Belmont City Council
February 10, 2026

1. CALL TO ORDER

2. ROLL CALL

3. ITEMS BEFORE 7:00 PM

4. PLEDGE OF ALLEGIANCE

5. REPORT FROM CLOSED SESSION

6. SPECIAL PRESENTATIONS

7. PUBLIC COMMENTS ON ITEMS NOT

ON THE AGENDA

8. COUNCILMEMBER ANNOUNCEMENTS

9. CONSENT BUSINESS

10. PUBLIC HEARINGS

11. GENERAL BUSINESS (none)

12. BRIEF VERBAL REPORTS FROM

MEMBERS AND STAFF

13. MATTERS OF

INTEREST/CLARIFICATION

14. ADJOURNMENT
City Council
Meeting Agenda
Tuesday, February 10, 2026 City Council Chambers
City Hall, One Twin Pines Lane, Belmont, California
General order of Business City Council
Julia Mates, Mayor
Robin Pang-Maganaris, Vice Mayor
Gina Latimerlo, Councilmember
Tom McCune, Councilmember
Cathy Jordan, Councilmember
Staff
Afshin Oskoui, City Manager
Scott Rennie, City Attorney
Kathy Kleinbaum, Assistant City Manager
Ken Stenquist, Police Chief
Grace Castaneda, Finance Director
Ann Ritzma, Interim Admin Services Director
Carlos deMelo, Community Development Director
Brigitte Shearer, Parks and Recreation Director
Edric Kwan, Public Works Director
Jozi Plut, City Clerk
MEETING ATTENDANCE:

Council meetings, unless otherwise noted, are broadcast live to Belmont residents on

1. Comcast Cable Channel 27

2. Streamed live via the City's website at www.Belmont.gov

3. ZOOM https://belmont-gov.zoom.us/ Meeting ID: 95745673035

4. Attend the meeting in the Council Chambers, Belmont City Hall 2nd floor PUBLIC COMMENT:

Public in the Council Chamber present the Clerk a request to speak slip found at the table at the rear of the chamber.

If participating virtually use the Raise Hand feature to request to speak.

For dial- in comments, call *67 1-(669) 900-6833 (your phone number will appear on the live broadcast if *67 is not dialed prior to the phone number) enter Meeting ID: 95745673035, and press *9 to request to speak All public comments are subject to a 3-minute time limit unless otherwise determined by the Chair.

Belmont City Council Meeting Agenda February 10, 2026
1 To submit a written public comment:

E-mail [email protected] before the Council discusses the item, noting the agenda topic or number in the subject line. Comments received up to three hours before the meeting will be distributed to the Council and included in the record but not read aloud during the meeting..

The Mayor has the authority to rule any speaker out of order, including speakers during the Public Comment period; If the subject raised is not within the subject matter jurisdiction of the City Council, during a public hearing or a general business item if the speaker is not presenting testimony or evidence relevant to the matter or if the speaker becomes disruptive to the proceedings and conduct of the meeting.

The Mayor also has the authority to order any person who willfully interrupts the meeting to be removed. All persons are expected to always conduct themselves with civility and courtesy. All persons giving comments shall speak directly to the Council and address issues, not individuals. Personal attacks, cursing and outbursts from the audience in support or opposition to a speaker are not tolerated to foster an environment where everyone feels welcome to speak.

LEVINE ACT:

The Levine Act (California Government Code Section 84308) limits campaign contributions that may be made to elected or appointed City officials (including councilmembers and the mayor) and certain candidates for elective city offices. The Act prohibits an agent of a party from contributing any amount to councilmember while a proceeding for a contract valued at $50,000 or more, permit, license, or other entitlement for use is pending that does not solely involve purely ministerial decisions. The Act also prohibits parties and participants in the above entitlement proceedings from contributing more than $500 during the proceeding and for 12 months after the proceeding and requires disclosure of the prohibited contributions. The Act prohibits certain officials, including local elected officials, from taking part in an entitlement proceeding if the official has received a contribution exceeding $500 from a party or participant in the proceeding within the preceding 12 months. An official is also prohibited from accepting, soliciting, or directing a contribution exceeding $500 from a party or participant in the proceeding for 12 months after a final decision is rendered in such a proceeding. The law is complex, and this brief description is not legal advice. If you or an agent have made any campaign contributions to a councilmember in the 12 months before a proceeding in which you have an interest or you are contemplating making a contribution within the 12 months after such a proceeding, you are urged to review the Levine Act and consider consulting an attorney. The California Fair Political Practices Commission (FPPC) is responsible for administering the Levine Act. More information about the Act and its implementing regulations can be found on the FPPC’s website here:
https://www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html

ACCESSIBILITY
If you need assistance to participate in this meeting, please contact the City Clerk at (650) 595-7413. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.

AGENDA POSTING: I declare a copy of this agenda was posted at City Hall, One Twin Pines Lane, and the City's website www.Belmont.gov Date: Time: /s/:

Belmont City Council Meeting Agenda February 10, 2026
2 1. CALL TO ORDER

2. ROLL CALL

3. ITEMS BEFORE 7:00 PM

4. PLEDGE OF ALLEGIANCE

5. REPORT FROM CLOSED SESSION

6. SPECIAL PRESENTATIONS
A. Observing February 2026 as Black History Month
B. Central El Camino Real Multimodal Plan Update

7. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA

8. COUNCILMEMBER ANNOUNCEMENTS

9. CONSENT BUSINESS
A. Approval of Minutes
City of Belmont
City Council Regular Meeting Agenda
February 10, 2026
City Council Chambers
City Hall, One Twin Pines Lane, Belmont, California

NOTICE REGARDING MEETING SCHEDULE
The City Council may meet prior to 7:00 PM for Study Sessions, Closed Sessions, or other Special Topics. All other business will commence at 7:00 PM as a time-certain agenda item.

A. CLOSED SESSION (none)
B. STUDY SESSION (none)
The public will have an opportunity to address the City Council concerning this item.

C. SPECIAL SESSION/OTHER TOPICS (none)
ITEMS STARTING AT 7:00 PM
Attachments:

Staff Report
Belmont Central ECR Plan Presentation
This portion of the meeting is reserved for persons wishing to address the Body on any City matter not on the agenda. The period for public comment at this point in the agenda is limited to 15 minutes, with a maximum of 3 minutes per speaker. Speakers who requested but did not receive an opportunity to speak during this comment period will be given an opportunity to address the Body later in the meeting. State law prohibits the Body from acting on non-agenda items.

Consent business items are considered to be routine in nature and will be enacted by one motion. There will be no separate discussion on these items unless a member or staf request specific items to be removed for separate action.

The City Attorney will read the title of ordinances to be adopted.

Belmont City Council Meeting Agenda February 10, 2026
3 B. 815 Old County Road Apartments

10. PUBLIC HEARINGS
A. Charles Armstrong School Expansion Project

11. GENERAL BUSINESS (none)
Recommendation: Consider modifications and approval of minutes Attachments:

January 27, 2026
February 4, 2026
Recommendation: Adopt a resolution accepting the development’s public improvements as complete and in compliance with the City’s approved plans, authorize the release of improvement bond, and accept the maintenance and warranty bond covering the required one-year warranty period.

Attachments:

Staff Report
Resolution
Recommendation:

1. Conduct a Public Hearing.

2. Consider Planning Commission recommendations related to the Project.

3. Introduce an ordinance approving an amendment to the Conceptual Development Plan for the School.

4. Review a resolution approving a Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan & Permit, and Tree Removal Permit for the Project and finding the Project exempt under CEQA Guideline 15314.

Attachments:

Staff Report - Charles Armstrong School Expansion Project Attachment 1 - Conceptual Development Plan Ordinance
Exhibit A - Conceptual Development Plan Development Standards Exhibit B - Conceptual Development Plan - Campus Site & Building Location Plan Exhibit C - General Plan Conformity Analysis
Resolution Approving Conditional Use Permit and Related Entitlements Exhibit A - Detailed Development Plan
Exhibit B - Findings for Entitlements
Exhibit C - Performance Standards & Conditions of Approval Attachment 3 - 300 & 500-Foot Radius Maps of School & Project Site Attachment 4 - Categorical Exemption Evaluation
Exhibit A - Air Quality Health Risk Assessment
Exhibit B - Arborist Report
Exhibit C - CNDDB Search Results Memo
Exhibit D - Archaeological Resources Assessment Report
Exhibit E - Geotechnical Report
Exhibit F - Noise and Vibration Study
Attachment 5 - Planning Commission Resolution - CDP and CEQA Categorical Exemption Attachment 6 - January 6, 2026 Planning Commission Meeting Minutes Attachment 7 - Public Outreach Communications
General Business items are considered separately, typically in the order listed. The chair will call for public comment on each item when the body considers the item.

Belmont City Council Meeting Agenda February 10, 2026
4 12. BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF

13. MATTERS OF INTEREST/CLARIFICATION

14. ADJOURNMENT
A. Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Assignments
B. Verbal report from City Manager
Items in this category are for discussion and direction to staf only. However, Council/Board may take final action on an item if there is no need for additional staf analysis.

Belmont City Council Meeting Agenda February 10, 2026
5

City Council Central ECR Multimodal Plan Presentation - Staff Report - 2-10-26CC – Central El Camino Real Multimodal Plan

STAFF REPORT
Meeting Date: February 10, 2026
Agency: City of Belmont
Staff Contact: Carlos de Melo, Community Development Director, (650) 595-7440, [email protected]; Josh Sun, Senior Civil Engineer, (650) 730-5706, [email protected]
Agenda Title: Central El Camino Real Multimodal Plan Presentation Agenda Action: For Information Only
Recommendation
Receive a presentation and update regarding the Central El Camino Real Multimodal Plan. No action is required.

Strategic Focus Area
Infrastructure and Mobility
Background
El Camino Real is the main arterial of San Mateo County, connecting downtowns, businesses, schools, regional transit hubs, and other key destinations. While El Camino Real serves a range of trip purposes and users, its design reflects its historic role as a state highway focused on facilitating high speed auto travel. Consequently, the corridor is a barrier for pedestrians and cyclists and is challenging to navigate efficiently for buses.

In February 2025, SamTrans launched the Central El Camino Real Multimodal Plan (“Central El Camino Plan”), a corridor study for an 8.5-mile segment of El Camino Real (Caltrans State Route 82) within the cities of Belmont, San Carlos, San Mateo, and a short segment of Redwood City.

This Central El Camino Plan is a part of a broader effort called the Grand Boulevard Initiative (GBI), which is a collaboration in San Mateo County between 15 local jurisdictions, four countywide agencies, and Caltrans. This effort is supporting cities along the corridor by leading a joint, coordinated Caltrans process to advance local city visions. GBI aims to make El Camino Real a safer and more comfortable place to walk, bike, drive, and take transit by installing streetscape improvements along the corridor.

Historically, implementing improvements along this Caltrans facility has been challenging, with only incremental and piecemeal changes occurring over several decades. The Central El Camino Plan represents an important opportunity for Belmont, in partnership with SamTrans and neighboring jurisdictions, to advance coordinated roadway safety and active transportation improvements. The Plan will address a critical corridor-level planning gap and provide the foundation needed for Belmont and surrounding cities to complete the required first phase of the Caltrans project development process currently being led through GBI.
6

City Council Central ECR Multimodal Plan Presentation - Staff Report - 2-10-26CC – Central El Camino Real Multimodal Plan The SamTrans team previously presented the Central El Camino Plan project to the City Council at the May 27, 2025 meeting. At that time, the City Council received the project overview, provided initial feedback, and expressed general support for the effort. Council also indicated interest in continued engagement and welcomed future opportunities to provide input as the Plan advances through subsequent development stages.

Analysis
Central El Camino Plan
In Belmont, the Central El Camino Plan is identifying corridor needs, defining alternatives, and will select alternatives to advance to the next phase based on an analysis of tradeoffs as well as community and stakeholder feedback. This will allow Belmont to participate in the countywide Caltrans Project Initiation Document (PID) led by GBI.

The Central El Camino Plan builds upon Belmont’s prior planning efforts along El Camino Real, including its Comprehensive Pedestrian and Bicycle Plan (2016), Belmont Village Specific Plan (2017), and Belmont Village Specific Plan Design Guidelines (2022). Through outreach conducted as part of these planning initiatives, Belmont residents have indicated concerns related to the heavy traffic volumes, limited safe routes to schools, high vehicle speeds, and gaps in bicycle and pedestrian facilities. The Central El Camino Plan integrates this community input, along with technical findings from these earlier efforts, to inform and shape the development of corridor design alternatives.

Phase 1 community engagement for the Central El Camino Plan identified priorities consistent with Belmont’s local planning efforts, including the need for improved bus stop amenities and increased service frequency, safer pedestrian crossings, wider and better maintained sidewalks, enhanced pedestrian-scale lighting, separated bicycle facilities, and stronger bus connections to Caltrain stations. The project team conducted extensive outreach in Belmont during Phase 1, including a pop-up event at the Belmont Caltrain station, a resident listening session, and a walk audit along the El Camino Real corridor. As noted earlier, tonight’s presentation is intended to provide a project update. While no formal City Council action is requested, the SamTrans team welcomes Council feedback to inform the next phase of the plan development.

Alternatives

1. Not Applicable
Attachments
A. Central El Camino Real Multimodal Plan Presentation
Fiscal Impact
☒ No Fiscal Impact
At this time, there is no direct fiscal impact related to this informational report. Fiscal impacts will get identified with requests for Council approval as necessary for any
recommendations moving forward.
☐ Funding Source Confirmed:
7

City Council Central ECR Multimodal Plan Presentation - Staff Report - 2-10-26CC – Central El Camino Real Multimodal Plan Source: Purpose: Public Outreach:

Staff Council Vision/Priority Posting of Agenda
8 FEBRUARY 2026
Central El Camino Real
Multimodal Plan
February 10, 2026
Belmont City Council
SamTrans
Cassie Halls, Project Manager
Asiya Patel, Deputy Project Manager
City of Belmont
Carlos de Melo, Community Development Director
Josh Sun, Senior Civil Engineer
9 Agenda

1. Background on Grand
Boulevard Initiative

2. Central El Camino Real
Multimodal Plan

3. Next Steps: Belmont
2 10
What feedback we need from Council
3 • Council input is needed on design
concepts for El Camino Real in Belmont
• We will use this feedback to narrow down
concept alternatives
• We will come back to you in August to
present the selected alternative concepts
that will be advanced to the next phase
11 The Grand Boulevard Initiative
12 What is the Grand Boulevard Initiative?
5 Grand Boulevard Initiative
The Grand Boulevard Initiative (GBI) is a partnership
between cities, countywide agencies, Caltrans, advocates, and business groups.

