, events, and outdoor activities, along with floodlights and security lighting, will disrupt the quiet residential character of the Meadow Ridge Neighborhood. Residents who work from home or value a peaceful environment will experience diminished quality of life. Special events, weekend activities, and facility rentals will bring additional traffic, noise, and lighting impacts without adequate restrictions, further burdening the Meadow Ridge residents.

5. Fire Hazard, Wind Resistance, and Yurt Classification Yurts, often made of fabric or vinyl, pose significant fire hazards in high-risk fire zones as they can ignite rapidly from embers during wildfires. They may also fail during high-wind events common in our region, endangering occupants and emergency responders. There are many classifications of yurts and sizes, however, I do not see anything in the document that informs the public of what the classification of the yurts will be.

While yurts are described as 'temporary,' connecting utilities such as electricity, plumbing, and wastewater systems transforms them into permanent structures requiring full compliance with building, fire, and zoning codes. Given their use for children’s classrooms, it is essential that the applicant provides fire-resistance certifications, demonstrates wind resistance, and submits a safe egress plan to protect students and staff in case of wildfires/earthquakes and other natural disasters.

6. Zoning Integrity and Precedent
Approving this Conditional Use Permit undermines Buellton’s zoning protections, setting a precedent for future incompatible uses and eroding the trust residents have placed in the City of Buellton officials to protect neighborhood integrity. Homeowners invest in residential neighborhoods with the expectation of stability, and the introduction of an institutional operation directly conflicts with this expectation, burdening residents while benefiting a private entity and government.

7. Impact on Property Values and Livability
Allowing this project will negatively impact property values, neighborhood stability, and the quiet environment that residents expect. Residents will bear the burden of increased noise, traffic, lighting, and operational disruptions, affecting their quality of life and investments.

Closing Request
By approving this project, the City of Buellton would be prioritizing a private entity’s interests over the well-being, investments, and daily quality of life of its Meadow Ridge residents.

I disagree with the report staff has provided. I find that most responses have no impact or no significant impact. As I listed above I found there are impacts.

Public Comment received 7/3/2025 Page 212 of 291
I urge the Planning Commission and City Council to demonstrate that they value its Buellton residents by denying this project. If it proceeds, it should only do so with substantial revisions and strict, enforceable conditions that protect safety, property values, livability, and zoning integrity. Anything less is a disservice to your community and an erosion of the trust residents have placed the City of Buellton officials.

Please enter this letter into the public record. Thank you for your time and consideration.

Patricia Schooter
284 Dairyland Rd
Buellton, CA. 93427
[email protected]
805.717.1566
Public Comment received 7/3/2025 Page 213 of 291
From: Li-At Rathbun
To: Devon DeFazio; Planning; council
Cc: Scott Wolfe; Andrea Keefer; Cara Miralles
Subject: Opposition particularly to this Hundred Hills School--Who already listed themselves at this address with the CA Dept of Education
Date: Thursday, July 3, 2025 2:11:21 PM
Attachments: CA_Edu_Dept-HundredHillsAtDairyLandAsOf0515.pdf Dear City of Buellton Planning Commission, City Council, and Mayor:

Please enter this email and the attached petition—in opposition to the Hundred Hills school project on the Willemsen property—into the packet for this evening’s Planning Commission meeting (Resolution No. 25-07).

While I am not opposed to a new school in Buellton, I am opposed to a new school in the area proposed in Resolution No. 25-07 in general—and am particularly opposed to and highly concerned about entering into an agreement with the founders of this Hundred Hills School.

In the little bit of research I’ve conducted online, I saw that the Hundred Hills School:

Already registered with the California Department of Education at this Dairyland address as of May 15, 2025. (See attached from June 30, 2025) Already announced on their old website (syvwaldorf.org) that their renamed school would be at the Dairyland address. They had this on the site at least as early as June 23, 2025, and perhaps earlier.

Is registered with the California Department of Education for Kindergarten through Grade 8, which does not align with info in Resolution No. 25-07.

Presents itself as a Waldorf school. But from comments shared with me from the June 23 meeting (that I was unaware of), it’s my understanding that the school is not a certified Waldorf school. If that’s true, then looking at “Rooted in Waldorf” on their website does give room to say I misinterpreted them to be a certified school. But I know I’m not the only one who interpreted it to mean children would be attending a Waldorfcertified school.

The most outrageous part of this is that the founders are already presenting the proposal as approved—even lying to the State of California about it. This, plus the comments included in the Resolution’s packet—from a resident that was a supporter and now opposes the project because of the founders’ "inaccuracies" and "blatant lies"—leads me to worry that the school might find ways to skirt rules and regulations the City establishes if it approves the project.

And that Buellton’s benefits will erode in unexpected ways as a result.

Regards,
Li-At Rathbun, Meadow View Drive resident

Page 214 of 291 ends

From: Tammy Narkis
To: Planning
Subject: Opposition to One Hundred Hills School location Date: Wednesday, July 2, 2025 6:03:57 PM
Good Afternoon,
I am opposed to the One Hundred Hills School being located in the Meadow Ridge, former Willemson property.

Something that would be more advantageous to the Buellton community would be more appropriate. Certainly not more housing or school!!
Sincerely,
Tammy Narkis
249 Dairyland Road
Buellton, CA
805-588-7511
Sent from my iPhone
Public Comment received 7/3/2025 Page 215 of 291
From: Stephanie OBrien
To: Planning
Cc: Ellen O"Connor
Subject: Questions for Commissioner’s Meeting 7.3.25
Date: Wednesday, July 2, 2025 7:19:13 PM
Good evening,
As residents of this neighborhood (across the street from the planned location), during tomorrow’s meeting regarding the parcels on Dairyland we would like the following questions answered:

1. Please confirm or deny that a contract has been negotiated and signed for this property between the City and the possible lessor.

2. Please confirm or deny that any legally binding agreement, including an MOU, has been entered into between the two entities, or is imminent.

3. What is the fee being paid by this organization for this lease, under what terms? What is the intention for applying these fees within the community?

4. What is the specific plan for parking for on-site staff?

5. What is the traffic mitigation plan for parents dropping off and picking up children?

6. Has anyone determined the loss of revenue to the local public school district when up to 50 students are no longer enrolled, given that they are dependent on enrollment for funding? If not, will this be done before any final contract is finalized?

7. How will the City address the anticipated negative impact of property value for local residents? How might this impact the long-term budget for the City?
Thank you.

Sent from my iPad
Public Comment received 7/3/2025 Page 216 of 291
From: Terri
To: Devon DeFazio
Cc: John; Planning; Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick Subject: Re: Hundred Hills School
Date: Thursday, July 3, 2025 3:18:59 PM
Thank you Devon~
Just a quick interesting tidbit… The man who started Waldorf schools in 1919, Rudolf Steiner, also was the founder of biodynamic farming and gardening. There are several biodynamic wineries in the valley and our school has even partnered with Demetria for a HHS school event at their property. Beckman also practices biodynamics. Just a few more positive connections in the valley!
Sent from my iPhone
On Jul 3, 2025, at 2:38 PM, Devon DeFazio <[email protected]> wrote:

Good afternoon Terri,
Thank you for your letter. It will be forwarded to members of the Planning Commission in advance of tonight’s meeting and become part of the public record.

All the best,
Devon DeFazio
City of Buellton
Planning Commission Secretary
Ph: 805-688-7474
Fax: 805-686-1729
[email protected]
<image001.jpg>
From: Terri Webster <[email protected]>
Sent: Thursday, July 3, 2025 2:17 PM
To: John <[email protected]>; Planning <[email protected]>; Scott Wolfe <[email protected]>; David Silva <[email protected]>; Elysia Lewis <[email protected]>; Hudson Hornick <[email protected]> Subject: Hundred Hills School
Please see my attached letter in favor of Hundred Hills school.

Public Comment received 7/3/2025 Page 217 of 291
From: Maureen Hemming
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Santa Ynez Valley Waldorf Hundred Hills School Date: Wednesday, July 2, 2025 10:35:44 PM
To whom it may concern,
I am writing this letter as a testimonial based on my observation of the character of Sundeep and Whitney Chanana . I have known both of them for 2 years now. I was lucky enough to assist them in a home design project as I am a designer and business owner in the Santa Ynez Valley.

During this time we became friends. We shared personal stories of the struggle I had finding the right fit for my own child with the education system that was available in this area.

Ultimately having to drive to Santa Barbara daily for a year and half to a private school. That being said, I was there when the concept of this proposed project was being conceptualized.

I have been privy to witness the immense amount of time and planning that this family has dedicated to bringing an elevated educational choice to this area. I have seen their passion to be able to offer families this one shot at raising their children in a proven system and an alternative education to thrive. As I have experienced, one size does not fit all.

I want the community to know their intentions could not be more sincere. I was at work a few months ago and Whitney came by. She shouted to me with Pure joy, " I signed another Student". I said, " amazing". Followed by Whitney saying, " I gave them a scholarship and did so by just listening to their struggles and vision of what they would want for an education and their vision for their child. One they never thought would be obtainable. " Having been in that position myself it felt miraculous.

This is the type of people we want to help bring positive change. A happy child who is thriving is a testament to the community.

It is my sincere hope this project goes thru for the sake of the children who will benefit , Thank you,
Maureen Hemming
Public Comment received 7/3/2025 Page 218 of 291
From: Maureen Hemming
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Santa Ynez Valley Waldorf Hundred Hills School Date: Wednesday, July 2, 2025 10:35:44 PM
To whom it may concern,
I am writing this letter as a testimonial based on my observation of the character of Sundeep and Whitney Chanana . I have known both of them for 2 years now. I was lucky enough to assist them in a home design project as I am a designer and business owner in the Santa Ynez Valley.

During this time we became friends. We shared personal stories of the struggle I had finding the right fit for my own child with the education system that was available in this area.

Ultimately having to drive to Santa Barbara daily for a year and half to a private school. That being said, I was there when the concept of this proposed project was being conceptualized.

This is the type of people we want to help bring positive change. A happy child who is thriving is a testament to the community.

It is my sincere hope this project goes thru for the sake of the children who will benefit , Thank you,
Maureen Hemming
Public Comment received 7/3/2025 Page 219 of 291
Terri Webster July 2, 2025
227 Valley Dairy Road
Buellton, Ca. 93427
Dear Planning Commission, Buellton City Council,
Buellton City Manager Wolff, and Mayor Silva,
My name is Terri Webster. I will be the founding teacher for Hundred Hills School, teaching kindergarten this fall. I first fell in love with this valley 25 years ago when my husband and I would bring our children, friends, and even classes from the Orange County Waldorf School, up to Zaca Lake and the surrounding area. It’s been a long-time dream and goal of ours to move here from our home in Costa Mesa, to escape the rat race of OC, and find a new community of people where we felt welcomed.

When a job posting for a Waldorf kindergarten teacher in the Santa Ynez Valley popped up, I could hardly believe my luck. I applied, and after several meetings and a visit to my classroom in Costa Mesa, I was hired by founders Whitney and Sundeep for a new school that any 20-year Waldorf teacher could only dream of. The process has been long. Many sites were explored.

We’ve had lots of joys, disappointments, and much hope along the way. The site on Dairy Land Road had been on the minds of Whitney and Sundeep, and there has been hope and encouragement from city officials that the school could land there. For us, this tiny plot of land held so many possibilities, not just for the founder’s children and my grandchildren, but for so many children in the community.

I have packed up and moved to Buellton and found the perfect little rental on Valley Dairy Road, a stone’s throw from the proposed school site. I have met many of my new neighbors and a lot of them are in favor of the school, and even more have changed their minds in the past week and are now in favor of it. An older gentleman spoke up at the town hall meeting and brought up the fact that so many of the neighbors that were speaking out against the school were saying, “I don’t like this.” “I don’t want this.” “What about me?” And he so eloquently pointed out that perhaps this is a time to really think about the children in the community. There are families that want this alternative educational opportunity. Private school choices are limited in the valley and there has not been a new option in a very long time.

Public Comment received 7/3/2025 Page 220 of 291
I can say, that much of our louder opposition appears to stem from a local neighborhood forest school. I believe that they may see us as a bit of competition, and they have been apparently spreading misinformation to many families in the community and beyond. This has been very sad and disappointing to me. I am asking and hoping that your panel can clear up some of these untruths at the meeting this week.

The founders are not on a path to “take over” this land. Of course, they had dreams of expanding, as anyone would. Also, the limitations of this being only a five-year lease was brand new information. Please point this out. The founders were not keeping it a secret and lying to prospective parents about the potential site and the future there. They simply didn’t have that information yet. And lastly, I can assure you all, that every Waldorf school begins as a dream by parents who want this education for their own children, and then have the inspiration, drive, and means to eventually make it happen. Having an educational background or a Waldorf background, has never ever been a requirement. It takes years, and much blood, sweat and tears to get as far as the Hundred Hills School has gotten.

I am so damn proud of the endless time and work that Sundeep and Whitney have put into this project. It’s a culmination of love for their children, love for all children in their community, seeing a need and acting on it, personal sacrifice of time and financial resources, and truly wanting to build a new community for these families in the valley, a community that will keep them in the area and have their own children wanting to stay and raise their families.

Please give us the five-year lease. See what we can accomplish and how much we embrace the community, and the neighbors will then embrace us.

Sincerely,
Terri Webster
Neighbor, Teacher, Community Builder
Public Comment received 7/3/2025 Page 221 of 291
From: Amy Small
To: David Silva; Scott Wolfe; Devon DeFazio
Cc: Shannon Reese; Brian Campbell; Kasey Kump; Marcilo Sarquilla; Cara Miralles; Andrea Keefer; Elysia Lewis; Hudson Hornick; John
Subject: MORE signatures opposing Resolution No 25-07, Hundred Hills School Date: Thursday, July 3, 2025 1:36:49 PM
Attachments: UPDATED VERSION Signatures against Hundred Hills School. Res. 25-07.PDF Dear Planning Commission, Mr. Mayor, and City of Buellton officials, Attached is an UPDATED version of a letter of opposition to the proposed Hundred Hills Waldorf project, signed by 10 more residents of Buellton, District 1. I expect this letter to be entered into the public record for this item on the July 3 Agenda of the Planning Commission. (Be aware that some of these signing individuals may also have submitted a personal letter or email to the Planning Commission.)
Many residents were not even aware of this proposal even though it directly affects their immediate neighborhood in District 1. The overwhelming reaction has been negative. Many elderly residents or families with small children are unable to attend this meeting today, by the way, but are upset at the direction our City is taking.

