The Buellton Planning Commission on Wednesday heard roughly three hours of testimony and staff presentations on a conditional use permit for a private, Waldorf‑inspired school proposed for the city‑owned Williamson property, but a split 2–2 vote on a motion to deny left the commission without a final decision and sent the matter to the City Council.

The proposal, brought by founders of Hundred Hills School, would place a temporary private elementary program (preschool through grade 4 initially) on about 0.68 acres of the Williamson addition to Riverview Park. Planner Irma Tucker told the commission, “The length of approval for this permit shall not exceed 5 years from the date of approval,” and that a separate license agreement, to be negotiated by the City Council, would determine the precise term and rental terms.

Why it matters: the property is city‑owned parkland the council purchased and has planned for public uses; neighbors worried the permit would convert public green space to a private use, increase traffic on Sycamore Drive and Valley Dairy Road, and trigger state review under the Surplus Lands Act. Proponents said the school fills a local shortage of preschool and elementary options and would pay cash rent and operate as a temporary, low‑impact tenant.

Staff presentation and key details

City planner Irma Tucker and city staff laid out the project and environmental review. The proposed campus would use three contiguous city parcels treated as one site under local zoning (RS‑6). Tucker said the school intends up to 50 students phased in over several years, with four classroom yurts and an administrative/restroom building. Hours of operation provided in the application were Monday through Friday, 7:30 a.m. to 4 p.m.; classroom instruction is planned roughly 8:30 a.m.–3 p.m., with staggered drop‑off between 8:30 and 9 a.m. and pickups between 3 and 4 p.m. The applicant proposes 10 parking spaces on the lower lot, which staff said meets the parking requirement in code, plus a shuttle option to ferry students from the lower parking area to the upper campus.

The yurts are shown at a maximum height of about 16 feet 3 inches, well below the 30‑foot limit for the RS zone, and a 5‑foot perimeter fence is proposed along Dairyland Road; staff noted a fence exemption would be required because the RS zone typically limits front‑line fences to 3 feet. Tucker also pointed to a CEQA addendum prepared for the Williamson project that staff say covers the school and concluded no new significant environmental impacts arise from the proposed use.

City staff highlighted two legal and administrative constraints that figured heavily in public comment: the state Surplus Lands Act, which can require cities to list unused public land for housing, and prevailing‑wage rules that affect whether on‑site improvements can remain after a short‑term license. City staff clarified the license agreement would require removal of temporary improvements at the end of the term to avoid prevailing‑wage exposure for the city. Scott Wolf, a city attorney/staff representative, confirmed the city would not subsidize the project and that any bonds referenced in conditions are developer‑posted sureties for construction, not public debt.

Public comment and concerns

The hearing drew more than three dozen public commenters, many from the adjacent Meadow Ridge neighborhood. Speakers who opposed the permit argued the Williamson property was purchased with taxpayer funds for public uses and remains a sacred open space for Buellton residents; they raised traffic and safety worries on Sycamore Drive and Valley Dairy Road, questioned notification and outreach, and urged that the site be retained for park, museum, library uses or long‑term community projects. Several opponents told the commission they had received late or short notice of earlier meetings and urged more neighborhood negotiation.

Supporters — including parents, educators, and people who said they traveled out of the valley for preschool options — described a shortage of early‑childhood seats and said Hundred Hills would add choice and community events. Applicant representatives argued the school would be a temporary tenant paying cash rent, run as a nonprofit, and would pursue community integration through festivals and local partnerships. In closing remarks Chinyu Liu, identified as a joint head of school, said the founders intended to incubate the program on the site and later seek permanent facilities.

Commission action and next steps

Commissioners debated zoning compatibility, neighborhood character, traffic and public‑land policy. Two commissioners voted to deny Resolution No. 2507, and two voted against the denial, producing a 2–2 tie on the motion to deny; under commission rules that split meant the body did not reach a final decision. Planning staff advised that without a majority approval the item will proceed to the City Council for a final decision on the conditional use permit and any license agreement. Staff also said the city council will separately consider the license (or lease) terms, including rent.

Quotes from the meeting

• Planner Irma Tucker: “The length of approval for this permit shall not exceed 5 years from the date of approval.”

• Applicant spokesperson (closing): “We have listened to your concerns about the parking, the traffic, the architectural compatibility, and wishes for alternate uses on the site,” (applicant representative) said, asking the commission to judge the project on its merits.

• Public commenter Candace (neighbor): “The Williamson property is sacrosanct to the people of Buellton,” she said, urging the city to preserve the site for broad public uses rather than a temporary private program.

What was decided — and what happens now

No final commission decision was adopted because the commission split 2–2 on a motion to deny. The matter will be scheduled for the Buellton City Council, which must separately consider any license/lease and has the authority to finalize terms, including a rental agreement and conditions. If the council approves a license, city staff said the license language will require removal of nonpermanent improvements at the end of the term to address prevailing wage exposure.

For readers: the project description, staff report and the CEQA addendum cited in the hearing are part of the public record and will be forwarded with commission comments to the City Council. The council must approve any license or lease in an open meeting; staff said no binding lease or MOU exists at this time.