GBI is serving as the implementing process for local jurisdictions to advance safety and mobility improvements on El Camino Real (SR 82) and ensure cohesion and continuity along the corridor.
13 GBI builds upon local corridor studies
Every city in San Mateo County has been working on complete streets studies for El Camino.

In parallel, GBI serves as a forum for collaboration and continuity across these local studies.
6 Every city in San Mateo County has
been working on complete streets
studies for El Camino Real.

In parallel, GBI serves as a forum
for collaboration and continuity
across these local studies.

Community Based Organization
Meeting at Catholic Charities
Listening Session conducted for the
Atherton ECR Corridor Study
14 Central El Camino Real Multimodal
Plan
15 The Central El Camino Real Multimodal Plan:

Envisioning a Vibrant Corridor
Project Overview and Purpose
• The Central El Camino Plan is working to create a shared vision for El Camino Real across the cities of San Mateo, Belmont, San Carlos, and a small portion of Redwood City
• The goal of this project is to improve El Camino to
better serve people walking, biking, and taking transit • Recommendations of the Plan will be implemented as part of the GBI countywide Caltrans project development process, which requires studying multiple alternatives
16 We Are Here
Central El Camino Plan Timeline
9 Project Overview and Purpose
Needs Assessment Alternatives Development Selecting Alternatives to be Advanced Draft & Final Plan
2025 2026
Community Engagement
Phase 1 (May – Aug) Phase 2 (Jan – Feb) Phase 3 (Jul – Aug) Online Survey
Virtual Listening Sessions
Pop-Ups
Virtual Workshop
CBO Outreach
City Council
Online Mapping Tool
Virtual Listening Sessions
Pop-Ups
Walk Audits
CBO Outreach
City Council
City Council
Stakeholder Engagement
Continuous Collaboration with City Staff and Caltrans
17 Alignment with GBI/Caltrans Process
10 Project Overview and Purpose
Central
El Camino
Plan
• Selecting alternatives to be
advanced • Detailed analysis (including
traffic studies), select
preferred alternative
• Design preferred alternative
18 Phase 1 Community Engagement
19 What our outreach
looked like
May – Aug 2025
Activities:
• Pop-ups
• Virtual listening sessions
• CBO meetings
• Online community survey
• Walk audits
• Chamber San Mateo presentation
12 Phase 1 Community Engagement
Pop-up event at Belmont Music in the Park
Walk Audit Participants in Belmont Caltrain Station
20 Key takeaways for whole
study area
Key takeaways for
Belmont
• Congestion along El Camino Real at crossstreets leading to US-101 • Need for separated bike facilities
• Unsafe pedestrian crossings and narrow
sidewalks
• Need for bus stop amenities, higher bus
frequencies and better infrastructure
Phase 1 Community Engagement
What we heard
• 201 (24%) of survey comments related
to Belmont
• Primary feedback from Belmont:
• Need for separated bike lanes to
ensure safety of bicyclists
(especially at Ralston Avenue)
• Need for improved sidewalk
infrastructure and crossings
• Need for better traffic signal
synchronization
"To cross to get to
Caltrain you have
to walk way far
down..."
"Harbor Blvd
doesn't work for
cyclists. It's
problematic and
dangerous"
"O'Neill and El
Camino
[has]…notorious red
light running"
21 Concept Alternatives
22 Alternatives build on previous
studies
Alternatives reflect priorities and include spot
improvement recommendations from:
• Belmont Comprehensive Pedestrian and
Bicycle Plan (2016)
• Belmont Village Specific Plan (2017)
• C/CAG Bicycle and Pedestrian Plan (2021)
• SamTrans Bus Speed & Reliability Study
(2022)
15 23
Spot improvements included in all alternatives
Safety
• Traffic calming
• Traffic signal gap
closures
• Medians
• Lighting
Active
Transportation
• Crosswalk
improvements
• More opportunities for
crossing
• Street trees or urban
greening
Transit
• Bus stop
enhancements
• Transit signal priority
• Access improvements
16 24
Belmont
Concept Alternatives
Existing: What El Camino Real looks like today
Bicycle: Continuous separated bike lanes and wider
sidewalks
Transit: Faster bus service and wider sidewalks
Pedestrian: Wider sidewalks and more trees
25 Alternatives
Evaluation
• Evaluation is corridor-wide
• Low means: doesn't meet criteria;
Medium meets some; High meets
all
• Results will be tallied to determine
which alternatives rank highest
• Addressing community input will
be revised based on Phase 2
engagement findings
18 Concept Alternatives
Topic
E
xisting
Alt 1: TransitAlt 2: PedestrianAlt 3: Bicycle
Alignment with Caltrans Policy Low Medium Medium High
Alignment with Local Policy Low High Medium Medium
Effect on People Walking Low Medium High High
Effect on People Biking Low Medium Low High
Effect on People Riding Transit Low High Medium Low
Effect on People Driving and Parking Medium Low Medium Low Effect on the Environment Low High Medium High
Addressing Community Input Low Medium Medium Medium
26 Next Steps: Belmont
27 Phase 2 Community Engagement
20 Activities Underway
Activity Date How we are communicating this
Online survey January 12 – February 28 City and SamTrans social media, city newsletters, signs at bus stops, printed materials
Community-based organization meeting
outreach
Mid to late January Focused engagement with community-based organizations
Pop-up community outreach at Belmont
Community and Senior Center
January 15 City and SamTrans social media, city newsletters Virtual listening sessions February 4, 11, and 12 Focused engagement with target audiences through commissions/chambers
City Council presentation February 10 City and SamTrans social media, city newsletters Virtual community workshop February 26 City and SamTrans social media, city newsletters, printed materials
We have collected & will continue to collect feedback from Belmont residents at key touchpoints
28 What feedback we need from Council
21 Project Phase Proposed Timeline Feedback needed
Phase 2 Engagement –
Central El Camino Plan
Jan – Feb 2026 Concept alternatives
Phase 3 Engagement –
Central El Camino Plan
Aug – Sept 2026 Narrowing down alternatives
Project Initiation Document
(PID)
2026-2027 Refining alternatives
Project Approvals and
Environmental Document
(PA&ED)
2027-2028 Selecting a preferred
alternative
Project Specifications and
Estimates (PS&E)
2028-2029 Feedback on specific design
details
29 22
30 City Council Meeting Minutes
January 26, 2026

City Council Regular Meeting Minutes
City Council Chambers, City Hall, One Twin Pines Lane, Belmont, California January 27, 2026

1. CALL TO ORDER 6:30 PM

ROLL CALL
COUNCILMEMBERS PRESENT: Latimerlo, McCune, Jordan, Mates COUNCILMEMBERS ABSENT: Pang-Maganaris

2. ITEMS BEFORE 7:00 PM A. CLOSED SESSION (6:30 PM)
CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION Government Code Section 54956.9(d)(1), three cases:

I.) Hamamjy v. City of Belmont,
San Mateo Superior Court No. 24-CIV-05819
II.) Friends of Waterdog Open Space, Deniz Bolbol, Joseph P. Cuviello v. City of Belmont et al. San Mateo Superior Court No. 24-CIV-02320
III.) McGuire and Hester v. Carmel Construction West, LLC, San Mateo Superior Court No. 25-CIV-00267
IV.) Belmont Village Community Association v. City of Belmont, San Mateo Superior Court No. 26-CIV-00463
ADJOURNMENT to Regular meeting at 7:00 PM
B. STUDY SESSION (none)
C. SPECIAL SESSION/OTHER TOPICS (none)
ITEMS STARTING AT 7:07 PM

4. PLEDGE OF ALLEGIANCE
Led by Mayor Mates.

5. REPORT FROM CLOSED SESSION
City Attorney Rennie stated that the Council discussed four litigation items. He noted that Council concurred to defend the Belmont Village Community Association v. City of Belmont litigation.

6. SPECIAL PRESENTATIONS
A. HIP Housing Calendar Presentation
31 City Council Meeting Minutes
January 26, 2026

Lauren Boro, From HIP presented the calendar art winners and also provided an overview of HIP Housing programs.

B. Introduction of Poet Laureate
Public Works Director Shearer introduced the newly appointed Belmont Laureate Greg McCulloh
C. Mosquito Vector Control Annual Update
General Manager Weber provided an update on the Mosquito Vector Control programs.

7. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA

8. COUNCILMEMBER ANNOUNCEMENTS
Councilmembers provided

9. CONSENT BUSINESS
A. December 9, 2025 Minutes
B. Monthly Financial Reports – October 2025 and November C. Resolution 2026-01 accepting the construction work and authorizing the issuance of a Notice of Completion for the Belmont Creek Restoration Project, City Contract Number 2024-6 35, including release of retention 35 days after recording of the Notice of Completion; and (2) initiate Belmont Creek Habitat Monitoring and Maintenance Plan and authorize budget transfer.

D. Resolution 2026-02 authorizing the City Manager to negotiate and execute a Shared Cost Agreement with Linc Housing Development Project (Linc Project) for reimbursement of construction costs associated with overlapping improvements between the City of Belmont’s Belmont Village Pedestrian and Bicycle Improvements Project and the Linc Project’s frontage improvements, in the amount of $187,004.15 plus a 10% contingency.

E. Affirm City Council Vice Mayor Appointment and Calendar Year 2026 Intergovernmental Assignments
F. Resolution 2026-03 establishing the classification of Director of Special Projects, approving the associated job description, and authorizing the City Manager to implement the classification, including placement within the City’s salary schedule.

Discussion: Vice Mayor Jordan noted that the December 9, 2025 meeting minutes did not reflect the motion and second for the Vice Mayor selection and requested that the record be corrected.

In response to Councilmember Latimerlo, Public Works Director Kwan explained that the HAWK crossing included in the Linc Housing Development Project is identified as part of the City’s Pedestrian and Bicycle Master Plan.

Public comment received via email correspondence.

ACTION: On a motion made by Councilmember McCune and seconded by Vice Mayor Jordan the Consent Business was approved by roll call vote (4-1, Pang-Maganaris absent). 32 City Council Meeting Minutes
January 26, 2026

10. PUBLIC HEARINGS (none)

11. GENERAL BUSINESS
A. State Legislative Advocacy for the City of Belmont - 2026 Update Dane Hutchings, City Lobbyist with CPPG, presented an overview of current State legislation, with a focus on development issues and local control. He further advised that amendments to the City’s Legislative Platform were prepared for Council consideration; however, the amendments were not reviewed during the presentation.

No public comment received.

ACTION: On a motion made by Councilmember Latimerlo and seconded by Mayor Mates Council approved the proposed adjustments to the City’s Platform by a roll call vote (4-1, Pang-Maganaris absent).

A. Redwood Shores Sea Level Rise Protection Project
Senior Civil Engineer Wada introduced Chuck Anderson of Schaaf & Wheeler Consulting Engineers. She explained that the project is a multi-jurisdictional effort to address sea level rise risks within Belmont and noted the City is currently in the exploratory phase focused on information gathering and regional coordination. She further clarified that there is no obligation to the City at this time for design, maintenance, or funding commitments.

Mr. Anderson provided a presentation regarding the ongoing project in the Redwood Shores area of Redwood City and discussed potential opportunities for collaboration with Belmont.

Council discussion ensued.

Public comment provided by Doug Beasley, representing CA Cottage.

Informational item; no action taken.

B. CalPERS 180-Day Waiting Period Exception – Interim Administrative Services Director Appointment
City Attorney Rennie explained that CalPERS prohibits a retiree from returning to work within 180 days of retirement, subject to limited exceptions. He noted that recruitment for the Interim Administrative Services Director position is currently active and ongoing, and that the City has an operational need to fill the position during the recruitment period.

No public comment received.

ACTION: On a motion made by Councilmember McCune and seconded by Cuncilmember Jordan Resolution 2026-04 approving an exception to the CalPERS 180-Day Waiting Period and Interim 33 City Council Meeting Minutes
January 26, 2026

Appointment of Ann Ritzma to Administrative Services Director was approved by a roll call vote (4- 1, Pang-Maganaris absent).

12. BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF
A. Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Assignments
Councilmembers reported on their assignments.

B. Verbal report from City Manager
A time-lapse video of the Twin Pines Park Belmont Creek Restoration Project was presented.

13. MATTERS OF INTEREST/CLARIFICATION

14. ADJOURNMENT Mayor Mates adjourned the meeting at 8:50 P.M. in memory of Renee Good and Alex Pretti.

Submitted by,
Jozi Plut, City Clerk
34 City Council Special Meeting Minutes
(Commission Interviews)
February 4, 2026

CITY COUNCIL SPECIAL MEETING MINUTES (COMMISSION INTERVIEWS) City Hall, Suite 360, One Twin Pines Lane, Belmont, California Wednesday, February 4, 2026
CALL TO ORDER: 4:03 PM

ROLL CALL

1. ITEMS OF BUSINESS
A. Commission Interviews
City Council discussed the interview process for vacancies on the Parks and Recreation Commission and the Planning Commission. The Council conducted applicant interviews and deliberated regarding the appointment process and potential appointments to be considered at the February 24 regular City Council meeting.

No formal action was taken.

2. ADJOURNMENT at 8:15 PM
Submitted by,
Jozi Plut, City Clerk
35

815 Old County Road Acceptance - Staff Report (3).docx

STAFF REPORT
Meeting Date: February 10, 2026
Agency: City of Belmont
Staff Contact: Gilbert Yau, Public Works, (650) 595-7425, [email protected] Agenda Title: 815 Old County Road Apartments
Agenda Action: Resolution
Recommendation
Adopt a resolution accepting the development’s public improvements as complete and in compliance with the City’s approved plans, authorize the release of improvement bond, and accept the maintenance and warranty bond covering the required one-year warranty period.

Strategic Focus Area
Infrastructure and Mobility
Background
On June 21, 2021, the Planning Commission approved the design review, grading plan, lot line adjustment, affordable housing plan, and density bonus for the 815 Old County Road apartment project. The project consists of the construction of a five-story building containing 177 apartment units, including an underground parking garage. The conditions of approval for the development included a lot merger, easement dedications, and a Transportation Demand Management (TDM) Program.