Alternatives for using this green space on Dairyland include:

1. a simple "Mobility Walking Path" accessible to all

2. a small splash pad for cooling off on hot days

3. leaving it as is as an open space for all to enjoy

4. a few benches for relaxing under the trees
We are requesting our officials reject this proposal and instead, focus our public resources on improving the quality of life for all in Buellton and our District 1.

Very Truly.

Amy Small
Meadow View Dr., Buellton
Public Comment received 7/3/2025 Page 222 of 291

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From: Thomas Hill
To: Planning
Cc: David Silva
Subject: FW: Proposed School on the former Willemsen"s property.

Date: Thursday, July 3, 2025 1:32:08 PM
Attachments: IMG_9033.JPG
IMG_9032.JPG
Hello,
I’m forwarding a message I sent to the mayor. The photo’s were posters I saw around the neighborhood during a walk today.

Thanks, Thomas
From: Thomas Hill <[email protected]>
Sent: Thursday, July 3, 2025 11:11 AM
To: '[email protected]' <[email protected]> Cc: Suzanne Hill ([email protected]) <[email protected]> Subject: Proposed School on the former Willemsen's property.

Hello David,
I live on Farmland Drive in the Meadow Ridge development and do not believe that the proposed Hundred Hills school is an appropriate fit for our neighborhood. I attended the meeting and although the presenters were somewhat persuasive regarding the schools mission, I and I believe the vast majority of the folks left still opposing the schools location. I don’t oppose the school itself, just the location, but I also don’t think many students (at $20,000 per year) would be coming from our neighborhood. We are a couple doors down from Sycamore Drive and there are 6 children who play in the street regularly who are closer. We also have five cats which we are very fond of… I also found it disconcerting that the City Manager (Scott?) said that there was zoning for 2 more lots on the Willemsen’s old property and in five years if the school was there they would have to vacate - and what could happen after that? I’ll be frank, I generally am one of those “not in my neighborhood or city guys”. I think we have more than enough housing being built or in the planning stages for one very small town. I am aware of State mandates. I recall you saying that you were fortunate to get a house here and wouldn’t want others not to have that opportunity. I think the new housing covers that and I want my elected officials to strongly consider quality of life decisions as a prime responsibility. It makes me very nervous that the City Council would have allowed an In N Out on McMurray. That was not a quality of life decision in my opinion. Regarding the property next to the new library I would ask for a creative means to keep it rural. I don’t think most of the people in Meadow Ridge knew that there was more potential for development than a Library and Children’s Museum. Scott said there were requests for the community for input on the property – I just wasn’t aware of the scope and I’m sure others didn’t either. Perhaps now would be a good time to address that again.

Sorry, I’m not always a complainer!
Thank You,
Thomas Hill
468 Farmland Drive
Buellton, Ca
93427
Public Comment Recieved 7-3-2025 Page 226 of 291
805-895-1117
Public Comment Recieved 7-3-2025 Page 227 of 291
From: Susan Ahrens
To: Planning
Cc: Hudson Hornick; Scott Wolfe; David Silva
Subject: Fw: Waldorf School Proposal for 202 Dairyland Rd.

Date: Wednesday, July 2, 2025 11:21:46 AM
Furthermore, City Manager Scott told meeting attendees that "speed bumps" to slow traffic down were not permitted in residential zoned areas. Well, Rancho de Maria has them and they are located in the city of Buellton; is Rancho de Maria zoned as residential? We also don't know if the school is rooted in any particular religious denomination.

Another BIG NO if the answer is "Yes"
Susan Ahrens
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From: Susan Ahrens <[email protected]>
Sent: Tuesday, June 24, 2025 8:36 AM
To: David Silva <[email protected]>
Cc: [email protected] <[email protected]>; [email protected] <[email protected]>
Subject: Waldorf School Proposal for 202 Dairyland Rd.

Hello David,
I was in attendance at the public meeting to discuss the referenced project.

Any project up for consideration on city of Buellton property should benefit a majority of the residents of the city and this proposed project does not! I am appalled at the city's handling of this proposal as residents were not formally introduced to this project during earlier stages of planning. Now it's down to the wire and with the final approval set for July 3, 2025, there is little time for residents to review the project, make suggestions etc. (Or flat out reject it!)
I do not support it!
Susan Ahrens, 15 year resident of city of Buellton
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Public Comment received 7-2-2025 Page 228 of 291
From: Donna Seaman
To: Hudson Hornick; Planning; David Silva
Subject: Proposed Hundred Hills School
Date: Sunday, June 29, 2025 2:52:03 PM
Hello, I am a resident of Buellton. My family and I live at 229 Dairyland Road, directly across from the Library and the proposed Hundred Hills School Site.

I attended the town hall meeting last week. It was very informative, and helpful to understand how the school selected this site.

I have grown children, and I don't feel this use of the land will benefit my family. I'm not 100% opposed to it, understanding there might be other, even less attractive options. But I wanted to share my views.

I completely understand that families with young children could benefit from either enrolling in the school, or participating in school functions when the community is invited to do so. I do think it's important to keep Buellton "young" and not a retirement community. But there are many ages of people living nearby who should be considered. What about people working from home? Will noise impact them? The school representative said that this is "a different type of school" and not noisy. I'm not against children playing, but not outside all day M-F.

What about the retired folks on my street who walk along the sidewalk with their walker? I'm concerned about the traffic and school impacting them. What about the people who utilize Dairyland and Valley Dairy to walk, either on their own or with their dog? I know it was stated that school drop off and pick ups will be in the lower parking lot, not on Dairyland or Valley Dairy, but I find it hard to believe that parents won't try to "just drop off up here by the school buildings". I watched many parents skirt the rules when dropping off or picking up at Jonata, Oak Valley, and even Santa Ynez High School.

I have seen increased traffic in our neighborhood with the library and children's museum. For the most part, parking has been low impact because there aren't that many users of the library at one time. The children's museum has activities a couple of times a month, but it's not every M-F.

Regarding parking: I have seen days, mostly when the library or children's museum had an event, when lower Dairyland in front of my house and my neighbors is crowded with nonresident parking as well as parking all along Dairyland and the lower part of Valley Dairy directly adjacent to the library. I have seen the postal carrier have to stop in the middle of the street and get out to put mail in the box because people have parked in front of the mailbox. I applaud the mail carrier for doing that the day I saw it happen, because I wondered if some days our mail delivery just got skipped because the mailbox was blocked.

Public Comment rec'd 6-29-2025 Page 229 of 291
At the Town Hall someone suggested painting the curbs in this area red so school traffic would not park there. I am HIGHLY against this as then nobody could park there. Not residents, nor our guests. Please don't punish the residents! Eliminating all parking along that section of Dairyland/Valley Dairy will just make the problem worse. I DO support painting the curb in front of the mailboxes red if that would help the postal carriers. I saw a notice on a mailbox in Solvang, across from the Fire station, that says something like "do not block mailbox, US Postal code xxxx". That might also be an alternative for the mailboxes in the area.

I understand that the City had to negotiate the lease of this land in good faith because of the Surplus Land Act. I just want to urge you to consider other options and listen to the residents before moving forward with this school.

Thank you,
Donna Seaman
Public Comment rec'd 6-29-2025 Page 230 of 291
From: Marc Aldecoa
To: Planning
Subject: School on Old Willemsen Property
Date: Thursday, July 3, 2025 1:03:00 PM
Hello,
Having been a resident on Farmland Drive for 24 years, I am concerned about the proposed development of the Waldorf Hundred Hills School. The fact a private company is using public land seems like a conflict. I am a tax payer paying for that property. I am extremely concerned about the traffic impact through our neighborhood. Yurts seem very out of place with the style of our neighborhood. This seems like a very bad idea and I urge you to not approve it.

Thank you,
Marc Aldecoa
Sent from my iPad
Public Comment rec'd 7-3-2025 Page 231 of 291
From: Michael Pickard
To: Planning; council; David Silva; John; Hudson Hornick; Elysia Lewis Subject: Subject: Concerns Regarding Proposed Hundred Hills School on Willemsen Property Date: Thursday, July 3, 2025 5:48:50 PM
Dear Buellton Planning Commission,
I’m writing to express my strong opposition to the proposed Hundred Hills School being built on the Willemsen property.

1. The Proposed School Is Not a Public Resource
The City of Buellton purchased the Willemsen property using $2 million from the city’s $11 million reserve fund, with the stated goal of expanding public parks and recreational space for all residents. Former Mayor Holly Sierra put it best:
“This belongs to the community... But the big question is what do we want to do with it — without inundating the neighborhood.”
Unlike the library or the proposed children’s museum, the Hundred Hills School is a private institution charging over $21,000 per year in tuition. This is not a resource accessible to most Buellton families. Using publicly purchased land for a private, exclusive school is contrary to the spirit in which the property was acquired.

2. Increased Traffic and Safety Concerns
The school would bring approximately 200 additional cars through our neighborhood each day. This is a quiet residential area not built to accommodate that level of traffic. Residents should not have to fight for traffic-calming measures like speed bumps on Sycamore or red curbs on Valley Dairy just to prevent unsafe drop-offs. These are real impacts on our quality of life.

3. Aesthetic Impact and Property Values
The Willemsen property has, until now, maintained a pleasant, residential appearance. The open grass fields blend well with the neighborhood. Replacing these with high fences and oversized round yurts is not consistent with the surrounding architecture or the city’s own building codes. Five years is too long to ask residents to accept such a visual disruption. I am also concerned about potential impacts on nearby property values.

This proposal is not in alignment with the original intent for the Willemsen property, nor does it serve the broader Buellton community. I respectfully urge the Commission to reconsider the approval of this project.

Sincerely,
Mike Pickard
259 Valley Dairy Road

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From: Michaela Gomez
Cc: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: Supporting Waldorf-inspired elementary school to the valley Date: Thursday, July 3, 2025 11:25:49 AM
Dear Planning Department,
My name is Michaela Gomez, and I’m a resident of Santa Ynez and the parent of a child who is enrolled to begin preschool at the new Waldorf school this fall. While I had hoped to attend the meeting in person, I’m unable to be there, so I’m writing to express my strong support for this incredible initiative.

What means the most to me, as a parent, is how Waldorf education nurtures emotional regulation and “thinking outside the BARN” ☺ foundations that even many adults struggle with. In a world that often rewards speed over depth, Waldorf helps grow resilient, thoughtful, and innovative children who, with every day, become grounded and capable adults.

In a time when childhood is so often rushed and overscheduled, this school offers something truly rare: a focus on play, creativity, connection with nature, and a rhythm that supports healthy, balanced development.

I want to thank you for your time and for considering your support of this important project.

I hope you’ll recognize the value this school brings — not just to the families enrolled, but to the wider community as well.

Thank you again,
Warmly
Michael Gomez
805-455-4748
Santa Ynez Resident
Public Comment received 7/3/2025 Page 233 of 291
From: David Haq
To: Planning
Subject: Willemsen property proposed school
Date: Wednesday, July 2, 2025 6:56:24 AM
Hello,
I live at 234 Valley Dairy Road, Buellton CA 93427 which is 2 houses away. Like many of the residents here I feel this project does not belong in our neighborhood. Among many concerns are the traffic and noise but least of all is the unsightly fence and structures they have proposed. The founders seem to be out of touch with the local community and we feel this project would be better suited on private land. Lastly it has come to my attention that Waldorf schools are proponents of Pagan spirituality and my family is uncomfortable with such practices being so close to our home. We would not have purchased our home if that were the case at the time.

Thank you,
David Haq
Public Comment rec'd 7/2/2025 Page 234 of 291
From: Li-At Rathbun
To: Devon DeFazio; Planning; council
Cc: Scott Wolfe; Andrea Keefer; Cara Miralles
Subject: Signed petition in opposition to Resolution No. 25-07 (Hundred Hills school at "Willemsen property") Date: Thursday, July 3, 2025 1:12:28 PM
Attachments: WaldorfSchool_HundredHills-OppositionPetition0701.pdf Dear City of Buellton Planning Commission, City Council, and Mayor:

The names on this list represent others who, like me, only learned about this plan after your June 23 meeting.

I gathered these signatures within only a couple of hours. I also spoke with a handful of people who wanted to know more about the project before signing or wanted to quietly support the opposition without signing the petition. But I did not encounter anyone who was in favor of this project.

The people I spoke with were surprised and:

Angered that the City seemingly tried to pass this project under the radar, without giving the community adequate time to comment
Upset that the City wants to use this public space for private use Repulsed by the prospect of having to look at these massive structures as part of their neighborhood scenery—on walks, drives, or just when they stand in their front yard Perplexed by yurts as the chosen design
The signatures almost exclusively represent people in the neighborhood that includes the Willemsen property. One person on the list works in Buellton and was so astounded by this brazen proposal that she wanted to be part of the petition opposing it. I've spoken with others who don't understand how the City is considering putting a private school on our public land.

Regards,
Li-At Rathbun, Meadow View Drive resident
Public Comment recieved 7/3/2025 Page 235 of 291
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From: Catie Webster
To: Scott Wolfe; David Silva; Elysia Lewis; Hudson Hornick; John; Planning Subject: YES to Hundred Hills School
Date: Thursday, July 3, 2025 2:38:49 PM
Dear Planning Commission, City Council, City Manager Wolff, and Mayor Silva, My name is Catherine Webster I am writing to you in support of the Hundred Hills School proposal in Buellton.

I am a new resident in the city. I, myself, was a Waldorf student from preK thru middle school. I can't express enough how much that educational journey means to me and how it positively influenced my life. I was an assistant at a Waldorf -inspired school for several years as well. My son, Mason, is registered for the preK class at Hundred Hills School this fall and we will be within walking distance to the school. I am thrilled for this opportunity for my son. This Waldorf school will be a good neighbor. It will meld with this community and create good and beautiful relationships.