The developer for this project, CP VII 815 Belmont, LLC, is responsible for constructing all required public improvements in accordance with the approved conditions of approval. The major public improvements include:
• Restriping and installation of traffic control devices at the Old County Road/Masonic Way intersection.
• Signal modifications and associated improvements at the Old County Road /Ralston Avenue intersection.
• Design of upgrades to the Hiller Pump Station.
• Design and construction of a sewer main upgrade from Wessex Way to the Hiller Pump Station. • Installation of sidewalks, driveways, curb, and gutter improvements along the project frontage.

Prior to the issuance of the building permit, the developer entered into an improvement and cost-sharing agreement with the City for the design and installation of the sewer gravity main upgrades, and design of the Hiller Pump Station upgrades. The agreement provided for reimbursement to the applicant for costs exceeding the 815 Old County Road project’s fair-share portion of the improvement costs. 36

815 Old County Road Acceptance - Staff Report (3).docx
Analysis
CP VII 815 Belmont, LLC has completed the lot line adjustment and easement dedications required for the development. In addition, the developer has entered into an Operation and Maintenance (O&M) Agreement with the City for the ongoing maintenance of all on-site stormwater treatment facilities. The property owners and developer are responsible for the maintenance of all sidewalks, driveways, and frontage improvements fronting the parcel in accordance with applicable City ordinances. Other off-site improvements constructed outside the project frontage will become the responsibility of the City following the one-year maintenance period after acceptance of the improvements by the City.

CP VII 815 Belmont, LLC has completed construction of all required public improvements and is requesting that the City Council formally accept the improvements and authorize the release of the associated performance security bonds. On behalf of the City Engineer, City Public Works Inspectors have conducted inspections of the completed improvements and determined that the work has been constructed in substantial conformance with the City’s approved plans, specifications, and standards.

Based on these findings, staff recommends that the City Council accept the improvements and approve the release of the security bonds.

The ten percent (10%) maintenance and warranty bonds will be retained by the City to cover the one-year warranty period. These bonds will be released upon expiration of the warranty period and confirmation by the City Engineer that no claims or deficiencies related to defective improvements have been identified.

Alternatives

1. Take no action.

2. Refer back to staff for more information.

Attachments
A. Resolution
Fiscal Impact
☒ No Fiscal Impact
☐ Funding Source Confirmed:

Source: Purpose: Public Outreach:

Staff Statutory/Contractual Requirement Posting of Agenda 37

RESOLUTION NO. 2026 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT

ACCEPTING THE DEVELOPMENT PUBLIC IMPROVEMENTS AS COMPLETED

AND COMPLYING WITH CITY APPROVED PLANS, AUTHORIZE THE RELEASE

OF IMPROVEMENT BOND, AND ACCEPT A MAINTENANCE AND WARRANTY BOND FOR THE 177 UNITS APARTMENT AT 815 OLD COUNTY ROAD WHEREAS, on June 21, 2021, the Planning Commission approved the design review, grading plan, lot line adjustment, affordable housing plan and density bonus for the 815 Old County Road apartments; and,
WHEREAS, a building permit was issued on April 28, 2022 for the construction of the development project; and,
WHEREAS, the developer for the housing project is CP VII 815 Belmont, LLC.; and, WHEREAS, the developer has been conditioned to construct various public improvements related to the project; and,
WHEREAS, the developer/property owners are responsible to maintain improvements along the frontage of their property per applicable City Ordinance; and, WHEREAS, public improvements constructed outside the frontage of the property will be the City’s responsibilities after the one year maintenance period; and, WHEREAS, the developer has completed construction of the public improvements and requesting the City Council accept the improvements and release the security bonds; and WHEREAS, on behalf of the City Engineer, the City's Public Works Inspectors inspected the improvements and found them to follow the City approved plans and specifications.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. Accept the development public improvements as completed and complying with the City approved plans.

SECTION 2. Authorize the release of improvement bond.

SECTION 3. Accept a maintenance and warranty bonds for the required one-year warranty period.

SECTION 4. The maintenance and warranty bond shall be released following expiration of the one-year warranty period, and confirmation by the City Engineer that no claims of defective improvements have been received.
* * *
38

ADOPTED February 10, 2026 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
39

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School

STAFF REPORT
Meeting Date: February 10, 2026
Agency: City of Belmont
Staff Contact: Carlos de Melo, Community Development Director, (650) 595-7440, [email protected]; Jeremy Ruiz, Assistant Planner, (650) 637-2994, [email protected]
Agenda Title: Charles Armstrong School Expansion Project (Appl. No. PA2024-0050) Agenda Action: Ordinance
Recommendation

1. Conduct a Public Hearing.

2. Consider Planning Commission recommendations related to the Project.

3. Introduce an ordinance approving an amendment to the Conceptual Development Plan for the School.

4. Review a resolution approving a Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan & Permit, and Tree Removal Permit for the Project and finding the Project exempt under CEQA Guideline 15314.

Strategic Focus Area
Economic Development and Housing
Background
The Charles Armstrong School is located at 1405 Solana Drive (Assessor’s Parcel Number 045-122- 190) and zoned PD - Planned Development. The General Plan Designation for the school is PCF - Public/Community Facilities. Their proposal would allow the construction of new buildings in two phases for their campus:
• Phase 1 would consist of an approximate 11,900-square-foot Academic Wing (two buildings with a connecting roof and a small stand-alone building) to begin construction in late Spring 2026; and, • Phase 2 would consist of an approximate 11,100-square-foot Athletics Building that is anticipated to be constructed during the 2031-32 school year.

Additional site improvements for the Phase 1 Academic Wing would include a new landscaped plaza connecting the buildings, stormwater management systems, utility infrastructure, and slope stabilization. Phase 3 for the project would involve renovations to existing building spaces.

The project also includes proposed operational modifications for the school, including increasing the 40

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
maximum allowed enrollment from the current cap of 260 students to 290 students, extending weekday hours of operation by one hour, adding weekend campus access, and increasing faculty and staff by approximately 11 positions.

Analysis
Since 1988, the school has advanced its mission to as one of three specialized private institutions in the San Francisco Bay area dedicated to serving students with dyslexia. In response to growing demand, the school is proposing to expand its facilities to better support its existing student population and faculty, modernize campus infrastructure for long-term needs, and increase overall student capacity.

Site/School History
• 1950s: The McDougal School was constructed in the mid-1950's as a K-6 public school with a 450-student population.
• July 1982: The City Council approved a Conditional Use Permit to convert the McDougal School Site from a public school to a non-school designation.
• May 1984: The City Council approved a City-initiated Rezoning and General Plan Amendment for the facility. The zoning was changed from SC – Service Commercial to PD - Planned Development and the general plan land use designation was changed from P - Public Facility to IInstitution. • August 1984: The Planning Commission approved a Conditional Use Permit to operate a private school on land previously used for a public school. The school is certified by the State of California as a non-public special education school. Upon review of an application to add modular classrooms, the city became aware that the original Use Permit had been issued without approval of a Conceptual Development Plan.
• July 1987: The Charles Armstrong School requests approval of a Conceptual Development Plan (CDP), Conditional Use Permit and Design Review. A Resolution approving the Conditional Use Permit, Detailed Development Plan (DDP), and Design Review to allow classroom additions were approved on September 15, 1987.
• January through April 1988: The City Council adopted Ordinance 783 approving the CDP for the school and amended the zoning ordinance and zoning map to eliminate the agricultural development standards for the school and established the CDP within the PD zoning designation.

The Planning Commission also approves a revised DDP, associated conditions of approval, and procedure/criteria for increasing the student enrollment cap for the school. The established enrollment cap as part of the 1988 City Council & Planning Commission entitlement actions was a maximum of 220 students.
• November 2002: The Planning Commission adopted a Conditional Use Permit (CUP) Resolution allowing the school to increase the enrollment cap from 220 to 260 students. The approved enrollment cap increase did not involve any increase in permissible floor area for the campus. • 2003-2005: The school requests approval of a CDP Amendment to allow for enhanced school activities, and construction of approximately 15,600 square feet of additional building floor area for the campus. After significant public review/hearings by both the Planning Commission & City Council, the proposal is disapproved in Spring 2005.
41

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
Since 2002, no significant additions, changes to the number of students, or changes to the approved CUP for the school have occurred. While small (i.e. landscaping or playground equipment enhancement) projects have occurred at the site since 2002, no approval has been granted to permit any building additions or increased student enrollment.

Site Conditions
The 4.9-acre school campus is currently occupied by three single-story school buildings near the center of the site and an auditorium building, parking lot, basketball court, and outdoor activity areas. The site is bordered by Solana Drive and single-family residences to the north, single-family residences to the east, single-family residences within the jurisdiction of the City of San Carlos to the south, and singlefamily residences along Chula Vista Drive, McDougal Park, and the San Carlos Charter Learning Center to the west.

Project Entitlements
As noted earlier, the project requires the following permits and plans: a Conceptual Development Plan (CDP), Detailed Development Plan (DDP), Conditional Use Permit (CUP), Design Review (DR), Grading Plan & Permit (GP), and a Tree Removal Permit (TRP).

The project recommendation is to: 1) Introduce an ordinance approving an amendment to the CDP for the School; and 2) Review a resolution approving a DDP, CUP, DR, GP, and TRP for the Project.

Should the Council introduce the CDP Amendment Ordinance for approval at the February 10th Public Hearing, the CDP Amendment Ordinance and the DDP, CUP, DR, GP, and TRP Resolution would be scheduled for consideration and approval at the February 24th City Council Meeting.

Conceptual Development Plan
Belmont’s Zoning Ordinance (BZO) requires that a Planned Development (PD) be accompanied by a CDP containing specified information such as proposed land uses, locations of buildings, site circulation and parking. Attachment 1 – Exhibit B shows the CDP proposed by the applicant.

The PD zoning district allows flexibility in the design of a project in accordance with the goals, policies, and objectives of the General Plan. The requisite findings for approval of the CDP as set forth in Section 12.3.B (1-5) of the BZO are included in the CDP Ordinance for the Project. In accordance with the required CDP findings, the proposed project is well designed, includes a favorable balance of open space to developed area, is sensitive to existing terrain, and is compatible with surrounding uses.

Additionally, given the project CEQA Analysis ancillary to the Categorical Exemption (CE) determination, and conditions of approval from City departments and consultants, the project would not adversely affect other property in the vicinity or the general welfare of the City.

Detailed Development Plan
As part of a Planned Development review, a DDP is required that details the entire project in plan form. The applicant has submitted detailed plans prepared by qualified design professionals 42

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
(engineers, architects, landscape architects, etc.), which demonstrate proposed site grading, finished grades, public improvements, utilities, site circulation, landscaping, building elevations, and building heights. A site plan has also been submitted that details building locations, distances between structures, minimum yards, parking, and building site coverage. The Detailed Development Plans are provided as Exhibit A to the DDP, CUP, Design Review (DR), Grading Plan (GP), and Tree Removal Permit (TRP) Resolution.

Conditional Use Permit
A CUP is required to establish the DDP for the site. The required CUP Findings as set forth in Section

11.5.1 of the Zoning Ordinance are included in the aforementioned DDP/CUP/DR/GP/TRP Resolution.

Key issues reviewed under the CUP for the project include its: 1) compatibility with neighboring land uses; 2) potential burden on transportation systems and utilities; 3) potential traffic impacts; and 4) effect on other property in the vicinity and the general welfare of the City.

The requisite CUP findings can be made in the affirmative for the proposed additions to the existing school which is surrounded by a public park and single-family homes, all of which are compatible with the proposed development. In addition, the site is served by all utility providers and affords adequate ingress/egress and traffic circulation for employees, students, visitors, and emergency services.

Design Review
A Design Review Permit is required for the proposed project. The required findings are set forth in Section 13.5.3 of the Zoning Ordinance and are included in the attached DDP/CUP/DR/GP/TRP Resolution. Key design review concepts include scale, mass and color of buildings, incorporation of appropriate screening structures for accessory features, appearance and harmony of proposed signage, and adequacy of project landscaping.

The project conforms with the City’s design review principles. The project is considerate of the size and shape of the site as reflected in the overall design and layout of the campus buildings. Buildings are oriented to maintain the existing drop-off areas, stepped back from adjacent residential boundaries, and roof slopes follow the natural grade.

The proposed buildings mitigate project-related bulk by including projected and recessed building walls, color and material variation, and ornamentation to add visual interest. Lastly, the proposed landscape plan includes the replanting of numerous drought-tolerant California native plants trees on the perimeter of the campus to soften and screen building walls.

Grading Plan
The project site would be re-graded to allow for construction of the school additions and ancillary improvements including 900 cubic yards of cut and 600 cubic yards of fill in two phases. Based on the proposed project plans, all construction staging will be contained within the site.

The grading plan has been reviewed by the Public Works Department and found to be reasonable and 43

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
does not include excessive grading. The project would be visually compatible with the surrounding area and developed similarly to the residential neighborhood. School buildings are located on generally flat pads and surrounded by landscaping, parking areas and/or playing fields.

A final grading plan will be reviewed and approved by the Public Works Department, prior to building permit issuance. There are no known geological hazards on site or in the immediate proximity of the subject property. Unless an exception is granted, grading is limited to the drier season (April 15- November 14) which also serves to prevent erosion. The findings for approval of the Grading Plan/Permit are included in the attached DDP/CUP/DR/GP/TRP Resolution.

Tree Permit
The proposed removal of 36 protected trees requires approval of a Tree Removal Permit (TRP) by the City Council.

The project included an arborist report, which assessed protected trees located onsite or adjacent to the site. The arborist report assessed the protected trees and recommended tree protection measures for trees to be retained on or adjacent to the site. Trees that did not meet the criteria for a protected tree were not assessed.

The Arborist Report, in combination with recent school site plan modifications, indicate that 36 protected trees of at least 10-inches diameter at 4.5 feet above grade or greater located at or near the project site would be removed during demolition and/or construction of the project. Accordingly, a minimum of 36 new trees are proposed for replanting.

Protected tree removals should occur only when necessary for the proposed development of the site, to accommodate the site improvements, such as grading, drainage improvements, fire access and safety, utilities, etc. As the impacted site areas need to be regraded to construct the school buildings and ancillary improvements, the proposed tree removal is necessary for the construction of the project.

The findings for approval of the Tree Removal Permit are included in the attached DDP/CUP/DR/GP/TRP Resolution.

General Plan Conformance
The proposed CDP, DDP, CUP and additional project entitlements for the Armstrong school campus do not change the intended land use of the site. The proposal is in conformance with the PCF - Public/Community Facilities General Plan designation.

Neighborhood Outreach
The Charles Armstrong School facilitated a Neighborhood Night Out event at their campus as part of the August 5, 2025, community-wide event. The school also conducted a Neighborhood Outreach meeting on campus on October 16, 2025. At that meeting the school provided an overview of the project and facilitated community comments and feedback; the meeting was well attended with approximately 20- 25 community members present. On November 4, 2025, the Planning Commission held a Study Session - which served as a dual-purpose opportunity to introduce the Armstrong school proposal and educate 44

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
the public about the project. Following that meeting, on November 25, 2025, the City Council heard a similar presentation from staff and the applicant team, and facilitated public comments, which also served as another neighborhood outreach opportunity regarding the project.

Planning Commission Hearing/Action – January 6, 2026
City staff and the Charles Armstrong School applicant team presented the project and responded to Commissioner questions and public comments. The meeting was well attended, with members of the public expressing a range of perspectives, including both support for and concerns about the project.

Commissioners deliberated the CDP Resolution, with staff clarifying that the CDP establishes the overarching development standards and permitted uses for the full campus project (Phases 1 and 2), while the DDP addresses building design and massing, architecture, landscaping, and tree removal and replacement.

The Commission’s primary concerns focused on the Phase 2 athletic building, particularly related to siting, design details, and appearance, rather than on the concept of the building itself. Staff recommended that the Commission vote on the CDP Resolution as presented and consider any proposed modifications separately under the DDP Resolution.

Following extensive discussion, the Commission unanimously (6–0) recommended City Council approval of the Conceptual Development Plan and the CEQA Categorical Exemption Resolution.

With respect to the Detailed Development Plan, the Commission considered several potential amendments and motions. However, a majority was unable to reach consensus on the Phase 2 athletic building details. In accordance with City Council Protocols (Rules of Discussion IV.L.), tie votes result in a failed motion. As no motions received sufficient support, the Commission did not take affirmative action on the DDP or related entitlements. Additional details from the public hearing are provided in Attachment 6 – January 6, 2026 Planning Commission Meeting Minutes.

Charles Armstrong School Phase 2 Athletic Building Modifications In response to concerns raised by adjacent San Carlos residents at the January 6, 2026 Planning Commission hearing regarding the height and views associated with the Phase 2 Athletic Building, the applicant has proposed revisions to the rear portion of the building. These elevation and building section modifications include relocating the HVAC and mechanical equipment and parapet away from the rear facade, as well as reducing the massing of a portion of the kitchen and ancillary spaces.

With these revisions, the side of the building closest to the neighboring properties has been reduced to

12.5 feet in height. In addition, the parapet has been shifted to approximately 28.5 feet from the property line and reduced to a height of 19.5 feet.

The school also proposes to retain three existing oak trees and plant four new trees along the rear of the building to provide additional visual screening for adjacent residential properties. These updates will be 45

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
presented at the February 10, 2026 City Council hearing and are reflected in the Detailed Development Plan architectural drawings included with this report (see Attachment 2 – Exhibit A).

Environmental Clearance (CEQA)
The proposed project is subject to environmental review under the provisions of the California Environmental Quality Act (CEQA). Per Section 21084 of the Public Resources Code, the CEQA Guidelines includes a list of classes of projects which have been determined not to have a significant effect on the environment and are exempt from the provisions of CEQA.

CEQA Guidelines Section 15314 – Minor Additions to Schools, or Class 14, consists of projects characterized as minor additions to existing schools within existing school grounds meeting the condition: “the addition does not increase original student capacity by more than twenty-five (25) percent or ten (10) classrooms, whichever is less.” The project scope (proposed new buildings in phases, and school operation modifications) qualifies for this exemption under CEQA. The Planning Commission applied its own independent judgment and analysis to the project, and recommended that the project environmental review was completed in compliance with CEQA.

Alternatives

1. Refer back to staff for additional information.

2. Continue the item for further discussion.

Attachments

1. Conceptual Development Plan Ordinance & Exhibits

2. Resolution Approving Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan, and Tree Removal Permit, and finding the project exempt from CEQA & Exhibits

3. 300 & 500-Foot Radius Maps of School & Project Site

4. Categorical Exemption & Attachments

5. January 6, 2026 Planning Commission Resolution recommending City Council approval of CDP and CEQA Categorical Exemption

6. January 6, 2026 Planning Commission Meeting Minutes

7. Public Outreach Communications
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:

Fees from the project are accounted for in the Development Services Fund for planning review and permits, and the City Trees Fund for the tree removal permit.

Source: Purpose: Public Outreach:

Staff Discretionary Action Other*
46

City Council Staff Report - Charles Armstrong School - 1405 Solana - 2-10-26 CC – CDP/DDP/CUP/DR/GP/TRP - Charles Armstrong School
*E-Notification of agendas and public meeting notice mailed to all properties within a 300-foot radius of the school property for the February 10, 2026 City Council meeting. 47

ORDINANCE NO. ______

AN ORDINANCE OF THE CITY OF BELMONT AMENDING THE CONCEPTUAL DEVELOPMENT PLAN FOR CHARLES ARMSTRONG SCHOOL AT 1405 SOLANA

DRIVE TO ALLOW FOR EXPANSION OF THE SCHOOL
WHEREAS, Charles Armstrong School desires to renovate its existing campus at 1405 Solana Drive (Assessor’s Parcel Number 045-122-190) and has applied (Appl. No. PA2024-0050) for approval of an amended conceptual development plan for the planned development zoned property, a conditional use permit, detailed development plan, design review, grading plan and permit, and a tree removal permit, which will allow for construction of an 11,893-square-foot academic wing and an 11,126-square-foot athletics building in two phases and campus operational modifications; and,
WHEREAS, on February 10, 2026, the City Council held a duly noticed public hearing to consider the Planning Commission’s recommendations and receive public testimony and a staff report on the requested entitlements, including the amendment of the conceptual development plan; and, WHEREAS, the City Council hereby adopts the staff report dated February 10, 2026, and the facts contained therein as its own findings of facts; and,
WHEREAS, the City Council did hear and use their independent judgment and considered all reports, recommendations, public input and testimony.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BELMONT DOES ORDAIN AS FOLLOWS:

SECTION 1. CONCEPTUAL DEVELOPMENT PLAN AMENDED
(a) The recitals above are true and correct.
(b) After reviewing all the relevant evidence before the City Council, including the information provided in the staff reports and enclosures to the Planning Commission and City Council, the public hearings and testimony received, the City Council incorporates herein by reference the staff report to the City Council dated February 10, 2026, and adopts the analysis and findings herein as its own findings of fact under Belmont Zoning Ordinance Section 12.3.B related to the Conceptual Development Plan amendment.
(c) Based on the evidence before the City Council, the City Council finds the proposed Conceptual Development Plan amendment is consistent with the General Plan. (d) The application to amend the Conceptual Development Plan for Charles Armstrong School is approved based on the findings set forth herein and subject to the Conditions of Approval for the Project adopted by the City Council at its _____________meeting, by Resolution __________. (e) The Conceptual Development Plan for the Charles Armstrong School Planned Development District, previously adopted by Ordinance No. 783, is amended and replaced as shown on Exhibit A – Conceptual Development Plan – Development Standards, and Exhibit B – Conceptual Development Plan – Campus Site & Building Location Plan, attached hereto. 48

SECTION 2. EFFECTIVE DATE.

This Ordinance takes effect and will be enforced 30 days after its adoption. * * *
The City Council of the City of Belmont, California introduced the foregoing ordinance, on [insert date] and adopted the ordinance at a regular meeting held on [insert date] by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
49 Exhibit A
Ordinance 2026-____
Conceptual Development Plan - Development Standards
Charles Armstrong School – 1405 Solana Drive
50 Exhibit A - Conceptual Development Plan (CDP) – Development Standards Charles Armstrong School – 1405 Solana Drive
2 The Conceptual Development Plan (CDP) for the Charles Armstrong School campus shall be constructed in two phases. The CDP for Phase 1 includes the development of a new academic wing (three new classroom buildings); Phase 1 is proposed to begin construction in 2026. Phase 2 includes the construction of an Athletics Building; Phase 2 is anticipated to be constructed in the 2031-2032 school year. The relative locations of all proposed Phase 1 and 2 improvements are delineated on Exhibit B – CDP Campus Site & Building Location Plan. The CDP shall also be consistent with the following development/use standards as referenced below.

A. Minimum Lot Size. 4.92 Acres (214,315 sq. ft.)
B. Permitted Uses.

1. A private school for up to 290 students, including supporting/accessory activities and uses such as a gymnasium, kitchen, and multipurpose room for the subject property.

2. Community recreational use of playgrounds, and other recreational facilities during off-school hours; the school will post signage that delineates when their school facilities are open to the community to avoid any confusion. Access for school staff and small-group activities until 10:00 p.m. on weekdays, and weekend access from 9:00 a.m. to 6:00 p.m. on the campus.

3. Allowance of twelve (12) weekend events annually involving 25 or more attendees (e.g., schoolwide gatherings, accreditation visits, graduation).

4. Permission of three (3) special Saturday evening events each year such as a musical or alumni gathering or benefit event with activities ending by 10:00 p.m.

5. Authorized dismissals on nearby neighborhood streets for up to four (4) special events per year to ease traffic congestion associated with large on-campus gatherings.

6. Coordinated and shared use of McDougal Park for limited weekend or additional weekday access including during the school’s four-week summer session. No additional exclusive use of McDougal Park is requested by the school.

C. Maximum Floor Area of buildings: 53,579 sq. ft.

D. Maximum Floor Area Ratio (FAR): 0.25
E. Minimum Setbacks:
51 Exhibit A - Conceptual Development Plan (CDP) – Development Standards Charles Armstrong School – 1405 Solana Drive
3 Criteria - Setbacks1 CDP
Standards
Proposed Project – Right Side &
Rear Setback
Front 30’ No change to existing setbacks
which exceed CDP minimum.

Left Side 25’ No change to existing setbacks
which exceed CDP minimum.

Right Side 15’ Academic Building A - 42’8”
Academic Building B - 25’2”
Academic Building C - 16’9”
Rear 15’ Athletics Building + Kitchen - 18’5”
1 Setbacks as measured from property line to closest proposed building wall.

F. Maximum Building Height: The maximum building height may be 40 feet, as measured from finished grade to the top most point of the roof above (including mechanical equipment and all other building features).

Criteria CDP Standards Proposed Project
Height Maximum of 40 feet
Academic Building A -33’6”
Academic Building B - 34’2”
Academic Building C - 21’3”
Athletics Building + Kitchen -
32’0”
G. Off-Street Parking: 85 Parking Spaces (four of which are ADA accessible) pursuant to Section 8 (parking) of the Zoning Ordinance for School Uses and shall be consistent with Exhibit B – CDP Campus Site/Building Location Plan.

In addition, the school will add one parking space for any additional employees during the traditional school day beyond 85.

H. Landscaping/Lighting: Landscaping shall be native or locally acclimated, draught-tolerant species and consistent with all applicable state and local landscape requirements. All lighting shall be downcast on the project site and shall not create glare off-site. Parking lot and walkway lighting shall be the minimum required for safety. There shall be no floodlighting of landscape plantings, buildings, courtyards, patios, or areas between buildings.

I. Building Materials: Building materials shall be consistent with Elevation Drawings and submitted materials via an approved Detailed Development Plan (DDP) for the school.

J. Circulation Plan: – Circulation shall be consistent with Exhibit B – CDP Campus Site/Building Location Plan, except as modified via an approved Detailed Development Plan (DDP) or amendment thereto, after review and approval by 52 Exhibit A - Conceptual Development Plan (CDP) – Development Standards Charles Armstrong School – 1405 Solana Drive
4 the Director of Public Works in consultation with the Police and Fire Departments.

K. Fencing: Fencing standards shall be consistent with the materials and standards as outlined below.

L. Roof Mounted Mechanical Equipment: Installation of roof mounted mechanical equipment shall be consistent with the standards as outlined below.

Criteria CDP Standards Proposed Project
Roofmounted
Mechanical
Equipment
Screened from Public
Vantage Points
Screened from Public
Vantage Points
M. Signage: Signage shall be consistent with standards outlined below, except as modified by a Detailed Development Plan (DDP) or amendment thereto.

Criteria CDP Standards Proposed Project
Signage Per Detailed Development
Plan (DDP)
Vehicular Directional
Monument Sign – 20 sq. ft.

LED Monument Signs - 60
sq. ft.

Building Identification Signs
Informational Signage
N. Floor Area: Permitted floor area for the school shall be consistent with the standards outlined below except as modified by a Detailed Development Plan (DDP) amendment thereto, provided that total floor area does not exceed 0.25 FAR (53,579 sq. ft.) for the campus.

Criteria CDP Standards Proposed Project
Fencing
Chain Link and Wood –
Maximum of 6 feet in
height
Chain Link and Wood –
Maximum of 6 feet in height
53 Exhibit A - Conceptual Development Plan (CDP) – Development Standards Charles Armstrong School – 1405 Solana Drive
5 CDP Standards Proposed Project
Building Floor Area
Existing
a) Classroom Building 1
b) Classroom Building 2
c) Classroom Building 3
d) Multi-Purpose Building
Total - 29,677 sq. ft.

Classroom 1 - (7,346 sq. ft.)
Classroom 2 - (6,840 sq. ft.)
Classroom 3 - (6,840 sq. ft.)
Multi-Purpose Building - (8,651 sq. ft.)
New Academic Wing – Phase 1
e) Building A
f) Building B
g) Building C
Total - 11,893 sq. ft.

Building A - (6,364 sq. ft.)
Building B - (4,237 sq. ft.)
Building C - (1,292 sq. ft.)
New Athletic Building – Phase 2
h) Gymnasium
i) Support/Kitchen
Total - 11,126 sq. ft.

Gymnasium - (7,973 sq. ft.)
Kitchen - 1,400 sq. ft.; Ancillary support
space – 1,753 sq. ft.

Total Floor Area & FAR 52,696 sq. ft. (0.246)
O. Minor deviations of up to 10% of numeric standards from the Detailed Development Plan may be approved administratively by the Director of Community Development or their designee, except for the Phase 2 Athletics Building setback standards for abutting residential properties. 54 Exhibit B
Ordinance 2026-_____
Conceptual Development Plan - Campus Site & Building Location Plan Charles Armstrong School - 1405 Solana Drive
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SOLANA DRIVE
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3
(N) LEARNING COURT
(N) PLAZA
(N) MAKER'S PATIO
(N) ATHLETICS BUILDING
(N) ACADEMIC BUILDING
AREA A
(N) ACADEMIC BUILDING
AREA B
(N) ACADEMIC BUILDING
AREA C
50 68
69 74
75 85

MCDOUGAL PARK

BIORETENTION,
SEE CIVIL, TYP.