The parents want this education in the valley. Let's make it happen! Sincerely,
Catherine Webster
227 Valley Dairy Lane
Buellton, Ca. 93427
Waldorf student, Waldorf mom, Waldorf educator
Public Comments recieved 7/3/2025 Page 239 of 291
Buellton Planning Commission,
My name is Scott Bramsen, I have been a resident of Buellton for thirty-four years and currently live at 276 Riverview Drive. I wanted to write this letter highlighting concerns with the Hundred Hills School project and propose other suitable solutions for the future land use.

Let me start with a short recap of the history behind the original purchase of the property by the city in 2020 and what was promised behind the acquisition. While many residents wondered why the city had interest in the property to begin with, the purchase was approved with previous city leadership including former Mayor Holly Sierra. During this acquisition the former Mayor reached out to the constituents and promised that this property would be used for community-based activities. This promise comprised of a verbal commitment based on recommendations from the community to build things like a Sports Complex, Community Pool, Splash Pads and a few others. Unfortunately, here we are several years later with much of the lot undeveloped and faced with a timing issue to avoid mandated high density residential housing. Its unfortunate but seems as if the city is considering Hundred Hills School in part because it’s an ultimatum. I don’t think it’s a surprise at this point that many residents are sharing concerns over this project. At face value this project has been in the works for much longer than some are leading on and the more conversations I have, the more information I do not trust.

Hundred Hills School was brought to my attention a few months ago and nobody I talked to had much information regarding the status or phase of the project. I received a phone call from an old acquaintance of mine named Whitney Stevenson around the middle of June and couldn’t answer the call. Later that day I learned that she was one of the applicants for this project and I wanted to inform myself with as much information as possible to avoid a situation that I was ill informed of. After looking at the conceptual designs, talking with many fellow residents and having a conversation with Council Member Hornick My concerns grew. The following are reasons that I currently oppose the project.

Many times, residents have complained about the constant speeders on Sycamore Drive which will serve as the primary entrance for this project. The complaints to city staff also came with recommendations to alleviate this concern with things such as speed bumps, stop signs, traffic enforcement, stop lights and we are met with the status quo. The initial phase of this proposal will have an attendance of up to 50 children daily, plus staff. A very rough estimate suggests 26,000 additional cars entering the neighborhood annually which would be specific to Hundred Hills School. Not only does this raise additional concerns with traffic but it puts significantly more wear and tear onto the roadways. This all adds additional maintenance costs Public Comment received 7/3/2025 Page 240 of 291
to the city which translates to the taxpayer. None of this is considering the construction traffic through the building process. During my conversation with Council Member Hornick I had asked where the drop off and pick up was going to occur, I was told that the applicant had ensured the city that this was going to happen in the parking lot below at Riverview Park. This is also problematic because again a private entity is going to take away more public land that was purchased for community use. Why haven’t other access methods entertained such as an Industrial Way? I would assume this is a cost issue which shouldn’t concern the city because it’s a private business that is seeking land use from the city, not the other way around. We need to hold projects accountable for construction amendments that make sense for the community if not, post project solutions once again fall on the taxpayer. It’s also important to note that as it reads, Hundred Hills is seeking an expansion to the lower parcels on the property through future phases. This is eating up some of the only space the city owns for future community use.

As mentioned in the proposal and now in news articles, the annual tuition for Hundred Hills School will be $20,000. I am going to be the person who gives a very straight forward opinion, 99.9% of Buellton’s residents will not be able to afford this. Buellton’s demographic comprises largely of middle-class families and elderly folks who are not going to utilize this option for education. I have heard of a couple of families that are interested in this schooling option for their children and can inform you are from outside of the city limits. The reason that this is concerning for me most is the city is considering this high-cost educational facility that many if not all its tax paying residents cannot afford, on land their tax dollars paid for. Not to mention the 501c(3) status that has been awarded to hundred hills school will limit the amount of revenue that is generated into the city through its tax exemption.

I think Hundred Hills has a place in our tranquil and unique community, but on privately owned land. This project shouts “watchout”. I would have a much different approach if a high dollar project reached the cities desk from a property owner. The applicants seem to have deep pockets, and it would be very sad to see the city open itself up to liabilities if things don’t go according to plan during the proceedings of the project. It is always concerning hearing promises and how stories change from one person to another from ambitious wealthy individuals seeking the support of a small community. Has the city offered to sell a parcel of this property to the applicants? If not why, it would solve several concerns that are coming from people opposing the project. I encourage you to ask yourself how Buellton benefits from this project. If your answer is another schooling option for the residents, then I encourage you to look at your demographics.

So, the question becomes what the options with the remainder of the property are. I am aware that there is a concern with state mandates on vacant parcels that become subject to housing demands. It is extremely unfortunate that this property has been generally vacant for Public Comment received 7/3/2025 Page 241 of 291
the last several years and now the city is on the clock to come up with active use with little time.

My biggest recommendation would be to move funding from other non-essential projects to complete something more permanent on the vacant parcels. The plans to “remodel” the last of the green space on Avenue of the Flags can wait. If there are any funds set aside to design and develop the Avenue of the Flags project, immediate action should be taken to allocate that funding to the vacant property in Meadow Ridge. If funding from this source is inadequate, we should look elsewhere. Simple options to construct lower cost options that give an active use status should be in consideration, even if there are plans to expand in the future. Things such as Pickle Ball Courts, Frisbee Golf Course, walking paths, event parking etc. If there is anyway to make a resolution that expands Riverview Park to encompass the remainder of the property it seems like a suitable solution. This is what the longtime resident of Buellton are seeking and builds upon the foundations of healthy youth. The upper portion of the property seems like a non-issue if its deemed parking and green space for the City Library and Children’s Museum.

I will leave you with this. It is abundantly clear that this project is not supported by a large portion of the community for various reasons. You have a chance to do right by the promises of past elected representatives and give back to the community with this land. I’m encouraging you to not let yourself be compelled by a special interest project that will not serve the people living in this community. I am raising a third generation of Buellton children and hope that my grandchildren will have the options of recreation in town that my children don’t. I am actively seeking to become a part of the solution and strongly encourage you to reach out for any assistance needed to reach a suitable solution.

Very Respectfully,
Scott, Ashley, Ellie, Max and Abby Bramsen
805-705-9584
Public Comment received 7/3/2025 Page 242 of 291
From: Andrew Hicks
To: David Silva
Cc: Planning; Scott Wolfe; Hudson Hornick; Elysia Lewis; John Subject: In Support of Hundred Hills School
Date: Thursday, July 3, 2025 3:47:29 PM
Dear Mayor Silva, Council Members, and Planning Commissioners, I am writing to express strong support for the Hundred Hills School proposal.

There are currently insufficient preschool and elementary options in Buellton. We purchased what we hoped would be our forever home here, only to find ourselves perpetually on the waitlist for Zaca Center Preschool. As a result, we began driving 90 minutes daily roundtrip to get our child to preschool, which quickly proved unsustainable.

The shortage of local early education options creates real barriers for families. We personally know of at least one other family who also commutes some 80 minutes daily roundtrip for their children's education due to the lack of available local spots. Buellton risks losing families like ours—or failing to attract others—because of the scarcity of accessible, high-quality education options.

My family has had the opportunity to attend several Hundred Hills School events. We have been struck by the high caliber of their faculty. The joint head of school brings 32 years of experience, the kindergarten teacher has 20 years, and the kindergarten assistant brings 3 years of Waldorf experience, along with a Master’s in Education and a B.S. in Biology. Hundred Hills School is a nonprofit enterprise focused on providing quality education. They are devoted educators with strong track records and a shared commitment to building something meaningful for this community.

Buellton has a real opportunity to support a solution that directly addresses a pressing local need. With a time-limited lease, the path forward is low-risk. This proposal offers immediate benefits and long-term potential for Buellton families.

Thank you for your consideration.

Sincerely,
Andrew Hicks
Buellton, California 93427
Public Comment rec'd 7/3/2025 Page 243 of 291

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From: Katie Rose Isaacson Hames
To: David Silva; Elysia Lewis; Hudson Hornick; John; council; Planning; Scott Wolfe Subject: Letter in Support of Hundred Hills School Project Date: Tuesday, July 8, 2025 10:50:24 AM
Hello,
My name is Katie Isaacson Hames and I am writing to express my wholehearted support for city approval of the Hundred Hills School project. My grandmother was the second baby born in Solvang and she grew up to be the schoolteacher in the one room schoolhouse in Solvang. My father taught at Allan Hancock College and there is a scholarship named in his honor and memory. It is an understatement to say that education (both public and private) is important to my family. The valley has changed rapidly since my grandmother’s time in the schoolhouse. Development has crept over agricultural land and wild land. The number of outstanding local restaurants is on the rapid upswing.

Tourists flock here and families move here. There are more job opportunities and there is more traffic. Change is abundant everywhere you look, and every local citizen is experiencing a combination of good change and hard change.

The explosive population growth in this valley has not been matched by any significant increase in options or space in schools for families when it comes to school. This valley has many wonderful schools, but as the population grows, the area needs more early childhood centers and more schools in general. When we were looking at early childhood options for our children, our school district did not offer preschool options. We looked all over the Valley and in Lompoc. We looked at many factors--location, hours, philosophy.

We needed a school that covered our working hours and we wanted a secular, play based education.

We honed in on Zaca Center Preschool, but there was a long waiting list. Our children aged off of the waiting lists of multiple schools, with no hope of actual enrollment. This was nine years ago, and families still routinely encounter waiting lists for local early childhood programs. We ended up choosing to commute to the Waldorf school of Santa Barbara in Goleta for preschool. Although some would call this a privileged choice, we make great sacrifices to make this happen. We do not go on vacations, we do not have fancy cars. We choose to invest our hard-earned money in our children's education, and we drive to Goleta to do this.

What keeps us there? Our kids have a screen-free education, they are thriving, they take the time to thank the people who grow their food before they eat meals, they have outstanding teachers, and the Waldorf approach to teaching and learning has put them on the path to becoming lifelong learners.

There is not a single other school in this county (I am not counting forest programs that children go to for a couple of years) that offers a screen-free education. This is absolutely outrageous given what current research shows about the physical and mental wellbeing of children in relation to screen time. Hundred Hills School will be the second screen-free school in our county, and this will be a rare and important win for children. As a business owner in the agricultural community, I also feel strongly about the deep connections that Waldorf teachers foster between students and the land and the animals and people who work to feed the community. WSSB provides a marvelous, intentional learning environment for my children, and the children of this valley would find this in Hundred Hills School. Given the pressure of development in this area, the more young stewards of the land we have in our town, the better.

When the City of Buellton purchased the Willemsen Dairy Property, the former mayor of Buellton, Holly Sierra stated that “[the property] belongs to the community. But the big question is what do we Public Comment received 7/8/2025 Page 254 of 291
want to do with it — without inundating the neighborhood." Sierra made this promise to the community in 2020 without establishing a tangible, timely plan for upholding these powerful, hopeful words. After attending the July 3rd, 2025 meeting about the proposal for Hundred Hills School, I realized that residents who oppose the school project feel betrayed by the fact that the city is seriously considering this project on an area that is currently an open lawn in the neighborhood.

Five years later, there is still no tangible plan for the space, but the former mayor’s promise hangs in the air.

We all want our neighborhoods and towns to be safe places, and many people focus on making their homes or their blocks into their own sanctuaries. Don’t we also want our community to be vibrant and meet the needs of the people who live here, whether they arrived in 1910, 1990, or 2025? The Waldorf School of Santa Barbara is a private school (a nonprofit) that leases its campus from the Goleta Union School District. It shares the campus with another private, nonprofit school, South Coast Montessori School. It is also at the end of a culdesac in a residential neighborhood. The Goleta Union School District obviously earns money from this lease and this directly benefits the local public school system. Many neighborhood residents visit the school during special festivals that welcome the greater community to the campus. Since Hundred Hills School would be on city land, the City of Buellton would definitely benefit from lease income from the school site.

I urge the official leadership in Buellton and Buellton residents to think about this creatively and with a long-term approach. Instead of just saying no to this project, what if this project could benefit everyone involved? I believe it can. What if the city said yes to Hundred Hills School, and designated the income from this five-year lease to plan and fund the open space that the residents of the city and the neighborhood need and want? What if the lease provided the funds to renovate the barn for city use?
At the meeting, I heard a lot of neighborhood residents use the term "open space" when they referred to the section of the Willemsen Property in question. Open space generally refers to areas of land that are undeveloped or have limited development, often used for recreation, agriculture, or conservation. It is really important to pay attention to the nuances of this term in this context. What are people trying to save in this case? This lawn used to be part of a dairy farm. It is now an area within city boundaries comprising three parcels that could all be developed into single family homes.

At present it is developed land that has not been formally designated as a recreation area. The reality is that the Willemsen Dairy property was not purchased by a land conservation group, it was purchased by the city. And originally the city was considering part of the property as an area for a wastewater treatment plant. If you have concerns about traffic and safety (and I would too), aren’t these concerns already thoughtfully addressed in the planning efforts? Do you not like change or development? I don't like change or development either, but we are far from the days of accommodating all of the children in the area in a one room schoolhouse surrounded by fields. Buellton is growing and changing rapidly. Starbucks and Tractor Supply were allowed into the small town where we already had employee-owned Farm Supply and the Coffee Cabin. This is an area where suburban sprawl hits and pressures agricultural land, grassland, oak woodland, and open space on all edges of town. As one neighborhood resident pointed out so eloquently in her letter of support, if you have to choose between a school, single family homes, or condominiums, a small school would have the least amount of impact on the neighborhood. More importantly, how often is a neighborhood encountering development as lucky as this neighborhood? Originally, the founders saw long term possibilities for the school on this site, but recently learned that there is a five-year limit. This campus is clearly temporary—It will only be there for five years, the city will gain significant income, and then the school will move. The lawn could become a designated open space for recreation, thoughtfully planned by the city for the community, funded by Public Comment received 7/8/2025 Page 255 of 291
the school lease.

I urge all community members to approach this subject with open hearts and minds, giving the founders the benefit of the doubt--they are trying to start a not-for-profit school for this community.