PROJECT SCOPE

PROJECT SCOPE
9 NEW RELOCATED SPACES, 2 NEW ADDITIONAL SPACES
(N) SHADE CANOPY

SEE CIVIL FOR EASEMENTS

BIORETENTION,
SEE CIVIL, TYP.
18'-5"
16'-9"

SEE LANDSCAPE FOR

SCOPE OF WORK

PROJECT
NORTH
TRUE
NORTH
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1" = 20'-0"
8/1/2024 9:40:51 AM
AS-102
24404
08/02/2024 ENTITLEMENTS APPLICATION

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 SITE PLAN
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
16'-9"

PROPOSED SETBACK
2 18'-5"

PROPOSED SETBACK
BLDG HEIGHT: 34'-2" BLDG HEIGHT: 33'-6" BLDG HEIGHT: 21'-3" BLDG HEIGHT: 17'-6" BLDG HEIGHT: 17'-6" BLDG HEIGHT: 17'-6" BLDG HEIGHT: 32'-0" BLDG HEIGHT: 20'-6" Permitted Uses:
- A private school (grades 2-8) for up to 290 students and 85 staff members, including supporting/accessory activities and uses such as a gymnasium, multipurpose room, and athletic fields (basketball courts and play park)
- Offices and work rooms for employee usage ancillary to the school of the site. (E) ATHLETIC COURTS PHASE 2: 2031-2032 PHASE 1: 2026-2027 PHASE 2
PHASE 1 12/19/2025
Building Phase Floor Area (GSF) FAR Height
Multi-Purpose Building Existing 8,651 0.041 ±20'-6"
Kitchen2 800 0.004
Maker Space2 500 0.002
Library2 1,200 0.006
Classrooms #1 Existing 7,346 0.034 ±17'-6"
Classrooms #2 Existing 6,840 0.032 ±17'-6"
Classrooms #3 Existing 6,840 0.032 ±17'-6"
Academic Bldg, Area A New, Phase 1A 6,364 0.030 33'-6"
Academic Bldg, Area B New, Phase 1A 4,237 0.020 34'-2"
Storage2 220 0.001
Academic Bldg, Area C New, Phase 1B 1,292 0.006 21'-3"
Athletics Building New, Phase 2 11,126 0.052 32'-0"
Gymnasium2 7,973 0.037
Kitchen2 3,153 0.015
Total Floor Area & FAR 52,696 0.247
Floor Area Ratio & Height from Submitted Plans 1
1 Building floor areas and maximum heights as delineated in project plans submittal. 2 Building areas indicated in red are portions of the same building in which they are located, and are already included in the overall floor area for that building.

Lot Area = 213,250 SF
56 276
277
276
259
258
257
256
253
259
261
262
258
254
259
256
259
259
259
259
271
268
269
267
266
263
264
261
262
268
273
274
277
278
277
276
277
278
279
281
260
260
260
260
255
270
265
260
280
260
265
260
255
255
250
250
270
275
280
285
290
295
300
305
315
275
265
270
300
290
285
280
90 285
280
275
270
265
260

SOLANA DRIVE
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3
(N) LEARNING COURT
(N) PLAZA
(N) MAKER'S PATIO
(N) ATHLETICS BUILDING
(N) ACADEMIC BUILDING
AREA A
(N) ACADEMIC BUILDING
AREA B
(N) ACADEMIC BUILDING
AREA C
50 68
69 74
75 85

MCDOUGAL PARK

BIORETENTION,
SEE CIVIL, TYP.

PROJECT SCOPE

PROJECT SCOPE
9 NEW RELOCATED SPACES, 2 NEW ADDITIONAL SPACES
(N) SHADE CANOPY

SEE CIVIL FOR EASEMENTS

BIORETENTION,
SEE CIVIL, TYP.
18'-5"
16'-9"

SEE LANDSCAPE FOR

SCOPE OF WORK

PROJECT
NORTH
TRUE
NORTH
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1" = 20'-0"
8/1/2024 9:40:51 AM
AS-102
24404
08/02/2024 ENTITLEMENTS APPLICATION

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 SITE PLAN
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
RELOCATED 9 -- 9
PROPOSED TOTAL 81 4 85

PARKING COUNT

STANDARD ACCESSIBLE TOTAL
EXISTING 79 4 83
NEW 2 0 11
RELOCATED 9 -- 9
PROPOSED TOTAL 81 4 85 46 3 49
35 1 36

STANDARD ACCESSIBLE TOTAL

EMPLOYEE ONLY
79 4 83
EMPLOYEE+PUBLIC SHARED*

CARPOOL PICKUP/DROPOFF,

EXISTING TO REMAIN

TIMED PICKUP/DROPOFF,
EXISTING TO REMAIN 1
41 42 49 *USE VARIES BASED ON DAY/TIME 12/19/2025

RELOCATED

PROPOSED TOTAL
57 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 1 Exhibit C
General Plan Conformity Analysis – Charles Armstrong School Project 1405 Solana Drive – PA2024-0050
In determining General Plan consistency for the project, applicable goals and policies of the City’s General Plan must be considered by decision-makers. The goals and policies of applicable area plans also must be considered because they are ancillary long-range plans that connect to and support the General Plan; however, there are no area plans applicable to the project site. The applicable goals and policies of the City’s Climate Action Plan (CAP) must also be considered. A key factor when evaluating policy consistency is whether the project would substantially further or advance the goals and policies of the applicable plans.

A General Plan consistency analysis for the project is presented in Table 0-1 below. Based on this analysis, the project would be consistent with the General Plan because it would substantially further or advance the General Plan’s goals and policies. The project also would be consistent with the CAP’s goals and policies.

Table 0-1 Project Consistency with the Goals and Policies of the Belmont General Plan and Belmont Climate Action Plan
Goal or Policy Determination and Discussion
City of Belmont General Plan
Land Use Goal 2.1: Promote a diversity of
compatible land uses throughout the city, to
enable people to live close to job locations,
adequate and convenient commercial services,
and public services and facilities such as transit,
parks, and schools.

Consistent. The project would enhance a long-standing
community-serving educational use in an established
residential neighborhood. The school’s expansion would
strengthen local access to specialized educational services without introducing land use conflicts or disrupting the existing neighborhood fabric.

Land Use Goal 2.2: Support the creation and
enhancement of “complete neighborhoods” in
Belmont, with well-integrated single-family and
multi-family residential development, pedestrian
and bicycle-friendly environments, and activity
nodes featuring schools, parks, and
neighborhood commercial areas.

Consistent. Refer to the determination in Land Use Goal 2.1.

Land Use Policy 2.3-4: Focus new development
in or directly adjacent to already-developed
areas, where it can be served by existing public
services and infrastructure.

Consistent. Refer to the determination in Land Use Goal 2.1.

Land Use & Design Policy 2.13.1-4 &
Conservation Element Policy 5.3.6: Minimize light
and glare from new development; Avoid light
pollution and unnecessary glare by requiring
development projects to use design features and
shielding methods that cast outdoor light
downward and minimize glare and to install the
Consistent. The project would include lighting for building entries, walkways, and gathering spaces that would be fully shielded and directed downward. No pole-mounted or highwattage floodlights are proposed. Lighting would be limited to that necessary for safe circulation and site security, consistent with the City’s dark-sky goals. Final fixture selection and photometric design would be in compliance with the City’s lighting standards.
58 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 2 Goal or Policy Determination and Discussion
minimum amount of outdoor lighting necessary
for safety and security.

Circulation / Mobility, and Complete Streets
Goal 3.1: Provide for the safe and efficient
movement of people and vehicles within and
through the community that fosters accessibility
and connectivity; accommodates a mixture of
automobiles, transit, bicyclists, and pedestrians;
and encourages higher transit ridership.

Consistent. The project would maintain and enhance
internal circulation for pedestrians and vehicles, including Americans with Disabilities Act-compliant access routes, drop-off/pick-up staging, and designated parking areas. The small enrollment increase (from 260 to 290) would not
generate significant new trips, and the Transportation
Demand Management (TDM) practices—such as staggered
dismissal and carpool coordination—would reduce potential traffic impacts. The campus is near existing transit
corridors, and the project design/scale would accommodate multimodal access without altering public street
infrastructure.

Circulation / Mobility, and Complete Streets
Goal 3.8: Provide a balanced and well-managed
parking supply that accommodates demand
while maximizing efficiency.

Consistent. The project would increase the existing on-site parking supply of 83 by two spaces to 85 spaces across the upper and lower lots. With a projected staffing increase of approximately 11 persons and all staff being required to park on campus, the parking demand would remain within
capacity because of staggered schedules and part-time
staffing. Armstrong also would implement carpooling
strategies and formalize this protocol in its TDM Plan. No on-street parking demand or oversupply is expected to
occur.

Conservation and Biological Resources Goal 5.3:

Protect and restore biological and ecological
resources in Belmont, including sensitive wildlife
species and their habitats.

Consistent. The project would be entirely within a previously developed school campus and would not impact any
sensitive biological resources or wildlife habitats. Although 61 trees would be removed (including 39 protected trees, 33 of which are coast live oaks), the project would comply with the City’s protected tree replacement standards by providing 33 new oak trees onsite and 6 other preferred species replacement trees, or through in-lieu fees if all replacements cannot be accommodated. As noted below,
pre-construction nesting bird surveys would be conducted as required by the City through its standard conditions of approval. The project landscape plan would incorporate
native and drought-tolerant species, supporting urban
biodiversity and long-term ecological value on site. No riparian zones or undeveloped habitat areas would be
disturbed.

Conservation and Biological Resources
Policy 5.3-3: To the greatest extent feasible,
ensure that development does not disturb
sensitive habitat and special status species by
requiring appropriate and feasible mitigation
measures.

Consistent. The project site is fully developed and urbanized, with no identified sensitive habitats. However, there is the potential for nesting birds and bats (specifically the Alameda Sparrow and the Pallid Bat) and the San Francisco Duskyfooted Woodrat which are special-status species.

Preconstruction surveys would be conducted by a qualified biologist at the appropriate times prior to construction in accordance with the City standard COAs. If special-status 59 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 3 Goal or Policy Determination and Discussion
species are encountered, protective measures would be
implemented as identified and determined by the qualified biologist. In addition, the project design would incorporate best practices, such as native plantings, tree protection measures, and erosion control BMPs that would align with the intent of this policy.

Conservation and Biological Resources
Policy 5.3-5: In design and construction, require
use of best practices that preserve natural
resources, such as soil, trees, native plants, and
permeable surfaces.

Consistent. Refer to the determination in Conservation and Biological Resources Goal 5.3.

Conservation and Biological Resources
Policy 5.3-7: Encourage the planting of native
trees, shrubs, and grasslands in order to
preserve the visual integrity of the landscape,
provide habitat conditions suitable for native
vegetation, and ensure the maximum number
and variety of well-adapted plants are
maintained.

Consistent. Refer to the determination in Conservation and Biological Resources Goal 5.3.

Conservation and Water Quality Policy 5.5-3:

Require development projects to incorporate
structural and non- structural best management
practices (BMPs) to mitigate or reduce the
projected increases in pollutant loads, in
accordance with the NPDES permit guidelines.

Consistent. The project would include Low Impact
Development-based stormwater infrastructure, designed in compliance with National Pollutant Discharge Elimination System and Special Provision C.3 requirements. Bioretention areas and on-site treatment systems would improve runoff quality and reduce peak flow, consistent with City and
regional water quality objectives.

Conservation and Water Quality Policy 5.5-5:

Implement water pollution prevention methods to
the maximum extent practicable, supplemented
by pollutant source controls and treatment.

Consistent. Refer to the determination in Conservation and Water Quality Policy 5.5-3.

Conservation and Water Supply 5.6: Preserve
water resources and provide for long-range
community water needs by adopting best
management practices for water use and
conservation.

Consistent. The project would include a drought-tolerant landscape plan, in accordance with the current MidPeninsula Water District (MPWD) water efficiency in the landscape ordinance (WELO). The project applicant has
secured an “Intent to Serve” letter from MPWD, and the
project would be required to meet all applicable CALGreen (indoor water efficiency) standards at the time of building permit issuance.

Water Supply Policy 5.6-4: Set appropriate
conditions of approval for each new
development proposal to ensure that the
necessary water supply facilities and water
resources are in place prior to occupancy.

Consistent. Refer to the determination in Conservation and Water Supply Policy 5.6.
60 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 4 Goal or Policy Determination and Discussion
Conservation and Water Policy 5.6-5: Continue
the City’s Water Conservation Strategy to reduce
water use, control water cost, and promote
environmental sustainability in municipal
buildings, parks, landscaped areas, and athletic
fields, as feasible and appropriate.

Consistent. Refer to the determination in Conservation and Water Supply Policy 5.6.

Air Quality Policy 5.10-3: Ensure that
construction and grading activities minimize
short-term impacts to air quality by employing
appropriate mitigation measures and best
practices.

Consistent. In addition to the implementation of the City’s standard COAs for construction air quality emissions
minimization such as the use of equipment with Tier 4
engines, as developed through the General Plan EIR, the applicant and their construction contractor would
implement Bay Area Air Quality Management District
(BAAQMD) best practices for dust control, including regular watering of exposed soils, vehicle washdowns, and
covering of haul trucks. Diesel equipment would meet the California Air Resource Board’s emissions standards. These measures would minimize short-term emissions, furthering City and regional compliance efforts to ensure that regional thresholds are not exceeded.

Air Quality Policy 5.11-2: Support the Climate
Action Plan’s goals and implement the CAP’s
reduction measures and strategies to reduce
greenhouse gas emissions.

Consistent. The project would support the City’s CAP goals by avoiding fossil fuel use, by including efficient mechanical systems, and by using low-energy fixtures. The new
buildings would maximize daylighting and natural ventilation.

A new electrical service would power the entire campus.

Safety Goal 6.1: Minimize risks of property
damage and personal injury posed by geologic
and seismic hazards.

Consistent. A comprehensive geotechnical investigation
was prepared for the project and reviewed by the City, and no considerable geologic hazards were found on site (see Project Description Attachment E). The investigation report provides detailed recommendations for grading, drainage, slope stabilization, and foundation design. These
recommendations would be implemented, including slab-ongrade and shallow mat foundations, over-excavation of fill areas, and minor shoring. No pile driving or deep
foundations are proposed. Thus, the project would meet City standards for seismic and slope safety and minimize the risk of geotechnical hazards.

Safety Policy 6.1-1: Continue to maintain and
enforce appropriate standards to ensure new
development is designed to meet current safety
codes and requirements associated with seismic
activity. Require public and private development
to be located, designed, and constructed to
minimize the risk of loss of life and injury in the
event of a major earthquake or other natural
disaster.

Consistent. Refer to the determination in Safety Goal 6.1. 61 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 5 Goal or Policy Determination and Discussion
Safety Policy 6.1-2: Continue to regulate
development, including remodeling or structural
rehabilitation, to ensure adequate mitigation of
safety hazards on sites having a history or threat
of seismic dangers, erosion, landslides, or shrink
swell.

Consistent. Refer to the determination in Safety Goal 6.1.

Safety Policy 6.1-4: Continue to require
geotechnical site analysis for proposed
development on sites as specified in the
Municipal Code, prior to allowing site
development.

Consistent. Refer to the determination in Safety Goal 6.1.

Safety Policy 6.1-5: Geotechnical studies shall
identify any geologic hazards affecting the
proposed project site, any necessary mitigation
measures, and a statement of the site’s
suitability for the proposed development and
whether or not it will be safe from geologic
hazard for its expected life. The study shall
identify net developable areas, if any, based on
landslide or ground shaking potential or erosion
risk. Impacts from the development, such as
those resulting from increased water runoff,
shall also be determined. Such studies must be
signed by a licensed Certified Engineering
Geologist or Geotechnical Engineer and are
subject to review and approval by City staff
and/or contracted employees.

Consistent. Refer to the determination in Safety Goal 6.1.

Safety Policy 6.1-6: Require any geotechnical
studies to include the study of expansive and
creeping soils, as well as analysis of erosion,
seismic, and other geotechnical hazards, and
make recommendations, as warranted.

Consistent. Refer to the determination in Safety Goal 6.1.

Safety Policy 6.1-8: Ensure consideration of
seismic and geologic hazards at the earliest
possible point in the development process,
preferably before comprehensive engineering
work has commenced.

Consistent. Refer to the determination in Safety Goal 6.1.

Safety Goal 6.3: Protect soils, surface water, and
groundwater from contamination from hazardous
materials.

Consistent. The project has not proposed the use, storage, or disposal of hazardous materials during operation.

Construction activities would comply with all applicable stormwater pollution prevention measures, including best management practices for erosion control, materials
handling, and spill prevention. No existing or historical hazardous waste concerns have been identified on site, and excavation would be monitored for any unexpected
conditions.
62 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 6 Goal or Policy Determination and Discussion
Safety Goal 6.5: Ensure that utilities that are
essential to contemporary life are available and
adequate to meet the demands of the Belmont
community while also ensuring the utilities
maintain and enhance Belmont’s physical
diversity, visual qualities, and small-town
characteristics.

Consistent. The project would connect to all essential
utilities (i.e., water, sewer, electrical, internet). A new electrical service would be installed to support the allelectric design. An “Intent to Serve” letter has been secured from MPWD. No natural gas infrastructure is proposed.

Safety Policy 6.5-5: Require all new development
to be connected to the City’s sewer system. Consistent. Refer to the determination in Safety Goal 6.5.

Noise Goal 7.1: Strive to achieve an acceptable
noise environment for the environmental, health,
and safety needs of present and future residents
of Belmont.

Consistent. Construction noise would occur during Cityapproved project hours, and the project would not require nighttime work. No operational noise exceedances are
anticipated; mechanical systems would be screened and
compliant with City thresholds. Ventilation systems would allow indoor use with the windows closed.

Noise Policy 7.1-2: Use the Community Noise
Level Exposure Standards, as review criteria for
new land uses. Require all new development that
would be exposed to noise greater than the
“normally acceptable” noise level range to
reduce interior noise through design, sound
insulation, or other measures.

Consistent. Refer to the determination in Noise Goal 7.1.

Noise Policy 7.1-3: Require noise-reducing
mitigation to meet allowable outdoor and indoor
noise exposure standards in [General Plan] Table
7-2. Noise mitigation measures that may be
approved to achieve these noise level targets
include but are not limited to the following:
• Construct façades with substantial weight and
insulation;
• Use sound-rated windows for primary sleeping
and activity areas;
• Use sound-rated doors for all exterior entries at
primary sleeping and activity areas;
• Use minimum setbacks and exterior barriers;
• Use acoustic baffling of vents for chimneys,
attic and gable ends; and,
• Install a mechanical ventilation system that
provides fresh air under closed window
conditions.

Alternative acoustical designs that achieve the
prescribed noise level reduction may be
approved, provided a qualified Acoustical
Consultant submits information demonstrating
that the required reductions to meet the specific
Consistent. The project would be designed with durable, well-insulated façades, and sound-rated windows and doors consistent with City standards for noise control. Mechanical ventilation systems would provide fresh air under closedwindow conditions, maintaining interior noise levels below 45 dBA Ldn. These design features would achieve
compliance with the allowable interior and exterior noise exposure standards identified in General Plan Table 7-2.

A qualified acoustical consultant prepared a projectspecific mechanical equipment noise study based on a preliminary list of HVAC equipment, which indicates that the proposed design and construction methods would achieve
compliance with the City’s interior and exterior noise
standards. If any alternative acoustical designs or materials are proposed during building permit review, they would be reviewed and approved by the qualified acoustical
consultant to ensure compliance with City standards for stationary noise sources.
63 Charles Armstrong School Expansion Project ● General Plan Conformity Analysis 7 Goal or Policy Determination and Discussion
targets for outdoor activity areas and interior
spaces can be achieved and maintained.

Noise Policy: 7.1.8: Continue to enforce
applicable Federal and State Noise Insulation
Standards (CCR, Title 24) and noise
requirements.

Consistent. The project would comply with all applicable State Building Code (Title 24) noise insulation standards for educational facilities. The project’s design incorporates acoustical materials and mechanical ventilation that meet the minimum insulation performance standards for sensitive uses such as classrooms and activity areas.

Noise Policy: 7.1.10: Require developers of new
development anticipated to generate a
substantial amount of vibration during
construction to implement mitigation practices to
reduce vibration, which can include: operating
heavy equipment as far as practical from
residential uses; using smaller bulldozers
(operating weight less than 20,000 pounds) when
grading must occur within approximately 50 feet
of residential uses or other vibration sensitive
uses; and using quiet pile driving technology
when feasible.

Consistent. No pile-driving or other high-vibration activities are proposed. Construction would primarily involve standard building and grading equipment, operated at distances
greater than 50 feet from nearby residences. Equipment
would be staged as far from property lines as feasible, and smaller, lower-impact machinery would be used for fine
grading and finishing work. These practices would ensure compliance with City standards and avoid substantial
vibration effects on adjacent sensitive uses.

Noise Policy Goal 7.2: Protect noise-sensitive
land uses, such as schools, hospitals, and senior
care facilities, from encroachment of and
exposure to excessive levels of noise.

Consistent. Refer to the determination in Noise Goal 7.1.

City of Belmont Climate Action Plan
CAP Goal 3.1.1: Increase municipal, residential,
and commercial energy efficiency, renewable
energy, efficient water use, and green building.

Consistent. The project would be all-electrically powered and meet CALGreen and WELO standards. It would include
on-site recycling and composting as well as droughttolerant landscaping, Construction waste would be diverted in accordance with Recology guidelines.

CAP Goal 3.2.1: Reduce emissions from
transportation through efficient land use,
alternate modes of transportation, and
operational innovations.

Consistent. The project would support this goal by
maintaining a neighborhood-serving school in close
proximity to housing and transit. The project would also formalize an existing TDM program that includes staggered drop-off and dismissal times, carpool coordination, and onsite staff parking restrictions. Implementation of these operational practices would reduce single-occupancy
vehicle trips and lower transportation-related emissions, in alignment with CAP objectives.

CAP Goal 3.3.1: Reduce solid waste generated
and sent to landfills.

Consistent. Armstrong maintains a waste diversion program, and the project would include adequate space for recycling and compost collection.
64 RESOLUTION NO. 2026 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT APPROVING

A CONDITIONAL USE PERMIT, DETAILED DEVELOPMENT PLAN, DESIGN

REVIEW, GRADING PLAN AND PERMIT, TREE REMOVAL PERMIT AND CEQA

EXEMPTION FOR THE CHARLES ARMSTRONG SCHOOL FOR PROPERTY LOCATED AT 1405 SOLANA DRIVE (ASSESSOR’S PARCEL NUMBER 045-122-190) (APPL. NO. PA2024-0050)
WHEREAS, the Charles Armstrong School, applicant/property owner, requests approval of the following entitlements: Conditional Use Permit, Detailed Development Plan, Design Review, Grading Plan and Permit, and a Tree Removal Permit for the construction of an 11,893- square-foot Academic Wing (Phase 1); 11,126-square-foot Athletics Building (Phase 2); and school campus operational modifications, ancillary to a Conceptual Development Plan for the Planned Development Zoned property located at 1405 Solana Drive (Assessor’s Parcel Number 045-122-190); and,
WHEREAS, on February 10, 2026, the City Council of the City of Belmont (“City”), following notification in the prescribed manner, conducted a public hearing, at which hearing the Council considered public testimony and a staff report on the aforementioned requested entitlements; and,
WHEREAS, the City Council considered whether the Project is subject to CEQA Guidelines Section 15314, considered the cumulative impact of the project, and whether any unusual circumstances existed; and,
WHEREAS, concurrently, Council will consider introducing an ordinance amending the Conceptual Development Plan for the property; and,
WHEREAS, the City Council hereby adopts the staff report dated February 10, 2026, and the facts contained therein as its own findings of facts; and, WHEREAS, the City Council did hear and use their independent judgment and considered all said reports, recommendations and testimony herein above set forth.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. The City Council finds that the Project does not result in an increase of original student capacity by more than 25% or ten classrooms, that the Project qualifies as a minor addition to an existing school within existing school grounds within the scope of CEQA Guideline 15314, that the cumulative impact of successive projects of the same type in the same place, over time is not significant, and that no unusual circumstances exist that give rise to a reasonable possibility that the Project will have a significant effect on the environment. Accordingly, the Community Development Director is directed to file an notice of exemption for the Project under Section 15314.

SECTION 2. The City Council approvesthe design review and detailed development plan included in Exhibit A, the conditional use permit, grading plan and permit, and tree removal permit based on the findings contained in Exhibit B, subject to the Conditions of Approval in Exhibit C and contingent upon adoption of an ordinance amending the conceptual development plan for the Charles Armstrong School on property located at 1405 Solana Drive. 65 Resolution PA2024-0050 – Charles Armstrong School
Conditional Use Permit, Detailed Development Plan, Design Review, Grading Plan, Tree Removal Permit and CEQA Exemption
February 10, 2026

* * *
ADOPTED _____________ by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
66 VICINITY MAP LOCATION MAP
APPROXIMATE PROJECT SITE AREA: 55,000 SF
A401
3 A401
A3
A501
B2
A501
C3
DETAIL NUMBER ON SHEET TYP.

REFERENCE INDICATOR - COMMON

BUILDING SECTION

WALL SECTION
A401
B3
SHEET NUMBER TYP.

DETAILS

DETAIL AREA

VIEW DIRECTION

PARALLEL VIEW

PERPENDICULAR VIEW

ELEVATIONS
A301
3 SECTION DIRECTION

SECTIONS
DETAIL NUMBER TYP.

SHEET NUMBER TYP.

DETAIL NUMBER TYP.

SHEET NUMBER TYP.

EXTERIOR ELEVATION

INTERIOR ELEVATION

VIEW DIRECTION

ELEVATION REFERENCE
SHEET NUMBER TYP.

VIEW DIRECTION

ELEVATION REFERENCE
SHEET NUMBER TYP.

A301
3 SECTION REFERENCE
SHEET NUMBER TYP.

SECTION DIRECTION

SECTION REFERENCE
SHEET NUMBER TYP. A501
B2

REFERENCE SYMBOLS
DOOR
WINDOW
WALL
01 6A LEAD
A

WALL TYPE

WALL IS ACOUSTIC

LEAD LINING

WALL HEAD CONFIGURATION

WALL STUD SIZE

SYSTEM TAG
F1

MATERIAL

WALL FINISH

GUARDRAIL

WAINSCOT
101-X

FLOOR LEVEL

ROOM NUMBER

KEYNOTE
10'-0"

CEILING HEIGHT

EQUIPMENT
F12
F01

FURNITURE
ROOM

ROOM NAME
1-101

DESCRIPTION OR CLIENT
CODE

MATERIAL TAGS

ROOM TAGS

UPPER CASEWORK

COUNTER TOP

LOWER CASEWORK

FLOOR FINISH MATERIAL
EP1
CP1
NOTES

FLOOR AND BASE

BASE MATERIAL
EP1
SS1
CP1
1 MATERIAL EXTENTS

ALONG WALL
01 6A LEAD
A
F12

DESCRIPTION

XX IDENTIFIER

IDENTIFIER

IDENTIFIER

IDENTIFIER
NAME
NUMBER
NAME
NUMBER
SQ FT

OCCUPANTS PER SF

OCCUPANTS

CODE GROUP

IDENTIFIER

IDENTIFIER

CASEWORK

WALL MULTI FINISH TAG
PT1
WP1
WP2
TAGS

OBJECT TAGS

EXISTING

PARTITION TO
REMAIN

PORTION OF (E)

PARTITION TO

BE DEMOLISHED

NEW PARTITION

PHASING GRAPHICS

MATCH LINE

GRID LINES AND BUBBLES
1 / A110
1 / A111

REVISION

REVISION AREA

REVISION
A
1 NON RATED

ONE HOUR

TWO HOUR

FOUR HOUR

THREE HOUR
TRUE
N
NORTH

REFERENCE

SHEET NUMBER

PARTITION FIRE RATINGS

OTHER SYMBOLS
EARTH

AGGREGATE BASE COURSE

CONCRETE

CONCRETE MASONRY UNIT

BRICK MASONRY

LIMESTONE, SANDSTONE, GRANITE
MARBLE

STEEL, STAINLESS STEEL
(LARGE SCALE)

ALUMINUM (LARGE SCALE)

OTHER METALS (LARGE SCALE)

WOOD FRAMING - CONTINUOUS
(LARGE SCALE)

WOOD FRAMING - DISCONTINUOUS
(LARGE SCALE)

PLYWOOD (LARGE SCALE)

FINISH WOOD (LARGE SCALE)

SEMI-RIGID INSULATION (LARGE SCALE)

BATT INSULATION (LARGE SCALE)

MORTAR, SAND, FIREPROOFING,

STUCCO, GYPSUM BOARD

TERRAZZO (LARGE SCALE)

COMPOSITE BOARD (LARGE SCALE)

ACOUSTIC TILE (LARGE SCALE)

PROTECTION BOARD (LARGE SCALE)

CERAMIC TILE (LARGE SCALE)

GLASS (LARGE SCALE)

PANEL FORMED CONCRETE

SCREEN WALL METAL PANEL
VISION GLASS, G1
SPANDREL GLASS, G1B

ELEVATION

PLAN AND SECTION

METAL PANEL

THERMA-FIBER

CEMENT PLASTER

PROJECT DESCRIPTION
The proposed new buildings at Charles Armstrong School include an approximate 11,900 SF new Academic Building which will contain classrooms and a creative hub including art and makers' spaces. The building is adjacent to the existing classroom buildings to limit circulation across campus and fosters indoor-outdoor connection with integrated outdoor learning spaces.