The founders are not developers. They are not new-comers: Whitney grew up here, and she and her family chose to return and put down roots in this town. This family has been in Buellton for three generations, serving on school boards, doctoring horses, raising animals, employing local residents, leading 4-H groups, buying local, and creating art. They are a hard-working Buellton family who loves this valley and this town just as much as you do. Let’s look at the facts: their whole plan is on the table, ready to read. This is not motivated by power or financial gain. This is a project rooted in hope and community and education and will put the city of Buellton on the map as part of the global Waldorf educational movement.

Thank you for your time and attention,
Katie Isaacson Hames
Public Comment received 7/8/2025 Page 256 of 291
From: Tammy Narkis
To: Hudson Hornick; David Silva; Planning; Jennifer Harvey Subject: One Hundred Hills School
Date: Wednesday, July 9, 2025 5:51:31 PM
Hi -
I have written several emails opposing the One Hundred Hills School. After attending two meetings regarding this school, I am no longer opposed to it.

After careful consideration, with nothing else planned for this space, and the Surplus Land Act possibility, I would welcome the school.

This would give the neighborhood time to prepare something long term for that space.

Thank you for your patience.

Tammy Narkis
Sent from my iPhone
Public Comment recieved 7/10/2025 Page 257 of 291
From: Neal Narkis
To: David Silva; Hudson Hornick; Elysia Lewis; John; Planning Subject: Comments on Appeal of Denial of Hundred Hills School Project Date: Tuesday, July 15, 2025 3:25:00 PM
From:

Neal Narkis
249 Dairyland Rd
Buellton, CA 93427
To:

Mayor Silva and members of the Buellton City Council
As a long time (nearly 29 year) resident of the Meadow Ridge neighborhood, I would like to share my thoughts regarding the Hundred Hills School proposal to be located on the former Willemsen property adjacent to the new library. This project was recently denied by the Planning Commission, and as I understand it, has been appealed to the Buellton City Council. I ask that the Mayor and Council members please consider my comments in deciding whether or not to approve or deny the Hundred Hills School project appeal.

Let me start by saying that given my choice, I would like to see no additional development or structures on that property. The open space has been a feature of the neighborhood since it was first developed, and the Meadow Ridge residents have grown used to, and are fond of seeing the natural beauty and peacefulness of this open area. It is a large part of the character of the neighborhood, and it is something that is not given up easily. This is probably why there was considerable pushback and objection at the recent Planning Commission meeting to the proposal for a school to be located there. However, due to the possibility that the land could be taken and developed into high density housing under the Surplus Land Act, it appears that leaving the area open is not a viable or prudent option. I would like to see the Council undertake sufficient research and studies to verify whether or not these parcels on the former Willemsen property would actually be subject to development under the Surplus Land Act. A negative determination would certainly change the equation in terms of how to proceed on a use for this land, and could be a major factor in deciding whether or not to approve or deny the Hundred Hills School project appeal.

That said, because of the current uncertainty involving the Surplus Land Act, and seeing that there are currently no active proposals (other than the proposed school) for utilizing the land to prevent the State from seizing and developing the parcels, I believe that the Hundred Hills School proposal would be the best option to utilize this land until a definitive determination can be made regarding the applicability of the Surplus Land Act to the parcels in question. A more permanent solution can be arrived at later based on those findings. Given the options available short term, I feel that the Hundred Hills school will have the least negative impact on the Meadow Ridge neighborhood, and the five year lease will allow the City and the residents of the community ample time to come up with a suitable long term solution as to how to best utilize the property. If the school proposal appeal is denied, I believe we would be scrambling and rushing to figure out what to put there instead, to prevent development under the Surplus Land Act. This would most likely result in a less than optimal choice, arrived at under duress, and without sufficient time for thoughtful consideration and input from the community.

Should the Hundred Hills School appeal be approved, the City and residents will have plenty of time to find an acceptable long term plan for the Willemsen land parcels. Maybe merging all the separate parcels into one big parcel would protect the entire area from being subject to development under the Surplus Land Act, due to there being a library there already? I haven’t done enough research to know how the Surplus Land Act operates, so more investigation needs to be undertaken to determine a definitive answer to Surplus Land Act question as I mentioned above. I have heard that some residents are questioning whether the threat of development under the Surplus Land Act is an actual possibility, and whether or not this is just being used a scare tactic to justify approval of the Hundred Hills School project. I believe the public deserves a definitive answer from City leaders regarding the potential exposure of the Willemsen land parcels to the Surplus Land Act.

To finish up my comments, I would like to state what I would NOT like to see as a long term solution. Whatever is to go on the Willemsen land parcels long term should NOT be any sort of attraction or draw. It should not be a Public Comment Received 7/15/2025 Page 258 of 291
splash pad or a playground or a skate park or anything else that shows up on Google Maps as somewhere to go or something to see. It should not be a destination that people read about online and then want to go there. We don’t need something that will draw more cars, traffic, and visitors to the neighborhood.

What should go there is what I like to call a passive development. Perhaps a large circle with benches and maybe a soothing water feature where folks walking the neighborhood might stop and rest for a while, read a book they have just checked out at the library, meditate, or just enjoy the views of the mountains and the sounds of nature, or perhaps watch one of the frequent rocket launches. What should go there should be something that maintains the open feel that the residents of this neighborhood have loved and appreciated for so long. Maybe some local artists could create some tasteful sculptures or art pieces to give the area some character. This is my long term vision for what I would like to see put on the property adjacent to the library.

I thank the Mayor and Council members for taking the time to read my thoughts and comments. I hope you will consider what I have written here in helping to decide the best course of action regarding the Hundred Hills School project appeal, as well as what will be the best short term and long term use of former Willemsen property.

Best regards,
Neal Narkis
[email protected]
805-588-7505
Public Comment Received 7/15/2025 Page 259 of 291

CITY OF BUELLTON
City Council Agenda Staff Report
City Manager Review: SW
Council Agenda Item No.: 7
To: The Honorable Mayor and City Council
From: Scott Wolfe, City Manager
Meeting Date: July 24, 2025
Subject: Resolution No. 25-25 – “A Resolution of the City Council of the City of Buellton, California, Authorizing and Approving A License Agreement With SYV Waldorf, Inc., for Use of A Portion of the Willemsen Property, Located At 202 Dairyland Road”
______________________________________________________________________________

BACKGROUND
The City Council has been requested to consider granting a license to occupy a portion of the former Willemsen property at 202 Dairyland Road for the purpose of operating a private elementary school, proposed to be called Hundred Hills School.

Under the applicant’s proposal, the school would begin with a Kindergarten class and a pre-school class. Each subsequent year during the term of the license agreement, a grade level would be added, potentially up to the fourth grade in the fifth year of the agreement.

At its maximum enrollment, the number of students would be limited to 50.

The proposed design and operation of the school site is further outlined in the Conditional Use Permit Public Hearing earlier in this evening’s agenda. It is assumed that there is no need for the City Council to consider the license agreement if the Conditional Use Permit is not approved. As a result, this report will focus on the license agreement and not provide details on design and operational matters.

The attached agreement provides a license to Hundred Hills School to occupy and utilize the site identified in the Conditional Use Permit application. The terms include an initial license fee of $1,750 per month for the duration of the term of the agreement, Given the limitations on the use of the area, the limited term of the agreement, the requirement to remove all improvements (buildings, fencing, etc.) and return the property to its original state upon vacation, and the requirement that all employees, students, parents, and guests park in the remote parking lot currently being constructed on the “lower” portion of the Willemsen property, this amount is a reasonable fair market value for the 0.68 acre site.

The Exhibits noted in the Agreement will be populated by drawings from the Conditional Use Permit, assuming that it is approved by the City Council, and after modifications required by conditions, if any, have been made.

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Resolution No. 25-25 Page 2 July 24, 2025
The license period established by the agreement is a period of five years, without the possibility for an extension. The limited term of the agreement and the inability to extend the license stem from a need to meet the requirements of the Surplus Lands Act. As the City does not consider this land to be surplus, and has no intention of selling the property, these limitations are imposed to avoid the need for the process that would be required in the event that a sale of the property were considered.

The agreement addresses such matters as property maintenance, indemnification of the City and insurance requirements, and compliance with other City requirements, to include the requirement for all parking (with the exception of a single ADA Accessible space) to take place within the remote parking lot. More specific operational requirements are addressed as conditions of the Conditional Use Permit, which will also have effect if it is approved by the City Council.

FISCAL IMPACT
The approval of this license agreement will result in an increase in City General Fund revenue in the amount of $1,750 per month, with a total revenue over 5 years projected to be approximately $105,000.00. There will be costs to the City associated with ongoing administration of the license agreement. However, these costs are expected to be minimal.

RECOMMENDATION
Staff recommends that the City Council receive the staff report, take public testimony, and consider the request in light of all the information provided. Should the City Council determine that approval of the License Agreement is appropriate, the City Council should adopt Resolution No. 25-25 – “A Resolution of the City Council of the City of Buellton, California, Authorizing and Approving a License Agreement with SYV Waldorf, Inc., dba Hundred Hills School, for Use of a Portion of the Willemsen Property, located at 202 Dairyland Road” and authorize the Mayor to execute the Agreement.

ATTACHMENTS
Resolution No. 25-25 (Exhibit A - Temporary License to Use Real Property)

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RESOLUTION NO. 25-25

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF BUELLTON, CALIFORNIA, AUTHORIZING AND

APPROVING A LICENSE AGREEMENT WITH SYV
WALDORF, INC., FOR USE OF A PORTION OF THE
WILLEMSEN PROPERTY, LOCATED AT 202 DAIRYLAND
ROAD
WHEREAS, the subject property is a portion of the property located at 202 Dairyland Road in Buellton, California 93427, commonly known as the “Willemsen Property” (“Property”); and
WHEREAS, the Property is approximately 20 acres over five parcels and consists of a non-buildable “downhill” portion and a buildable “uphill” portion that is currently home to the City’s library and a pre-operational children’s museum; and WHEREAS, the City owns the Property and has a desire for this land to be used as a civic and recreational amenity for the residents of the City and the surrounding Santa Ynez Valley; and WHEREAS, Hundred Hills is a private school in its very early stages that seeks to establish within the City or the Santa Ynez Valley to supplement the educational offerings currently available to residents; and
WHEREAS, the City has received an application from Hundred Hills to utilize a portion of the Property for a limited time in order to establish the school while it seeks a larger permanent facility for ongoing operations; and
WHEREAS, the City has a portion of the Property that is currently unutilized but that will be included in the City’s long-term plans for the Property to be a civic and recreational amenity; and
WHEREAS, the Property is zoned as RS-6 (Single-family Residential – 6,000 square foot lot area minimum) permitting the establishment of a school, and Hundred Hills has applied for and received such zoning approvals as are necessary for the establishment of a school prior to the adoption of this resolution; and
WHEREAS, the CITY is willing to license the use of the requested portion of the Property for a period of less than five years so that Hundred Hills may establish operations but requires that Hundred Hills depart the Property at such time as it completes its fifth school year of operation; and
WHEREAS, with zoning approvals completed the short-term licensing of the use of a portion of the Property does not implicate the Surplus Lands Act or require more than the approval of the proposed license agreement for the parties to move forward.

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Resolution No. 25-25 Page 2 June 24, 2025
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Buellton that it does hereby approve the License Agreement in a form substantially similar to that attached hereto as Exhibit A with Hundred Hills for the use of a designated space at Property and does authorize the Mayor to execute same for and on behalf of the City of Buellton.

BE IT FUTHER RESOLVED that the City Manager is directed to implement the terms and conditions of said License Agreement.

PASSED, APPROVED and ADOPTED this 24th day of July, 2025.

________________________________
David Silva
Mayor
ATTEST:
________________________________
Linda Reid
City Clerk

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Page 1 of 28 ends

TEMPORARY LICENSE TO USE REAL PROPERTY

LOCATION
202 DAIRYLAND ROAD, BUELLTON, CA
(APN: 099-66-032, -033, -034)
LICENSOR:

THE CITY OF BUELLTON
LICENSEE:

SYV WALDORF INCORPORATED

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TEMPORARY LICENSE TO USE REAL PROPERTY
__________
202 DAIRYLAND ROAD, BUELLTON, CA

LICENSE SUMMARY
DATE OF LICENSE Effective Date is July 24, 2025
COMMENCEMENT DATE The License shall commence on July 25, 2025 LICENSOR City of Buellton
LICENSEE SYV Waldorf Incorporated DBA Hundred Hills School

ADDRESS OF LICENSEE
PROPERTY That portion of 202 Dairyland Road, Buellton, CA (APN:
099-66-032, -033, -034) more particularly described in
Exhibit A and depicted in Exhibit B
COMMON AREA Parking as depicted in Exhibit B
TERM 5 years
BASE LICENSE FEE $1,750 per month

ADDITIONAL

CONSIDERATION
Additional consideration per Section 4.2.

PARKING SPACES Parking as depicted in Exhibit B
UTILITIES All Utilities, including, without limitation, any costs associated with improvements for the provision of Utilities to the Licensed Premises, to be paid by Licensee
PERMITTED USE Waldorf Elementary School for up to five (5) grades, plus a pre-school class
IMPROVEMENTS Installation of six (6) bungalows as depicted and described in Exhibits B and C

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TEMPORARY LICENSE TO USE REAL PROPERTY
____________
202 DAIRYLAND ROAD, BUELLTON, CA
(APN: 099-66-032, -033, -034)
This TEMPORARY LICENSE TO USE REAL PROPERTY (“License”) dated effective on _July 24, 2025, (“Effective Date”) is entered into by and between the CITY OF BUELLTON, a municipal corporation (“Licensor”), and SYV WALDORF INCORPORATED, a 501(c)(3) based in California (“Licensee”). Licensor and Licensee may individually be referred to as a “Party” and may collectively be referred to as the “Parties.” Capitalized terms used herein and not otherwise defined shall have the meaning set forth in this License.

RECITALS
A. Licensor owns that certain land located at 202 Dairyland Road, Buellton, CA (APNs: 099-66-032, -033, -034) as described and depicted in Exhibits A and B (“Property”).

B. Licensor desires to license to Licensee, and Licensee desires to license from Licensor, a vacant portion of the Property as described and depicted in Exhibits A and B (“Licensed Premises”) such that Licensee will operate a Waldorf Elementary School with up to, but not exceeding, five grades and a pre-school class and, in connection therewith, Licensee may construct certain improvements as described and depicted in Exhibits B and C.

NOW THEREFORE, pursuant to the foregoing and in consideration of the mutual promises set forth herein, and for other good and valuable consideration, the receipt of which is hereby acknowledged, the Parties hereby agree as follows:

AGREEMENT
ARTICLE 1. RECITALS. The forgoing Recitals are true and correct, and incorporated by reference herein.

ARTICLE 2. GRANT OF LICENSE; PROPERTY.

2.1. Licensed Premises. Licensor licenses to Licensee and Licensee licenses from Licensor, subject to the terms and conditions provided in this License, the Licensed Premises as described and depicted in Exhibits A and B (“Licensed Premises”).

ARTICLE 3. TERM.

3.1. Term. The term of this License shall be for a period of five (5) years (“Term”) commencing on July 25, 2025(“Commencement Date”). This License shall end at midnight on July 24, 2030________ (“Expiration Date”), unless otherwise terminated in accordance with the provisions of this License. No extension of this License shall be allowed.

ARTICLE 4. CONSIDERATION.

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4.1. Base License Fee. Licensee shall pay Licensor, as Base License Fee for the Licensed Premises, One Thousand Seven Hundred Fifty Dollars ($1,750) a month commencing on Commencement Date (“Base License Fee”). Licensee shall, commencing on the Commencement Date and continuing thereafter on the first day of each and every month during the Term of this License, pay to Licensor in advance, such minimum monthly Base License Fee, plus such additional sums as required in this License, without setoff, deduction or demand, except where expressly otherwise provided. If Licensee’s obligation to pay such Base License Fee does not commence on the first day of a calendar month, the Base License Fee payable by Licensee for the first fractional month shall be prorated on a thirty (30) day basis.

4.2. Additional Consideration.
a. Taxes, Maintenance, and other Licensee Obligations. Licensee shall pay as “Additional Consideration” upon demand from Licensor, the sums described in Article 5, Section 9.1, and such other sums due and payable pursuant to this License. Said sums shall be paid upon demand from Licensor and without setoff.

4.3. Interest and Late Charges. If Licensee shall fail to pay when due and payable any Base License Fee, Additional Consideration, or other amounts or charges which Licensee is obligated to pay under the terms of this License, (collectively, the “Consideration”) such unpaid amounts shall bear interest at the maximum rate allowed in the State of California. In addition to such interest, Licensee acknowledges that the late payment of any monthly installment of Base License Fee or Additional Consideration will cause Licensor to incur costs and expenses not contemplated under this License, including but not limited to administrative and collection costs and processing and accounting expenses the exact amount of which is extremely difficult to fix.

Therefore, if any such payment is not received by Licensor within ten (10) days from the date such payment is due, Licensee shall pay Licensor a late charge equal to ten percent (10%) of such payment. Licensor and Licensee agree that this late charge represents a reasonable estimate of such costs and expenses and is fair compensation to Licensor for the loss suffered by such nonpayment by Licensee. Acceptance of any late charge shall not constitute a waiver of Licensee's default with respect to such nonpayment by Licensee nor prevent Licensor from exercising any other rights or remedies available to Licensor under this License.

ARTICLE 5. TAXES AND OTHER IMPOSITIONS.

5.1. Payments of Impositions; Possessory Interest Tax. Licensee shall pay all Impositions prior to delinquency, including without limitation, all applicable possessory interest taxes; provided that if installment payments are permitted by law for any Imposition, Licensee may pay or cause to be paid such installments prior to the applicable delinquency date. Upon Licensor’s written request, Licensee shall deliver to Licensor evidence satisfactory to Licensor of payment of all Impositions. During the first and last years of the Term, all Impositions that become payable during such year shall be ratably adjusted between Licensor and Licensee on a per diem basis in accordance with the respective portions of the applicable calendar year or assessment period.

The term “Impositions” means all taxes, including without limitation, personal, property and possessory interest taxes, assessments, Utilities (as defined in Article 6), excises, levies,

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license and permit fees and other charges that shall or may be assessed, levied or imposed during the Term by any governmental authorities upon the Licensed Premises or any improvements thereon, or any part thereof, including the buildings or improvements now or hereafter located on the Licensed Premises; provided, however, that the term “Impositions” shall not include any income tax, capital levy, estate, succession, inheritance, transfer or similar taxes imposed on Licensor, or any franchise tax imposed upon any owner of the fee interest in the Licensed Premises, or any income, profits or revenue tax, assessment or charge imposed upon the Consideration or other benefit received by Licensor under this License. Notwithstanding the foregoing, Licensee shall be responsible for payment of all transfer and similar taxes imposed in connection with the license of the Licensed Premises to Licensee pursuant to this License and the conveyance of the Improvements, if any, to Licensee.

5.2. Possessory Interest Tax. In connection with Licensee’s obligations under Section

5.1, Licensee recognizes and understands that this License may create a possessory interest pursuant to California Revenue and Taxation Code Section 107.6 and as such this License may result in the assessment of property taxes against the Licensed Premises by the County of Santa Barbara. Licensee shall be responsible for the payment of Possessory Interest Taxes assessed to the Licensed Premises during the Term directly to the County of Santa Barbara.

5.3. Personal Property Tax. In connection with Licensee’s obligations under Section

5.1, Licensee shall pay when due all taxes levied on Licensee's personal property, including but not limited to equipment, trade fixtures and furnishings located in or on the Licensed Premises, and Licensee shall use Licensee’s best efforts to cause such taxes to be assessed and billed separately from Licensor's taxes and cause such tax bill to be sent directly to Licensee.

5.4. Valuation Assessment; Property Tax Exemption. If applicable, Licensee, at its expense, may submit applications for reduction to the assessed valuation of the Licensed Premises or the improvements located thereon for any year for the purpose of reducing taxes thereon.

Licensee shall be permitted to apply for and utilize any applicable exemption from property taxes applicable to the Licensed Premises or the improvements located thereon.

5.5. Failure to Pay Impositions. If Licensee fails to pay any Impositions before the same become delinquent, or as otherwise required pursuant to this Article 5, Licensor, at its election, may pay such Impositions (but shall not be obligated to pay same), together with any interest and penalties due thereon, and the amount so paid by Licensor shall be repayable to Licensor by Licensee as Additional Consideration within thirty (30) days after written notice given by Licensor to Licensee.

ARTICLE 6. UTILITIES.

6.1. Licensee shall pay, at its sole cost and expense for all utilities related to Licensee’s use of the Licensed Premises, including, without limitation, heat, gas, electricity, garbage, water, internet, and other utilities provided to or for the Licensed Premises, including taxes thereon, (“Utilities”). Licensor shall not be liable in damages or otherwise for any failure or interruption of any Utility service being provided to the Licensed Premises.

6.2. Licensee shall also pay, at its sole cost and expense, all improvements necessary to

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provide Utility service to the Licensed Premises, provided that all construction of such improvements shall comply with Section 9.2.

ARTICLE 7. RESERVED.

ARTICLE 8. USE AND CONDITION OF PREMISES.

8.1. Use.
a. Licensee shall use or permit the Licensed Premises to be used only for the operation of a Waldorf Elementary School with up to five (5) grades and a pre-school class, and shall not use or permit the use of the Licensed Premises for any other purpose without obtaining the prior written consent of Licensor. Licensee shall have obtained all required permits and licenses for its use of the Licensed Premises, including, without limitation, permits required by the City of Buellton, prior to the Commencement Date. Licensee acknowledges that no warranties or representations have been made regarding the fitness or suitability of the Licensed Premises for the conduct of Licensee's business or proposed use.
b. Licensee agrees that, in connection with its use of the Licensed Premises, it shall not use or permit the Licensed Premises to be used as follows:

1. For any use other than what is authorized by this License.

2. In any manner that may result in waste or the creation of a nuisance, and Licensee shall maintain the Licensed Premises free of any objectionable noises, odors or disturbances inconsistent with the operation of a school.

3. For any purpose or in any manner which may constitute a violation of the laws of the United States or the laws, ordinances, zoning requirements, regulations or requirements of any governmental entity having authority in the jurisdiction where the Licensed Premises are located.

4. For any unlawful purpose or for any purpose which violates the terms and conditions of this License.

8.2. In the event any permit for Licensee's use of the Licensed Premises requires parking spaces in excess of those parking spaces described in Article 17, Licensee shall obtain prior written approval for the use of such spaces from Licensor.

8.3. Rules and Regulations. Licensor shall have the authority, from time to time, to establish and amend rules and regulations for the Licensed Premises, including the allocation and regulation of parking areas. A copy of any established or amended rules and regulations for the Licensed Premises will be provided to Licensee. Upon receipt of any rules and regulations from Licensor, Licensee and Licensee’s employees shall obey all rules and regulations governing the use of the Licensed Premises as such may from time to time be issued or amended by Licensor.

Licensee shall pass the requirement to follow any rules and regulations onto any assignees, subtenants and licensees. However, Licensor shall not be liable for any violation by other tenant(s) of any such rules or regulations.

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8.4. Condition of Licensed Premises. Licensee acknowledges that it has had an opportunity to inspect the Licensed Premises and, by taking possession of the Licensed Premises, the Licensee accepts the Licensed Premises in its “as-is” and “where-is” condition with no warranties expressed or implied by Licensor as of the Commencement Date.

8.5. Hazardous Materials. Licensor and Licensee agree as follows with respect to the existence or use of Hazardous Materials on the Licensed Premises. a. Environmental Laws shall mean all present and future applicable federal, state and local laws, ordinances or regulations or policies pertaining to Hazardous Materials (including, without limitation, the use, handling, transportation, production, disposal, discharge or storage thereof) or to industrial hygiene or the environmental conditions on, under or about the Licensed Premises and to the protection of the environment or human or animal health and safety. b. Hazardous Materials shall mean any hazardous or toxic substance, material or waste the storage, use, or disposition of which is or becomes regulated by any local governmental authority, the State of California or the United States Government. The term Hazardous Material includes, without limitation, any material or substance which is (i) defined as hazardous or extremely hazardous pursuant to Article II of Title 22 of the California Administrative Code, Division 4, Chapter 20, (ii) defined as a hazardous waste pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act, 42 U.S.C. 6901 et seq. (42 U.S.C. 69093), (iii) defined as a hazardous substance pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. 9601 et seq. (42 U.S.C. 9601 ) or (iv) is listed or defined as a hazardous waste, hazardous substance , or other similar designation by any regulatory scheme of the State of California or the U.S. Government that is similar to the foregoing.
c. Licensee shall not use, generate, manufacture, produce, store, release, discharge, or dispose of, on, under or about the Licensed Premises or transport to or from the Licensed Premises any Hazardous Material or allow its employees, agents, contractors, licenses, invitees or subtenants (collectively, Licensee's Agents) to do so. Licensee shall comply with and shall cause Licensee’s Agents to comply with, and shall keep and maintain the Licensed Premises and cause Licensee's Agents to keep and maintain the Licensed Premises in compliance with all Environmental Laws.
d. Licensee shall give written notice to Licensor promptly after Licensee receives notice of any of the following: (i) any proceeding or inquiry by, notice from, or order of any governmental authority (including, without limitation, the California State Department of Health Services) with respect to the presence of any Hazardous Material on, under or about the Licensed Premises or the migration thereof from or to other property; and (ii) all claims made or threatened by any third party against Licensee or the Licensed Premises relating to any loss or injury resulting from any Hazardous Materials. Licensee shall give written notice to Licensor promptly after Licensee becomes aware of any spill, release or discharge of Hazardous Materials with respect to the Licensed Premises by Licensee or Licensee’s agents. e. Licensee shall protect, defend, indemnify and hold harmless Licensor, its officers, elected and appointed officials, employees, agents, volunteers, successors, and assigns

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from and against any and all claims, fines, judgments, penalties, losses, damages, costs, expenses or liability (including reasonable attorneys' fees and costs) to the extent directly or indirectly arising out of or attributable to the use, generation, manufacture, production, storage, release, threatened relicense, discharge or disposal of any Hazardous Material on, under or about the Licensed Premises by Licensee or Licensee’s Agents or the transportation of any Hazardous Material to or from the Licensed Premises by Licensee or Licensee’s Agents, including, without limitation, the costs of any investigation, monitoring, removal, restoration, abatement, repair, cleanup, detoxification or other ameliorative work of any kind or nature (collectively, “Remedial Work”). Licensee’s obligations under this Section 8.5(e) shall survive the expiration or earlier termination of this License.
f. Upon any spill or release of Hazardous Materials by Licensee or Licensee’s Agents, Licensee shall promptly notify Licensor of the spill or relicense of Hazardous Materials and shall, at its sole expense and promptly after demand by Licensor, commence to perform and thereafter diligently prosecute to completion such Remedial Work as is required under Environmental Laws.

8.6. Non-discrimination. Licensee shall abide by the Federal Civil Rights Act of 1964 and all amendments thereto, and all related administrative rules, statutes and regulations issued pursuant to or subsequent to the Act, as well as applicable state laws and municipal regulations.

ARTICLE 9. MAINTENANCE, REPAIR AND ALTERATIONS.

9.1. Maintenance.
a. Licensee’s Obligations.

1. Upon the Effective Date, subject to the provisions of Article 11, Licensee shall, at Licensee's sole cost and expense, maintain in good repair, order and serviceable condition the Licensed Premises and to the extent they exclusively serve the Licensed Premises every part thereof, including but not limited to all plumbing, ventilation, heating, electrical systems, refrigeration, and equipment exclusively serving the Licensed Premises, windows, doors, storefronts, plate glass, interior walls and ceilings which are part of the Licensed Premises. Except in case of an emergency, prior to Licensee's making any repair, Licensee shall give Licensor written notice that such work will be performed and Licensor shall have the right to approve or disapprove the plans for such repair and all repairs shall be performed in accordance with all applicable regulations, including without limitation applicable provisions of the City of Buellton Municipal Code.