A new Athletics Building, approximately 11,100 SF, will provide an all-weather regulation court for games and multi-purpose spaces for gathering. In addition to a gymnasium, it contains a commercial kitchen to allow a nutrition program on site, as well as skills-based classes for students.

To provide these campus upgrades a new transformer will be situated on site, and a new plaza area links to the proposed Academic Building and Athletics Building, with perimeter seating and additional vegetation, as well as stormwater management.

NEW ACADEMIC & ATHLETICS BUILDINGS

CHARLES ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

DETAILED DEVELOPMENT PLAN
January 30, 2026

PROJECT DIRECTORY
OWNER
Charles Armstrong School
1405 Solana Drive
Belmont, CA 94002
PHONE: (650) 592-7570
CONTACT: Neil Tuch

STRUCTURAL
IDA
1629 Telegraph Avenue, #300
Oakland, CA 94612
PHONE: (510) 834-1629 x105
CONTACT: Elliot Goodwin

LIGHTING & ELECTRICAL
OMM
4340 Redwood Highway, Suite 245
San Rafael, CA 94903
PHONE: (415) 492-0420 x112
CONTACT: Pieter Colenbrander

ARCHITECT

RATCLIFF
5856 Doyle Street
Emeryville, CA 94608
PHONE: (510) 899-6458
CONTACT: Sarah Knize

MECHANICAL & PLUMBING
CMTA
3470 Lafayette Boulevard, Suite A305
Lafayette, CA 94549
PHONE: (925) 283-4891
CONTACT: Marc Woodman
CIVIL
BKF
2100 Franklin Street, Suite 4C
Oakland, CA 94612
PHONE: (510) 899-7308
CONTACT: Kevin Wong

LANDSCAPE
MIG
800 Hearst Avenue
Berkeley, CA 94710
PHONE: (510) 845-7549
CONTACT: Jan Eiesland

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
As indicated
2/3/2026 4:59:41 PM
G-001.

COVER SHEET
24404
01/30/2026 DETAILED DEVELOPMENT PLAN

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
DRAWING INDEX.

SHEET # SHEET NAME
000 GENERAL
G-001. COVER SHEET
000 GENERAL: 1
010 CIVIL
C0.0 SITE TOPOGRAPHIC SURVEY
C1.0. EXISTING CONDITIONS & DEMOLITION PLAN
C2.0. SITE PLAN
C3.0. GRADING AND DRAINAGE PLAN
C4.0. UTILITY PLAN
C5.0. STORMWATER CONTROL PLAN
C6.0. FIRE ACCESS PLAN
C7.0. CONSTRUCTION DETAILS
C7.1. CONSTRUCTION DETAILS
C8.0. BEST MANAGEMENT PRACTICES
010 CIVIL: 10
020 LANDSCAPE
L-101 OVERALL LANDSCAPE PLAN
L-102 ENLARGED LANDSCAPE PLAN
L-103 ENLARGED LANDSCAPE PLAN
020 LANDSCAPE: 3
030 ARCHITECTURAL
AS-100 EXISTING SITE CONTEXTUAL PLAN & PHOTOS
AS-100B EXISTING SITE CONTEXTUAL PLAN & PHOTOS
AS-101. EXISTING SITE PLAN
AS-103. PROPOSED ROOF PLAN
AS-104 PROPOSED PARKING & CIRCULATION PLAN
AS-105 TRASH/WASTE PICKUP PLAN
A-105. ATHLETICS BUILDING - FFE 258
A-202 ATHLETICS BUILDING ELEVATIONS
A-300. SECTIONS
A-600 ACADEMICS BUILDING MATERIALS BOARD
A-601. ATHLETICS BUILDING MATERIALS BOARD
A-900. RENDERINGS
030 ARCHITECTURAL: 12
050 STRUCTURAL
S-101 ACADEMIC BUILDING AREA A - FFE 260
S-102 ACADEMIC BUILDING AREAS A & B - FFE 271
S-103 ACADEMIC BUILDING AREA C - FFE 276
S-104 ACADEMIC BUILDING AREA B - FFE 284
S-105 ACADEMIC BUILDING A, B & C - ROOF FRAMING PLAN
S-106 ATHLETICS BUILDING - FFE 258
S-107 ATHLETICS BUILDING - ROOF FRAMING PLAN
050 STRUCTURAL: 7
080 ELECTRICAL
ES-103 PRELIMINARY SITE PLAN - LIGHTING - PHOTOMETRIC PLAN E-205 ATHLETICS BUILDING - FLOOR PLAN - EXTERIOR LIGHTING 080 ELECTRICAL: 2
TOTAL SHEET COUNT: 35
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
DETAILED DEVELOPMENT PLAN 2 01/30/2026
1 67

CODE SUMMARY

PROJECT INFORMATION
LOCAL
GENERAL 2022 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE, CALIFORNIA CODE OF REGULATIONS (C.C.R.), TITLE 24, PART 1
BUILDING 2022 CALIFORNIA BUILDING CODE, VOLUMES 1 AND 2 (CCR TITLE 24, PART 2) ELECTRICAL 2022 CALIFORNIA ELECTRICAL CODE (CCR TITLE 24, PART 3) MECHANICAL 2022 CALIFORNIA MECHANICAL CODE (CCR TITLE 24, PART 4) PLUMBING 2022 CALIFORNIA PLUMBING CODE (CCR TITLE 24, PART 5) ENERGY 2022 CALIFORNIA ENERGY CODE (CCR TITLE 24, PART 6) FIRE 2022 CALIFORNIA FIRE CODE (CCR TITLE 24, PART 9)
2022 NFPA 13 - STANDARD FOR INSTALLATION OF AUTOMATIC FIRE SPRINKLER SYSTEMS; AS

AMENDED
2022 NFPA 72 - NATIONAL FIRE ALARM CODE; AS AMENDED
ADA 2010 AMERICANS WITH DISABILITIES ACT (28 CFR, PART 36)

GREEN BUILIDING
2022 CALIFORNIA GREEN BUILDING STANDARDS
2022 CALIFORNIA REFERENCED STANDARDS (CCR TITLE 24, PART 12)

PROJECT NAME CHARLES ARMSTRONG SCHOOL NEW ACADEMIC & ATHLETICS BUILDINGS PROJECT ADDRESS 1405 SOLANA DR. BELMONT, CA 94002

APPLICABLE CODES

OCCUPANCY (E) EDUCATION

REQUIRED EXIT WIDTHS BY BUILDING
REQUIRED PLUMBING FIXTURES EXISTING: 19 TOILETS 11 LAVATORIES NEW: 11 TOILETS 7 LAVATORIES
PROPOSED TOTAL: 30 TOILETS 18 LAVATORIES

CONSTRUCTION TYPE TYPE II-B
STORY HEIGHT PROPOSED (2) STORIES
FLOOR AREAS: (E) CLASSROOM BUILDING 1: 7,346 GSF
(E) CLASSROOM BUILDING 2: 6,840 GSF
(E) CLASSROOM BUILDING 3: 6,840 GSF
(E) MULTI-PURPOSE BUILDING: 8,651 GSF
(E) BULDINGS TOTAL 29,677 GSF
+
(N) ACADEMIC BUILDING: 11,893 GSF
A: 6,364 GSF
B: 4,237 GSF
C: 1,292 GSF
(N) ATHLETIC BUILDING: 11,126 GSF
GYMNASIUM: 7,973 GSF
SUPPORT/KITCHEN: 3,153 GSF
PROPOSED TOTAL 52,696 GSF
(N) OUTDOOR LEARNING COURT: 2,768 GSF