2. Upon the expiration or earlier termination of this License, Licensee shall return the Licensed Premises to Licensor in the same condition as on the date Licensee took possession, except for normal wear and tear and damage by casualty. Subject to Section 10.7, which shall control, any damage to the Licensed Premises, including any structural damage, resulting from Licensee's use or from the removal of Licensee's fixtures, furnishing and equipment shall be repaired by Licensee at Licensee's expense.

3. Notwithstanding the foregoing, Licensee shall not have the obligation to repair damage to the Licensed Premises resulting from causes outside the Licensed

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Premises beyond the control of Licensee or covered by Section 10.7 which shall control.

4. Upon the Effective Date, Licensee shall be responsible for regular vegetation management, consisting of planting, weeding, mowing, pruning, and litter pick-up, for the Licensed Premises.
b. Licensor’s Rights. If Licensee refuses or neglects to make repairs and/or maintain the Licensed Premises, including any improvements constructed thereto, or any part thereof, in a manner reasonably satisfactory to Licensor, without prejudice to any other remedy Licensor may have hereunder, upon giving Licensee twenty (20) days prior written notice, Licensor shall have the right to enter the Licensed Premises and perform such maintenance or make such repairs on behalf of and for the account of Licensee. In the event Licensor so elects, Licensee shall pay the cost of such repairs or maintenance promptly following Licensee's receipt of a bill therefor, with interest thereon at the maximum allowable legal rate from the date of Licensee's receipt of such bill until the date paid. The costs incurred by Licensor in making such repairs shall be treated as Additional Consideration. Licensee agrees to permit Licensor or its agent to enter the Licensed Premises at any time during normal business hours with five (5) days’ written notice, for the purpose of inspecting the Licensed Premises.

9.2. Additions, Alterations, Improvements; Approvals and Procedures. a. Pre-Approval Required. Licensee shall make no alterations, additions or improvements to the Licensed Premises without the prior written authorization of Licensor, and Licensor may impose as a condition to such consent such requirements as Licensor in its reasonable discretion may deem necessary or desirable, including, but not limited to, requirements as to the manner in which, and the time or times at which, such work shall be done, the right to approve the contractor selected by Licensee to perform the work, requirements that any such additions, alterations or improvements upon the expiration of the Term hereof and to restore the Licensed Premises to the same condition as on the date Licensee took possession. Licensee shall submit all requests for approval by the Licensor for any desired alterations, additions or improvements to the Licensed Premises to the Licensor at the address provided for Licensor in Section 16.22; however, the Licensee may construct the Improvements described in Section 9.2(d).

All alterations, additions or improvements shall be made by Licensee at Licensee's sole cost and expense, and shall be diligently prosecuted to completion and in conformance will all applicable laws. All such alterations, additions or improvements shall be removed within thirty (30) days prior to the end of the Term and, if such alterations, additions or improvements are not so removed, then such alterations, additions or improvements shall become the property of Licensor and Licensor shall have the right to dispose thereof from the Licensed Premises. In such event, Licensee shall pay for all such costs of removal and restoration thereof to the Licensor's satisfaction. Licensee shall make such payment within thirty (30) days of receiving of an invoice from Licensor relating to the costs thereof. For the purposes of this Agreement, "alterations, additions or improvements" shall include, without limitation, the Improvements as defined in Section 9.2(d).
b. Standards; Compliance with Law. All work with respect to any addition, alteration or improvement made by Licensee shall be done in a good and workmanlike manner by properly qualified and licensed personnel, in compliance to all applicable local, state and federal

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laws, regulations and requirements (including, without limitation, the City of Buellton Municipal Code), and such work shall be diligently prosecuted to completion. c. Regulatory Approval. Prior to the commencement of any alterations, additions or improvements to the Licensed Premises, Licensee shall submit to City of Buellton ("City") for its approval in its regulatory capacity the proposed construction plans and specification for such alterations, additions, or improvements as well as plans for the demolition of any existing improvements located on the Licensed Premises (collectively, the "Proposed Plans"). The Proposed Plans approved by City pursuant to this Section 9.2(c) shall be referred to herein as the "Approved Final Plans". A copy of the Approved Final Plans shall be maintained on file with Licensor. Licensee shall not make changes to the Approved Final Plans without the prior written approval of Licensor at its sole discretion.
d. Pre-Approved Improvements. After the Commencement Date, Licensee may construct the improvements described in Exhibit C upon the Licensed Premises ("Improvements") in a manner consistent with this Section 9.2 and in locations as depicted in Exhibit B.
e. Prior to the commencement of any work of Twenty Five Thousand Dollars ($25,000.00) or more, Licensor may require, at Licensor's sole option, that Licensee provide to Licensor, at Licensee's expense, a lien and completion bond in an amount equal to at least one and one-half (1-1/2) times the total estimated cost of any additions, alterations or improvements to be made in or to the Licensed Premises, to protect Licensor against any liability for mechanic's and materialman's liens and to insure timely completion of the work. Provided, however, nothing contained herein shall relieve Licensee of its obligation under Section 9.2(h) to keep the Licensed Premises free of all liens.
f. Prompt Payment. Except as otherwise set forth herein, Licensee shall promptly pay the costs of any work done on the Licensed Premises, and shall keep the Licensed Premises free and clear of liens of any kind. Licensee shall indemnify, defend against and keep Licensor free and harmless from all liability, loss, damage, costs, reasonable attorneys' fees and any other expense incurred on account of claims of lien by any person performing work or furnishing materials or supplies for Licensee or any person claiming under Licensee. If any mechanics' , laborers’, materialmen’s, suppliers’ or vendors’ lien or stop notice is filed against the Improvements or the Licensed Premises, then within twenty (20) days after the filing of such lien or service of such stop notice, Licensee shall (i) pay and fully discharge the lien or stop notice, (ii) effect the relicense of such lien or stop notice by delivering to Licensor a surety bond in sufficient form and amount, or (iii) provide Licensor with other assurance satisfactory to Licensor that the claim of lien or stop notice will be paid or discharged. If Licensee fails to discharge any lien or stop notice within twenty (20) days after such lien or stop notice is filed, or fails to furnish such security within such time, then, in addition to all other rights or remedies, Licensor may, but shall not be obligated to, discharge the same: (i) by paying the amount claimed to be due; (ii) by procuring the discharge of such lien by deposit in court; (iii) by giving security; or (iv) in such other manner as is, or may be prescribed by law. All expenses incurred by Licensor for any of the aforesaid purposes, including all reasonable attorneys' fees, shall be repaid by Licensee to Licensor on demand with interest thereon at the maximum rate permitted by law from the date of payment, and, if unpaid, may at Licensor's election, be treated as Additional Consideration.

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Licensee shall have the right to contest in good faith and by appropriate legal proceedings the validity or amount of any mechanics’, laborers’, materialmen’s, suppliers’ or vendors’ lien or claimed lien; provided that Licensee shall utilize all reasonable means (including the posting of adequate security for payment) to protect the Licensee’s licensehold interest in the Licensed Premises acquired pursuant to this License through expiration or termination of this License (“Licensee’s Estate”), Licensor’s fee interest in the Licensed Premises and reversionary interest in the Improvements following the expiration or termination of this License and any other interest of Licensor in the Land or the Licensed Premises against foreclosure (“Licensor’s Estate”). In addition to any other indemnities provided in this License, Licensee shall indemnify, protect, defend (with legal counsel approved by Licensor), and hold harmless the Indemnitees from any and all alleged or actual Claims arising by reason of a mechanic’s lien or work, labor, services, or materials supplied or claimed to have been supplied to Licensee or anyone holding the Licensed Premises or the Improvements, or any part thereof, through or under Licensee.

Licensor shall have the right to post and keep posted on the Licensed Premises any notices which the Licensor may deem necessary for the protection of Licensor and Licensor’s Estate from mechanics’ liens or other claims.
g. No Liens. Licensee shall keep Licensee’s licensehold interest, and any additions or improvements which are or become the property of Licensor under this License, free and clear of all attachment or judgment liens. Before the actual commencement of any work for which a claim of lien may be filed, Licensee shall give Licensor written notice of the intended commencement date a sufficient time before said date to enable Licensor to post notices of nonresponsibility or any other notices which Licensor deems necessary for the proper protection of Licensor's interest in the Licensed Premises and Licensor shall have the right to enter the Licensed Premises and post such notices at any reasonable time.
h. Status of Improvements After Expiration. Unless their removal is required by Licensor as provided in Section 9.2(a), all additions, alterations and improvements made on the Licensed Premises shall become the property of Licensor and be surrendered with the Licensed Premises upon the expiration of the Term of this License; provided, however, Licensee's equipment, machinery and trade fixtures which can be removed without damage to the Licensed Premises shall remain the property of Licensee and may be removed, subject to the provisions of Section 9.1(a)(2).

ARTICLE 10. INSURANCE AND INDEMNIFICATION. Licensee shall procure and maintain for the duration of the Term insurance against claims for injuries to persons or damages to property which may arise from or in connection with the Licensee's operation and use of the Licensed Premises in accordance with the terms and conditions of this Article 10. The cost of such insurance shall be borne by Licensee.

10.1. Minimum Scope of Insurance. The insurance required to be maintained by Licensee is as follows:
a. Commercial General Liability coverage at least as broad as Insurance Services Office Form CG 00 01 covering CGL on an occurrence basis. including products and completed operations, property damage, bodily injury and personal & advertising injury.

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b. Workers’ Compensation insurance in an amount and form to meet all applicable requirements of the State of California and Employer's Liability insurance which specifically covers all persons providing services on behalf of Licensee under this License and all risks to such persons and employer's liability insurance (for tenants with employees). c. Comprehensive Auto Liability Insurance endorsed for all owned and nonowned vehicles with a combined single limit. d. Property insurance against all risks of loss to any tenant improvements or betterments, personal property, with a deductible no greater than $5,000 for all risk related coverages.
e. Sexual Abuse or Molestation (“SAM”) Liability Insurance coverage for any activities that include contact with minors.

10.2. Minimum Limits of Insurance. Licensee shall obtain and maintain limits no less than the following:
a. Commercial General Liability: no less than $2,000,000 per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability Insurance or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit.
b. Employer's Liability: no less than $1,000,000 per accident for bodily injury or disease.
c. Comprehensive Auto Liability: at least One Million Dollars ($1,000,000) per occurrence.
d. Property Insurance: Full replacement cost with no coinsurance penalty provision.
e. SAM Liability: no less than $2,000,000 per occurrence or claim.

10.3. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by Licensor. At the option of Licensor, either: the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects Licensor, its officers, elected and appointed officials, employees, agents and volunteers; or the Licensee shall provide a financial guarantee satisfactory to Licensor guaranteeing payment of losses and related investigations, claim administration and defense expenses.

10.4. Other Insurance Provisions. Licensee shall obtain the following provisions in the general liability policy:
a. Licensor, its officers, elected and appointed officials, employees, agents and volunteers are to be covered as additional insureds with respect to liability arising out of ownership, maintenance or use of that part of the Licensed Premises.

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b. Licensee's insurance coverage shall be primary insurance as respects Licensor, its officers, elected and appointed officials, employees, agents and volunteers. Any insurance or self-insurance maintained by Licensor, its officers, elected and appointed officials, employees, agents or volunteers shall be excess of Licensee's insurance and shall not contribute with it.
c. Each insurance policy required by this License shall be endorsed to state that coverage shall not be canceled, except after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to Licensor.

10.5. Acceptability of Insurers. Licensee shall obtain insurance with insurers with a current A.M. Best's rating of no less than A:VII.

10.6. Verification of Coverage. Licensee shall furnish Licensor with original certificates and amendatory endorsements effecting coverage required by this Article 10. The endorsements should be on forms provided by Licensor or on other than the Licensor's forms, provided those endorsements or policies conform to the requirements. All certificates and endorsements are to be received and approved by the Licensor before the Commencement Date. Licensor reserves the right to require complete, certified copies of all required insurance policies, including endorsements effecting the coverage required by these specifications at any time.

10.7. Subrogation Waiver. Licensor and Licensee hereby waive any rights of recovery each may have against the other for any loss or damage to Licensor or Licensee, or their respective property (including any improvements), the Licensed Premises and their contents arising from any risk that is insured against, and covered under, a Special Form policy and any other greater property insurance policies in effect at the time of such loss or damage. The foregoing waivers of subrogation shall be effective to the extent permitted by Licensor's and Licensee's respective insurers and provided that no policy of insurance is invalidated as a result of such waivers.

10.8. Indemnification. Licensee shall indemnify and hold Licensor, its elected and appointed officials, officers, employees, agents and volunteers harmless against and from liability and claims made by third parties of any kind including, without limitation, claims for loss or damage to property, or for any injury to or death of any person, arising out of: (a) Licensee's use and occupancy of the Licensed Premises, or any work, activity or other things allowed or suffered by Licensee to be done in, on or about the Licensed Premises; (b) any breach or default by Licensee of any of Licensee's obligations under this License; or (c) any negligent or otherwise tortious act or omission of Licensee or its Agents. Licensee shall, at Licensee's sole cost and expense, defend Licensor its elected and appointed officials, officers, employees, agents and volunteers in any action or proceeding arising from any such claim by counsel satisfactory to Licensor and shall indemnify Licensor its elected and appointed officials, officers, employees, agents and volunteers against all costs, attorneys' fees, expert witness fees and any other expenses incurred in or for such action or proceeding. As a material part of the consideration for Licensor's execution of this License, Licensee hereby assumes all risk of damage or injury to any person or property in, on or about the Licensed Premises from any cause, but Licensee shall not be liable for any damage or injury caused by the negligence of Licensor its elected and appointed officials, officers, employees, agents or volunteers.

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Licensor shall indemnify and hold Licensee, its board members, officers, employees, agents and volunteers harmless against and from liability and claims made by third parties of any kind including, without limitation, claims for loss or damage to property, or for any injury to or death of any person, arising out of: any intentional, negligent, or otherwise tortious act or omission of Licensor or its Agents. Licensor shall, at Licensor’s sole cost and expense, defend Licensee and its board members, officers, employees, agents and volunteers in any action or proceeding arising from any such claim by counsel satisfactory to Licensee and shall indemnify Licensee and its board members, officers, employees, agents and volunteers against all costs, attorneys' fees, expert witness fees and any other expenses incurred in or for such action or proceeding. As a material part of the consideration for Licensee’s execution of this License, Licensor hereby assumes all risk of damage or injury to any person or property in, on or about the Licensed Premises caused by the intentional acts or negligence of Licensor, its elected and appointed officials, officers, employees, agents or volunteers.

ARTICLE 11. DAMAGE OR DESTRUCTION.

11.1. Damage.
a. If the Licensed Premises or Improvements are damaged by perils covered by Licensor's insurance, Licensor shall, within ninety (90) days, commence repair, reconstruction and restoration of the Licensed Premises and/or Improvements and this License shall remain in full force and effect.
b. If the Licensed Premises or Improvements are damaged by perils covered by insurance required to be maintained by Licensee hereunder, and if the proceeds received by Licensor from such insurance are not sufficient to complete the required repair, reconstruction and restoration, Licensor shall give Licensee written notice of the amount of the deficiency and Licensee may, within thirty (30) days after receipt of such notice, contribute such amount. If Licensee elects not to contribute such amount, Licensor or Licensee shall have the right, at its option, to terminate this License with no liability to Licensee. If the License is so terminated, Licensor shall return the Security Deposit to Licensee within thirty (30) days. If Licensee elects to contribute such amount, Licensor shall, within ninety (90) days, commence repair, reconstruction and restoration and this License shall continue in full force and effect. Licensee shall not have a right of reimbursement from Licensor for any amount contributed under the provisions of this Section 11.1(b).
c. If the Licensed Premises or Improvements are damaged by perils not covered by Licensor's insurance, Licensor shall repair, reconstruct and restore the Licensed Premises and/or Improvements, provided, however, if the extent of such damage is greater than twenty five percent (25%) of the total cost for complete restoration of the Improvements, excluding therefrom the replacement cost of Licensee's trade fixtures and equipment, then Licensor may elect not to restore the Improvements, in which case Licensor shall have the right to terminate this License with no liability to Licensee, and Licensor shall return the Security Deposit to Licensee within thirty (30) days. Licensor shall give Licensee written notice of its election not to restore the Licensed Premises within thirty (30) days from the date such damage occurs and if such notice is not given, Licensor shall be deemed to have elected to restore the building in which the Licensed Premises are located, in which case Licensor shall commence repair, reconstruction and restoration

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within ninety (90) days from the end of said thirty (30) day period. If Licensor elects not to restore the Licensed Premises Licensee may elect to restore the Licensed Premises at Licensee's expense by serving written notice of such election upon Licensor within ten (10) days after receipt of Licensor's notice. If Licensee so elects, this License shall remain in full force and effect and Licensee shall, within ninety (90) days, commence repair, reconstruction and restoration of the Licensed Premises. Licensee shall not have a right of reimbursement from Licensor for any amount expended by Licensee under the provisions of this Section 11.1(c).

11.2. Damage - End of Term. Notwithstanding anything to the contrary contained in this License, if the Licensed Premises is partially destroyed or damaged during the last six (6) months of the Term hereof, either party may elect to terminate this License as of the date such destruction or damage occurred, by serving written notice of such election to terminate on the other within thirty (30) days from the date such destruction or damage occurred, and Licensor shall return the Security Deposit to Licensee within thirty (30) days.

11.3. Complete Destruction. If the building in which the Licensed Premises are located is completely destroyed (excluding foundations) at any time during the Term of this License from any cause, whether insured or uninsured, then this License shall automatically terminate as of the date of such destruction, and Licensor shall return the Security Deposit to Licensee within thirty (30) days.

11.4. Abatement of Consideration. In the event of repair, reconstruction and restoration as provided for under this Article 11, the Base License Fee and Additional Consideration to be paid by Licensee under Article 4 hereof shall be abated proportionately with the degree to which the Licensee's use of the Licensed Premises is impaired, commencing from the date of damage and continuing during the period of such repair, reconstruction and restoration. Licensee shall continue to operate its business on the Licensed Premises during any such period to the extent reasonably practicable from the standpoint of prudent business management and the obligation of Licensee to pay Consideration and additional charges due hereunder shall remain in full force and effect.

Licensee shall not be entitled to any compensation or damages from Licensor for loss of use of the Licensed Premises or any part thereof, or for any other loss resulting from such damage, repair, reconstruction or restoration.

11.5. Damage or Destruction to Licensed Premises or Improvements. Licensee shall give prompt written notice to Licensor after the occurrence of any fire, earthquake, act of God or other casualty to or in connection with the Licensed Premises, the Improvements or any portion thereof (“Casualty”). Subject to Sections 11.2 and 11.3, if during the Term the Improvements are damaged or destroyed by Casualty, Licensee shall repair or restore the Improvements, so long as Licensee determines, in its sole discretion, that it is feasible to do so, and in such event Licensee provides or causes to be provided sufficient additional funds which, when added to insurance proceeds, will fully effect such repair or restoration. Upon the occurrence of any Casualty, Licensee, promptly and with all due diligence, shall apply for and collect all applicable insurance proceeds recoverable with respect to such Casualty. If within thirty (30) days after Licensee's receipt of any such insurance proceeds, Licensee reasonably determines that it is not economically practical to restore the Improvements and/or the Licensed Premises to substantially the same condition in which they existed prior to the occurrence of the Casualty, then by written notice to Licensor, Licensee may terminate this License as of a date that is not less than thirty (30) days

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after the date of such notice; provided, however, any termination of this License by Licensee, pursuant to this Section 11.5 shall be void and of no force and effect. If Licensee terminates this License pursuant to this Section 11.5, Licensee shall surrender possession of the Licensed Premises to Licensor immediately and assign to Licensor (or, if same has already been received by Licensee, pay to Licensor) all of its right, title and interest in and to the proceeds from Licensee's insurance upon the Licensed Premises.

ARTICLE 12. CONDEMNATION.

12.1. Total Taking. If the entire Licensed Premises is taken under the power of eminent domain, this License shall terminate as of the date Licensee is required to vacate the Licensed Premises, and Licensor and Licensee shall each thereafter be relicensed from any further liability under this License, except, subject to the terms of this License, for the return or application of any prepaid Considerations or security deposits.

12.2. Partial Taking. If any portion of the Licensed Premises is taken under the power of eminent domain, or if, as a result of any taking regardless of the extent, the remainder of the Licensed Premises is not one undivided parcel of property, either Licensor or Licensee may terminate this License as of the date Licensee is required to vacate the Licensed Premises, by serving written notice of such election within thirty (30) days after receipt by Licensee of written notice from Licensor that the Licensed Premises have been so taken. If this License is so terminated each party shall thereinafter be relicensed from any further liability hereunder, and Licensor shall return the Security Deposit to Licensee within thirty (30) days. If both parties elect not to terminate this License, Licensee shall remain in that portion of the Licensed Premises not so taken and, in that event, Licensor agrees, at Licensor's cost and expense, to restore the remaining portion of the Licensed Premises as soon as possible to a complete unit of like quality and character as existed prior to such taking; and thereafter the Base License Fee and Additional Consideration set forth in Article 4 shall be equitably reduced, taking into account the relative value of the portion taken as compared to the portion remaining.

12.3. Compensation. In the event of any taking and regardless of whether such taking results in termination of this License, Licensor shall be entitled to the entire award or compensation in such proceeding; provided, however, Licensee's right to receive compensation or damages for its relocation costs, fixtures and personal property shall not be affected hereby.

12.4. Voluntary Sale. For purposes of this Article 12, a voluntary sale or conveyance in lieu of condemnation, under threat of condemnation, shall be deemed a taking under the power of eminent domain.

ARTICLE 13. ASSIGNMENT, SUBLICENSE, TRANSFER.

13.1. Definition. For purposes of this Article 13, the terms “assign” and “assignment” shall include and mean any act attempting to or document purporting to assign, transfer, sublet, enter into license or concession agreements for, change ownership of, mortgage or hypothecate this License or Licensee's interest in and to the Licensed Premises or any part thereof.

13.2. Assignment Prohibited. Licensee shall not assign this License or Licensee's interest in and to the Licensed Premises.

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ARTICLE 14. DEFAULT.

14.1. Licensee's Default. The occurrence of any one or more of the following events shall constitute a default and breach of this License by Licensee (“Default”):
a. Abandoning or vacating the Licensed Premises; or
b. Failure to pay any Base License Fee, Additional Consideration, or any other amount due under this License when due and payable by Licensee, if such failure continues for ten (10) days after the due date for such payment provided for in this License; provided, however, such penalties shall not accrue if Licensee provides Licensor with evidence reasonably acceptable to Licensor that Licensee sent the payment by a commercially acceptable delivery method and the delay in receipt was not the fault of Licensee; or
c. Failure to promptly and fully perform any other covenant, condition or agreement contained in this License should such failure continue for twenty (20) days after written notice thereof from Licensor to Licensee; provided, however, if the failure to perform is such that it cannot reasonably be cured within twenty (20) days, Licensee shall not be in default hereunder if Licensee commences to cure within said twenty (20) day period and diligently prosecutes such curing to completion; or
d. Permitting Licensee's assets to be placed in the hands of a receiver or trustee for a period in excess of thirty (30) days; making an assignment for the benefit of creditors; instituting any proceedings under any bankruptcy act wherein Licensee seeks to be adjudicated a bankrupt, to be discharged of its debts or to effect a plan of liquidation, extension or reorganization; failing to have dismissed within sixty (60) days any involuntary proceeding filed against Licensee under any bankruptcy act; becoming insolvent; or failing to have dismissed within thirty (30) days any proceedings seeking to execute or levy against or attach fifty percent (50%) or more of Licensee's assets.

14.2. Remedies. In the event of Licensee's Default, as defined in Section 14.1 above, in addition to any other rights or remedies, Licensor may have under any law, Licensor shall have the right, at Licensor's option, without further notice or demand of any kind to do the following:

1. Terminate this License and Licensee's right to possession of Licensed Premises and reenter the Licensed Premises and take possession thereof, and Licensee shall have no further claim to Licensed Premises or under this License; or

2. Continue this License in full force and effect, reenter and occupy the Licensed Premises for the account of Licensee and collect any unpaid charges which have or may thereafter become due and payable; or

3. Reenter the Licensed Premises under the provisions of subparagraph (b), and thereafter elect to terminate this License and Licensee's right to possession of the Licensed Premises.

4. Should Licensor reenter the Licensed Premises under the provisions of subparagraphs (b) or (c) above, Licensor shall not be deemed to have terminated

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this License or the obligation of Licensee to pay any charges thereafter accruing, unless Licensor notifies Licensee in writing of Licensor's election to terminate this License in the event of any reentry or retaking of possession by Licensor. Licensor shall have the right, but not the obligation, to remove all or any part of the personal property in the Licensed Premises and to place such property in storage at a public warehouse at the expense and risk of the Licensee.

Should Licensor elect to terminate this License under the provisions of subparagraph (a) or (c) above, Licensor may recover as damages from Licensee the following:

1. The worth at the time of award of any unpaid Base License Fee and Additional Consideration which had been earned at the time of termination; plus

2. The worth at the time of the award of the amount by which the unpaid Base License Fee and Additional Consideration which would have been earned after termination until the time of award exceeds the amount of such loss that the Licensee proves could have been reasonably avoided; plus

3. The worth at the time of the award of the amount by which the unpaid Base License Fee and Additional Consideration for the balance of the Term after the time of award exceeds the amount of such loss that Licensee proves could be reasonably avoided; plus

4. Any other amount necessary to compensate Licensor for all detriment proximately caused by Licensee's failure to perform its obligations under this License or which in the ordinary course of things would be likely to result therefrom, including but not limited to any costs of expenses including attorneys' fees, incurred by Licensor in (a) retaking possession of the Licensed Premises, (b) maintaining the Licensed Premises after Licensee's default, (c) preparing the Licensed Premises for reletting to a new tenant including any repairs or alterations and (d) reletting the Licensed Premises including broker's commissions..

5. “The worth at the time of the award”, as used in (1) and (2) above, is to be computed by allowing interest at the rate of ten percent (10%) per annum. “The worth at the time of the award,” as used in (3) above, is to be computed by discounting the amount at the discount rate of the Federal Reserve Bank situated nearest to the location of the Licensed Premises at the time of the award plus one percent (1%).

The waiver by Licensor of any breach of any term, covenant or condition of this License shall not be deemed a waiver of such term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition. Acceptance of Base License Fee and/or Additional Consideration by Licensor subsequent to any breach hereof shall not be deemed a waiver of any preceding breach other than the failure to pay the particular Consideration also accepted, regardless of Licensor's knowledge of any breach at the time of such acceptance of Consideration Licensor shall not be deemed to have waived any term, covenant or condition unless Licensor gives Licensee written notice of such waiver.

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14.3. Licensor's Default. If Licensor fails to perform any covenant, condition or agreement contained in this License within thirty (30) days after receipt of written notice from Licensee specifying such default, or if such default cannot reasonably be cured within thirty (30) days, if Licensor fails to commence to cure within said thirty (30) day period, then Licensor shall be liable to Licensee for any damages sustained by Licensee as a result of Licensor's breach.

ARTICLE 15. CONDUCT OF BUSINESS. Licensee covenants and agrees that from and after the Commencement Date of this License, Licensee will continuously and uninterruptedly, during normal business hours, operate and conduct within the Licensed Premises the business it is permitted to operate and conduct under the provisions of this License, except while the Licensed Premises are untenantable by reason of fire or other casualty, or in the event that any governmental unit or agency requires Licensee to suspend operations for reasons of public health or the like.

Licensee covenants and agrees that it shall be open for business during usual business hours on all usual business days, as customary for sole-proprietor businesses of the nature of Licensee's permitted uses.

ARTICLE 16. GENERAL PROVISIONS.

16.1. Transfer of Licensor's Interest. In the event of any sale, transfer, or reversion by Licensor of the Licensed Premises or the building of which the Licensed Premises are a part, and assignment of this License by Licensor, Licensor shall be and is hereby entirely freed and relieved of any and all liability and obligations contained in or derived from this License arising out of any act, occurrence or omission relating to the Licensed Premises or this License occurring after the consummation of such sale or transfer, provided the purchaser shall expressly assume all of the covenants and obligations of Licensor under this License. If any security deposit or prepaid Consideration has been paid by Licensee, Licensor shall transfer the security deposit or prepaid Consideration to Licensor’s successor and upon such transfer, Licensor shall be relieved of any and all further liability with respect thereto.

16.2. Estoppel Statement. Upon not less than ten (10) days prior written request from Licensor, Licensee shall execute and deliver to Licensor or Licensor's designee, a written statement certifying (a) that this License is unmodified and in full force and effect, or in full force and effect as modified and stating the modifications; (b) the amount of Consideration and the date to which said Consideration and other charges have been paid in advance; and (c) to Licensee's actual knowledge that Licensor is not in default hereunder or, if Licensor is claimed to be in default, stating the nature of any claimed default. Any such statement may be relied upon by a purchaser, assignee or lender. Licensee's failure to execute and deliver such statement within the time allowed, after the notice and cure period provided for in Article 14, shall be conclusive upon Licensee that: (1) this License is in full force and effect and has not been modified except as represented by Licensor; (2) there are no uncured defaults in Licensor's performance and that Licensee has no right of offset, counter-claim or deduction against Licensor; and (3) not more than one month's Consideration has been paid in advance.

16.3. Reserved.

16.4. Subordination; Attornment. Upon written request of Licensor, or any first mortgagee, first deed of trust beneficiary of Licensor, or licensor of Licensor, Licensee shall, in

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writing, subordinate its rights hereunder to the lien of any first mortgage, first deed of trust, or the interest of any license in which the Licensor is licensee, and to all advances made or hereafter to be made upon the security therefor; provided, however, prior to executing any such subordination agreement, Licensee shall have the right to obtain from any lender or licensor of Licensor requesting such subordination, an agreement in writing, reasonably acceptable to Licensee, providing that, as long as Licensee is not in default hereunder, this License shall remain in full force and effect and Licensee's possession of the Licensed Premises undisturbed for the full Term hereof. The holder of any security interest may, upon written notice to Licensee, elect to have this License prior to such security interest regardless of the time of granting or recording such security interest. In the event of any foreclosure sale, transfer in lieu of foreclosure or termination of the license in which the Licensor is licensee, Licensee shall attorn to the purchaser, transferee or licensor as the case may be, and recognize such party as Licensor under this License, provided such party assumes the obligations of Licensor under this License.

16.5. Access to Licensed Premises. Licensor and Licensor’s officers, employees, and agents shall have the right to enter the Licensed Premises, including, without limitation, any structures constructed thereon, at any time whether or not Licensee is present for any purpose not in conflict with the provisions of this License, including without limitation to show the Licensed Premises to prospective tenants. Licensor shall give Licensee reasonable notice prior to entering the Licensed Premises. In addition to the foregoing, during any emergency, Licensor may enter at any time without any notice to Licensee required. Licensor may, at any time, place “For Sale” signs on or about the building and may, during the last three (3) months of the Term hereof, place "For License" signs on or about the building and show the Licensed Premises to prospective tenants without any liability to Licensee.

16.6. Holding Over. If Licensee, with Licensor's consent, retains possession of the Licensed Premises after the expiration of the Term or termination of the License, such possession shall be deemed to be a month-to-month tenancy terminable upon thirty (30) days written notice given at any time by either party. During any such month-to-month tenancy Licensee shall pay monthly Consideration equal to two hundred (200%) percent of the amount of Base License Fee which was payable by Licensee during the last month of the Term prior to expiration or termination, shall pay Additional Consideration as required by this License and such month-tomonth tenancy shall be subject to all provisions of this License except those pertaining to Term.

16.7. Merger. The voluntary or other surrender of this License by Licensee or termination hereof shall not cause a merger but shall, at Licensor's option, terminate any existing subtenancies or operate as an assignment to Licensor of any such subtenancies.

16.8. Recording. This License shall not be recorded by either Licensor or Licensee, provided, however, upon obtaining the prior written consent of the other party, either party may record a memorandum of license. Such memorandum of license shall be subject to Licensor’s City Attorney’s approval as to form.

16.9. Prior Agreements; Amendments. This License, including Exhibits A, B, and C which are attached hereto and incorporated herein by reference as though set forth herein in full, represents the entire agreement between the parties pertaining to the Licensed Premises and supersedes and cancels any and all previous negotiations, arrangements, representations,

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agreements and communications between the Parties whether written or oral, and none of the foregoing shall be used to construe or interpret this License.

16.10. Attorneys’ Fees. In the event of any action or proceeding brought by either party against the other pertaining to or arising out of this License, the prevailing party shall be entitled to recover reasonable costs and expenses, including reasonable attorneys' fees, incurred on account of such action or proceeding.

16.11. Remedies; Choice of Law. No remedy or election exercised hereunder shall be deemed exclusive but shall be cumulative with all other remedies at law or in equity. This License shall be governed by the laws of- the State of California.

16.12. Successors and Assigns. Subject to the provisions regarding assignment contained herein, this License shall apply to and bind the successors and assigns of the parties hereto.

16.13. Severability. A final determination by a court of competent jurisdiction that any provision of this License is invalid shall not affect the validity of any other provision, and any provision so determined to be invalid shall, to the extent possible, be construed to accomplish its reflected intent.

16.14. Authority. If a Licensee is a corporation or a partnership, each individual executing this License on behalf of Licensee hereby warrants and represents that he is duly authorized to execute this License on behalf of said corporation or partnership and upon execution of this License, will deliver to Licensor a certified copy of the Articles of Incorporation, the resolution of the Board of Directors of said corporation and minutes of the meeting authorizing said Resolution; or certified copy of the partnership agreement of said partnership, as the case may be, authorizing execution of this License and naming the officers or pal tilers who are authorized to execute this License on behalf of Licensee.

16.15. Signs. Licensee has the right under this License to erect and maintain signage bearing Licensee’s name, or a shorter version of Licensee’s name, on the exterior of the Licensed Premises. Licensee shall not, without Licensor's written consent, place, construct, maintain or permit the placement of any sign, advertisement, name, insignia, trademark, or similar item on the exterior side walls, rear wall or roof of the Licensed Premises or of the building of which the Licensed Premises are a part. Licensor shall have the right in its function as Licensor but separately its function as a governmental land use authority to approve or disapprove the use of any sign, advertisement, name insignia, trademark, or similar item to be placed, constructed, or maintained on the Licensed Premises, which approval shall not be unreasonably withheld. In addition to the foregoing, Licensee shall comply with all applicable provisions of the Buellton Municipal Code regarding such signs. Licensee shall have the right to maintain, place, or construct whatever signs Licensee wants on the interior walls of the Licensed Premises.

16.16. Time of Essence. Time is of the essence in the performance of each and every term, covenant and condition of this License.

16.17. Covenants and Conditions. Each and every provision of this License to be performed by each Party shall be deemed both a covenant and condition.

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16.18. Captions. The article and section captions contained herein are for reference purposes only and are not a part of this License.

16.19. Waiver. A waiver by either Party of any breach or default shall not be deemed a waiver of any other breach or default. Licensor's consent to or approval of any act by Licensee requiring such consent or approval shall not be deemed to waive or abrogate the requirement of Licensor's consent or approval of any subsequent or similar act.

16.20. No Setoffs. All payments to be made by Licensee hereunder shall, unless otherwise expressly provided, be paid to Licensor without notice or demand and without adjustment, deduction or setoff, in lawful money of the United States.

16.21. Force Majeure. Any provision, delay or stoppage which is due to strikes, labor disputes, inability to obtain labor, materials, equipment or reasonable substitutes therefor, acts of God, governmental restrictions or requisitions or controls, judicial orders, enemy or hostile government actions, civil commotion, fire or other casualty, or other causes beyond reasonable control of the Party obligated to perform hereunder, shall excuse performance by such party for a period equal to the duration of such prevention, delay or stoppage.

16.22. Notices. Wherever in this License it is required or permitted that notice or demand be given or served by either party to this License to or on the other, such notice or demand shall be in writing and shall be deemed duly served or given only if personally delivered, with proof of delivery, or sent by United States mail, certified or registered, postage prepaid, to the address of the parties as specified below.

To Licensor To Licensee
City of Buellton
107 West Highway 246
Buellton, CA 93427
Attention: City Manager
SYV Waldorf Incorporated
1555 W HWY 246
Buellton, CA 93427
Attention: Whitney Stevenson
If notice or demand is served prepaid and addressed as provided above, then it shall be deemed to be given or served a the time of delivery or rejection. Licensor and Licensee may change their respective addresses for notices by giving notice of such new address in accordance with this Section 16.22.

16.23. Brokers. Licensee warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this License that would warrant a brokers’ fee payment from Licensor.

16.24. Keys. In the event Licensee changes the door hardware, locks, or tumblers to Licensed Premises or any Improvements constructed thereon, Licensee shall provide Licensor with a set of keys to all said changed locks within twenty (24) four hours of said change. In the event Licensee fails to provide said keys within five (5) days of written demand of Licensor, then Licensor may change said locks at Licensee's expense and provide Licensee with new keys.

16.25. Reserved.

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16.26. Review of Billing Records. For any item for which Licensor bills Licensee including, but not limited to, all obligations collectively described as Additional Consideration, Licensee shall have the right to inspect the actual paid bills on which Licensee's Percentage Share is based. Such inspection shall be in Licensor's management office during normal business hours and Licensee shall give Licensor twenty-four (24) hours’ notice of Licensee's inspection of these records.

16.27. Execution in Counterparts. This License may be executed electronically via a service such as DocuSign, and/or in counterparts, each of which shall constitute an original of such License, but all of which shall constitute one and the same instrument.

ARTICLE 17. COMMON AREA: PARKING AND OPERATION AND
MAINTENANCE.

17.1. Common Area Defined. The “Common Area” is that portion of the Property utilized for parking of automobiles, as shown in Exhibit B.

17.2. Revisions to Common Area. Licensor reserves the right to change, from time-totime, the dimensions and location of the Common Area provided that such changes and additional construction do not materially affect access to and parking for the Licensed Premises.

17.3. Use of Common Area. Subject to the requirements of the License, Licensee, and its employees, customers, subtenants, licensees and concessionaires shall have the nonexclusive right to use the Common Area for parking, as constituted from time-to-time, such use to be in common with Licensor, other tenants and other persons entitled to use the same and subject to such reasonable rules and regulations governing use as Licensor may, from time-to-time, prescribe.

Licensee shall not solicit business or display merchandise within the Common Area, or distribute handbills therein, or take any action which would interfere with the rights of other persons to use the Common Area, Licensor may temporarily close any part of the Common Area for such periods of time as may be necessary to make repairs or alterations.

17.4. Designated Parking. Licensor may, from time-to-time, designate specific areas in which automobiles owned by Licensee, its employees, subtenants, invitees, and licensees shall be parked in the Common Area and Licensee shall use best efforts to see that such vehicles are parked in such areas. Licensor may, from time-to-time, substitute for any parking area other areas reasonably accessible to Licensees of the building, which areas may be elevated, surface or underground. Licensor, at Licensor's sole discretion, may elect to enter into a reciprocal parking arrangement with adjoining properties. Any such arrangement would provide additional parking for Licensee's visitors from Monday through Friday during normal business hours and would limit Licensee's nonexclusive use of the parking areas on weekday evenings, Saturdays, and Sundays.

The maximum potential reduction and related increase to Licensee's parking shall be equal to fifty (50%) percent of the allowed parking described in Section 17.4. Licensor shall provide Licensee with thirty (30) days’ notice of any such change in parking regulations.

17.5. Operation and Control. The Common Area shall be and remain under Licensor's operation and control, and Licensor shall adequately operate, manage and maintain the same; the manner of maintenance and the expenditures therefor to be in the sole discretion of the Licensor.

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17.6. Restriction of Parking to Common Area. Parking for all users of the licensed school shall take place only within the Common Area parking lot, as shown in Exhibit B, with the exception of a single ADA Accessible space which shall be constructed near the entrance to the school in a location acceptable to the Licensor, at the expense of the Licensee, which shall only be used by those persons displaying a valid license plate or placard, issued by the California Department of Motor Vehicles, allowing the use of such spaces. Licensee shall require, as a condition of student admission to the school, that all student pick-up and drop-off shall only occur in the parking lot in Exhibit B, and that violation of such requirement shall be met with increasing consequences, up to and including expulsion from the school. Further, Licensee shall require that all employees, volunteers, and guests park in the Common Area parking lot, and refrain from parking on local public streets to access the school.

ARTICLE 18. RESERVED.

ARTICLE 19. NO RIGHT TO ENCUMBER. During the Term, Licensee shall have no right to encumber the Property, Licensed Premises, Licensee’s Estate, or Licensor’s Estate with any mortgage, deed of trust, security agreement or collateral assignment securing a loan and encumbering the Property, Licensed Premises, Licensee’s Estate, or Licensor’s Estate. [SIGNATURES ON FOLLOWING PAGE]

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IN WITNESS WHEREOF, the Licensor has by action of its City Council authorized this License to be executed for and on behalf of the City by its Mayor, and the Licensee has caused the same to be executed by its duly authorized officer(s).

LANDLORD:

CITY OF BUELLTON, a municipal
corporation
Dated: _______________________________ By: _________________________________ David Silva, Mayor
ATTEST:
_____________________________________
Linda Reid, City Clerk
APPROVED AS TO FORM:
_____________________________________
Gregory M. Murphy, City Attorney
TENANT:
______________, a ____________________
Dated: _______________________________ By: _________________________________ [INSERT NAME AND TITLE]

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EXHIBIT A

PROPERTY

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EXHIBIT B

DEPICTION OF LICENSED PREMISES

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EXHIBIT C

IMPROVEMENTS

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Buellton City CouncilJuly 24, 2025

Buellton City Council
July 24, 2025