FIRE PROTECTION PROPOSED BUILDINGS TO BE FULLY SPRINKLERED

EXISTING BUILDINGS NON-SPRINKLERED
(E) EXISTING
E EAST

EA EACH

ECU EVAPORATIVE COOLING UNIT

ED EMERGENCY DEPARTMENT

EF EACH FACE OR EXTERIOR FINISH

EHD ELECTRIC HAND DRYER

EIFS EXTERIOR INSULATION AND FINISH SYSTEM

EJ EXPANSION JOINT

EL ELEVATION

ELAST ELASTOMERIC

ELAST CTG ELASTOMERIC COATING

ELEC ELECTRICAL

ELEV ELEVATOR

EMER EMERGENCY

ENAM ENAMEL

ENCL ENCLOSURE

ENGR ENGINEER

EP EDGE OF PAVEMENT OR ELECTRICAL PANEL

EPB ELECTRICAL PANEL BOARD

EQ EQUAL

EQUIP EQUIPMENT

ESMT EASEMENT

EST ESTIMATE

EW EACH WAY

EWC ELECTRIC WATER COOLER

EWH ELECTRIC WATER HEATER

EXIST EXISTING

EXP EXPANSION OR EXPOSED

EXP BT EXPANSION BOLT

EXT EXTERIOR

FA FIRE ALARM

FAAP FIRE ALARM ANNUNCIATOR PANEL

FACP FIRE ALARM CONTROL PANEL

FCTY FACTORY

FD FLOOR DRAIN

FDTN FOUNDATION

FE FIRE EXTINGUISHER

FEC FIRE EXTINGUISHER CABINET

FF FINISHED FACE

FH FIRE HYDRANT

FHC FIRE HOSE CABINET

FHMS FLAT HEAD MACHINE SCREW

FHWS FLAT HEAD WOOD SCREW

FIN FLR FINISHED FLOOR

FIN GRD FINISHED GRADE

FIXT FIXTURE

FLASH FLASHING

FLDG FOLDING

FLG FLANGE

FLR FLOOR

FLR REG FLOOR REGISTER

FLR SK FLOOR SINK

FLUOR FLUORESCENT

FO FINISHED OPENING
FO_ FACE OF _

FR FIRE RATING OR FIRE RESISTANT

FRG FIBER REINFORCED GYPSUM

FRMG FRAMING

FRP FIBERGLASS REINFORCED PLASTIC

FRZ FREEZER

FS FULL SCALE OR SIZE

FSTNR FASTENER

FT FEET

FTG FOOTING

FURG FURRING

FURN FURNISH OR FURNITURE

FUT FUTURE

FWC FABRIC WALL COVERING

G DISP GARBAGE DISPOSER

GA GAUGE

GALV GALVANIZED

GB GRAB BAR

GC GENERAL CONTRACTOR

GDR GUARD RAIL

GEN GENERAL

GFCI GROUND FAULT CIRCUIT INTERRUPTER

GL GLASS

GL BLK GLASS BLOCK

GLU LAM GLU LAMINATED WOOD

GLZ GLAZING

GPC GYPSUM PLASTER CEILING

GRTG GRATING

GSM GALVANIZED SHEET METAL

GT GREASE TRAP

GV GRAVITY VENT

GYM GYMNASIUM

GYP BD GYPSUM BOARD

GYP PLAS GYPSUM PLASTER

HB HOSE BIB

HC HANDICAP OR HOSE CABINET

HCWD HOLLOW CORE WOOD DOOR

HD HAND DRYER

HDBD HARDBOARD

HDR HEADER

HDW HARDWARE

HGR HANGER

HIM HEALTH INFORMATION MANAGEMENT

HLDN HOLDDOWN

HM HOLLOW METAL

HNDRL HANDRAIL

HORIZ HORIZONTAL

HOSP HOSPITAL

HP HIGH POINT

HS HAND SINK

HT HEIGHT

HVY HEAVY

HW HOT WATER

HVAC HEATING, VENTILATING, AND AIR

CONDITIONING

HYD HYDRANT

ID INSIDE DIAMETER

IDF INTERMEDIATE DISTRIBUTION FRAME

IF INSIDE FACE

IN INCH

INC INCANDESCENT

INSUL INSULATION

INT INTERIOR

IR INSIDE RADIUS

IWH INSTANTANEOUS WATER HEATER

JAN JANITOR

J-BOX JUNCTION BOX

JT JOINT

KIT KITCHEN

KPL KICK PLATE

KWY KEYWAY

L ANGLE OR LENGTH

LAB LABORATORY

LAD LADDER

LAM LAMINATE

LAM GL LAMINATED GLASS

LAV LAVATORY

LED LIGHT EMITTING DIODE

LF LINEAR FOOT

LIB LIBRARY

LIN LINEAR

LKR LOCKER

LNDSCP LANDSCAPE

LT LIGHT

LT GA LIGHT GAUGE

LTG LIGHTING

LTG PNL LIGHTING PANEL

LVR LOUVER

MACH MACHINE

MAS MASONRY

MATL MATERIAL

MAX MAXIMUM

MB MACHINE BOLT

MBR MEMBER

MC MEDICINE CABINET

MECH MECHANICAL

MED MEDIUM

MEMB MEMBRANE

MFD MANUFACTURED

MFR MANUFACTURER

MH MAN HOLE

MID MIDDLE

MIN MINIMUM

MIRR MIRROR

MISC MISCELLANEOUS

ML METAL LATH

MLWK MILLWORK

MO MASONRY OPENING

MOD BIT MODIFIED BITUMIN

MS MACHINE SCREW OR MOP SINK

MTD MOUNTED

MTL METAL

MULL MULLION
(N) NEW

N NORTH

NA NOT APPLICABLE

NAT NATURAL

NF NEAR FACE

NIC NOT IN CONTRACT

NKL NICKEL

NM NON METALLIC

NO NUMBER

NOM NOMINAL

NR NOISE REDUCTION

NTS NOT TO SCALE

O/ OVER

OA OVERALL

OC ON CENTER

OCEW ON CENTER EACH WAY

OCC OCCUPANCY

OD OUTSIDE DIAMETER OR DIMENSION

OF OUTSIDE FACE

OFCI OWNER FURNISHED /

CONTRACTOR INSTALLED

OFOI OWNER FURNISHED /

OWNER INSTALLED

OFF OFFICE

OH OVERHANG

OPNG OPENING

OPP OPPOSITE

OPT OPTIONAL

OR OPERATING ROOM

ORD OVERFLOW ROOF DRAIN

ORIG ORIGINAL

OSHA OCCUPATIONAL SAFETY

AND HEALTH ADMINISTRATION

OVFL OVERFLOW

PA PUBLIC ADDRESS

PAR PARAPET

PB PANEL BOARD, PANIC BAR, OR PULL BOX

PBD PARTICLE BOARD

PC PORTLAND CEMENT

PCP PORTLAND CEMENT PLASTER

PERF PERFORATED

PERIM PERIMETER

PERM PERMANENT

PERP PERPENDICULAR

PL PROPERTY LINE

PLAM PLASTIC LAMINATE

PLAS PLASTER OR PLASTIC

PLBG PLUMBING

PLYWD PLYWOOD

PNL PANEL

PR PAIR

PRCST PRECAST

PREFAB PREFABRICATED

PRELIM PRELIMINARY

PRKG PARKING

PROJ PROJECT

PROP PROPERTY

PS PULL STATION

PSF POUND PER SQUARE FOOT

PSI POUND PER SQUARE INCH

PT PAINT

PTD PAPER TOWEL DISPENSER

PTN PARTITION

PTR PAPER TOWEL RECEPTACLE

PVG PAVING

PWR POWER

QT QUARRY TILE

QTY QUANTITY
(R) REMOVE

R RISER OR RADIUS

RB RUBBER BASE

RD ROOF DRAIN

RDG INS RIGID INSULATION

REF REFERENCE

REFL REFLECTED

REFR REFRIGERATOR

REG REGISTER

REINF REINFORCED

REQ REQUIRE

REQD REQUIRED

REST RESTROOM

REV REVISION

RFG ROOFING

RH ROOF HATCH

RLG RAILING

RM ROOM

RND ROUND

RO ROUGH OPENING

RS ROUGH SAWN

RTF RUBBER TILE FLOOR

RTG RATING

RV ROOF VENT

RWD REDWOOD

RWL RAIN WATER LEADER

S SOUTH

SA SUPPLY AIR

SAF SELF-ADHERED FLASHING

SBSTR SUBSTRATE

SC SOLID CORE

SCD TOILET SEAT COVER DISPENSER

SCHED SCHEDULE

SCP SCUPPER

SCWD SOLID CORE WOOD DOOR

SD SMOKE DETECTOR, SOAP DISPENSER,

OR STORM DRAIN

SECT SECTION

SF SQUARE FOOT

SGL SINGLE

SH STAINLESS STEEL SHELF

SHR SHOWER

SHT SHEET

SHV SHELVING

SIG SIGNAL

SIM SIMILAR

SKLT SKYLIGHT

SLNT SEALANT

SM SHEET METAL

SMS SHEET METAL SCREW

SND SANITARY NAPKIN DISPENSER

SND INS SOUND INSULATION

SNDU SANITARY NAPKIN DISPOSAL UNIT

SP STANDPIPE

SPEC SPECIFICATION

SPKLR SPRINKLER

SPKR SPEAKER

SPT SPECIMEN PASS-THROUGH

SQ SQUARE

SS SANITARY SEWER, SERVICE SINK,

STANDING SEAM, OR STORM SEWER

SST STAINLESS STEEL

STD STANDARD

STL STEEL

STOR STORAGE

STRUC STRUCTURAL

SURF SURFACE

SUSP SUSPENDED

SYS SYSTEM

T TREAD

T&G TOUNGUE AND GROOVE

TB THROUGH BOLT

TD TOWEL DISPENSER OR TRENCH DRAIN

TDR TOWEL DISPENSER / RECEPTACLE

TEL TELEPHONE

TEMP TEMPORARY

TER TERRAZO

TH THICK OR THICKNESS

THRES THRESHOLD

TMPD GL TEMPERED GLASS
TO_ TOP OF _

TP TELEPHONE POLE

TPD TOILET PAPER DISPENSER

TRTD TREATED

TS TUBE STEEL

TSTAT THERMOSTAT

TV TELEVISION

TYP TYPICAL

UNFIN UNFINISHED

UON UNLESS OTHERWISE NOTED

UR URINAL

UTIL UTILITY

VAR VARIES

VB VINYL BASE

VCT VINYL COMPOSITION TILE

VENT VENTILATE OR VENTILATION

VERT VERTICAL

VEST VESTIBULE

VFAT VINYL FACED ACOUSTICAL TILE

VIF VERIFY IN FIELD

VNR VENEER

VR VAPOR RETARDER

VTR VENT-THROUGH-ROOF

VWC VINYL WALL COVERING

VWF VINYL WALL FABRIC
W WEST

W/ WITH

W/O WITHOUT

WBL WOOD BLOCKING

WC WALL COVERING OR WATER CLOSET

WD WOOD

WDP WOOD PANELING

WGL WIRED GLASS

WH WATER HEATER

WM WIRE MESH OR WATER METER

WP WALL PROTECTION

WPT WORKING POINT

WR WASTE RECEPTACLE OR WATER RESISTANT

WSCT WAINSCOT

WT WEIGHT

WWF WELDED WIRE MESH
& AND
@ AT
Ø DIAMETER OR ROUND
# POUND OR NUMBER
+/- PLUS OR MINUS

A/C AIR CONDITION

AAP ALARM ANNUNCIATOR PANEL

AB ANCHOR BOLT

ABC AGGREGATE BASE COURSE

AC ASBESTOS CEMENT OR

ASPHALTIC CONCRETE

ACOUS ACOUSTIC

ACP ASPHALTIC CONCRETE PAVING

ACS DR ACCESS DOOR

ACS FLR ACCESS FLOOR

ACT ACOUSTICAL CEILING TILE

AD AREA DRAIN

ADA AMERICANS WITH DISABILITIES ACT

ADH ADHESIVE

ADJ ADJACENT OR ADJUSTABLE

AFF ABOVE FINISHED FLOOR

AGGR AGGREGATE

ALT ALTERNATE

ALUM, AL ALUMINUM

ANOD ANODIZED

APPROX APPROXIMATE

ARCH ARCHITECTURAL

ASB ASBESTOS

ASPH ASPHALT

ASSY ASSEMBLY

AV AUDIO VISUAL OR AIR VENT

AVG AVERAGE

AWT ACOUSTICAL WALL TREATMENT

BAT BATTEN

BB BASEBOARD OR BULLETIN BOARD

BD BOARD

BITUM BITUMINOUS

BKBD BACKBOARD

BKG BACKING

BLDG BUILDING

BLK BLOCKING

BLT IN BUILT-IN

BM BEAM

BO BY OWNER

BP BUILDING PAPER

BRG BEARING

BRZ BRONZE

BUR BUILT-UP ROOFING

C&G CURB AND GUTTER

CAB CABINET

CB CATCH BASIN

CC CENTER TO CENTER

CEM PLAS CEMENT PLASTER

CER CERAMIC

CFCI CONTRACTOR FURNISHED /

CONTRACTOR INSTALLED

CFOI CONTRACTOR FURNISHED /

OWNER INSTALLED

CFLG COUNTERFLASHING

CG CORNER GUARD

CH COAT HOOK

CI CAST IRON

CIP CAST IN PLACE

CJ CONSTRUCTION JOINT OR

CONTROL JOINT

CL CENTERLINE

CLG CEILING

CLO CLOSET

CLR CLEAR

CMPTR COMPUTER

CMU CONCRETE MASONRY UNIT

CNTR COUNTER

CO CASED OPENING OR CLEANOUT

COL COLUMN

CONC CONCRETE

COND CONDITION

CONN CONNECT OR CONNECTION

CONSTR CONSTRUCTION

CONT CONTINUOUS

CONTR CONTRACT OR CONTRACTOR

COORD COORDINATE

CORR CORRIDOR

COTG CLEANOUT TO GRADE

CP CONTROL PANEL

CPT CARPET OR

COMMON PATH OF TRAVEL

CSK COUNTERSUNK

CT CERAMIC TILE

CTR CENTER

CW COLD WATER

DBL DOUBLE

DCS DIAPER CHANGING STATION

DED DEDICATED

DEMO DEMOLITION

DEPT DEPARTMENT

DET DETAIL

DF DRINKING FOUNTAIN

DFJ DEFLECTION JOINT

DIA DIAMETER

DIM DIMENSION

DISP DISPENSER

DPTN DEMOUNTABLE PARTITION

DR DOOR

DS DOWNSPOUT

DSP DRY STANDPIPE

DW DISHWASHER

DWG DRAWING

DWR DRAWER

ANNOTATIONS

GENERAL NOTES

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

THE CONSTRUCTION DOCUMENTS INCLUDE BUT ARE NOT LIMITED TO; THE GENERAL CONDITIONS, SUPPLEMENTAL CONDITIONS, DIVISION 1, THE MATERIAL AND PRODUCT SPECIFICATIONS. DEFINITIONS FOR THE COMPLETE CONSTRUCTION DOCUMENTS ARE DESCRIBED IN THE GENERAL AND SUPPLEMENTAL CONDITIONS.

ALL OF THE CONSTRUCTION DOCUMENTS SHALL BE CONSIDERED TOGETHER AS A WHOLE FOR COMPLETE DESCRIPTION OF THE WORK.

THE DRAWINGS ARE DIAGRAMMATIC. INFORMATION SHOWN AT A LARGER SCALE SUPERSEDES THAT OF A SMALLER SCALE. IT IS NECESSARY TO REFER TO THE SPECIFICATIONS FOR COMPLETE DESCRIPTION OF THE BUILDING SYSTEMS.

EXISTING CONDITIONS ARE SHOWN FOR REFERENCE ONLY. THE CONTRACTOR SHALL FIELD VERIFY ALL

EXISTING CONDITIONS AND BE RESPONSIBLE FOR THE ACCURACY OF SUCH CONDITIONS PRIOR TO STARTING THE WORK.

WRITTEN DIMENSIONS TAKE PRECEDENCE. DO NOT SCALE THE DRAWINGS. IF UNABLE TO LOCATE DIMENSIONS FOR ANY ITEM OF WORK, CONSULT THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK.

VERIFY ALL DRAWING DIMENSIONS PRIOR TO STARTING THE WORK. NOTIFY THE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES OR VARIATIONS. DO NOT PROCEED WITH THE AFFECTED OR RELATED WORK UNTIL THE DISCREPANCIES OR VARIATIONS ARE RESOLVED BY THE ARCHITECT.

ALL DIMENSIONS NOTED "VERIFY" AND "VIF" ARE TO BE CHECKED BY THE CONTRACTOR PRIOR TO STARTING THE WORK. NOTIFY THE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES OR VARIATIONS.

THE NOTATION "TYP" CONVEYS THE MEANING THAT ALL ASSOCIATED CRITERIA FOR LIKE OR SIMILAR ITEMS BE CONSISTENT WHEREVER SUCH NOTE OCCURS.

THE ARCHITECT SHALL BE NOTIFIED IN WRITING OF ANY EXISTING MATERIALS SUSPECTED OF BEING HAZARDOUS. WORK CONFINED TO THE AFFECTED AREA SHALL BE SUSPENDED UNTIL APPROPRIATE STEPS TO TEST AND ABATE THE MATERIALS, AS REQUIRED.

THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING EXISTING CONDITIONS TO REMAIN. ANY EXISTING

CONDITION THAT IS DAMAGED OR ALTERED DURING CONSTRUCTION SHALL BE RETURNED TO ITS PREVIOUS STATE.

ALL WORK SHALL BE IN ACCORDANCE WITH THE PROVISIONS OF THE CALIFORNIA CODE OF REGULATIONS AND

ANY/ALL GOVERNING AUTHORITIES HAVING JURISDICTION OVER THE WORK AS IDENTIFIED IN THE CONTRACT DOCUMENTS.

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
12" = 1'-0"
8/1/2024 9:40:43 AM
G-002
NOTES
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
01/30/2026

DETAILED DEVELOPMENT PLAN
DETAILED DEVELOPMENT PLAN 2
68 UPPER CLASSROOM

MIDDLE CLASSROOM
LOWER CLASSROOM SOLANA DRIVE C0.0 SITE TOPOGRAPHIC SURVEY 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & BASIS OF BEARINGS: BENCHMARK TOPOGRAPHIC NOTES: ” ANNOTATION AND LEGEND: ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
69 LEGEND: EXISTING CONDITION NOTES: 1. A REASONABLE EFFORT HAS BEEN MADE TO LOCATE AND DELINEATE KNOWN UNDERGROUND UTILITIES. THE TYPES, LOCATIONS, EXTENTS, SIZES AND DEPTHS OF EXISTING UNDERGROUND UTILITIES SHOWN ON THE PLANS ARE APPROXIMATE AND WERE OBTAINED FROM VARIOUS SOURCES, INCLUDING TOPOGRAPHIC FIELD SURVEYS, AND AS-BUILT DRAWINGS PROVIDED BY THE PROPERTY OWNER. ABANDONED UNDERGROUND UTILITIES MAY EXIST, THE LOCATION OF WHICH ARE NOT KNOWN. CONTRACTOR IS CAUTIONED THAT THE TYPES, LOCATIONS, EXTENTS, SIZES AND DEPTHS OF EXISTING UNDERGROUND UTILITIES INDICATED ON THE PLANS MAY NOT BE THE TYPES, LOCATIONS, EXTENTS, SIZES AND DEPTHS ENCOUNTERED IN THE FIELD. 2. ONLY EXCAVATION AND PHYSICAL EXPOSURE WILL REVEAL THE ACTUAL TYPES, EXTENT, SIZES, LOCATIONS AND DEPTHS OF EXISTING UNDERGROUND UTILITIES. CONTRACTOR SHALL BE RESPONSIBLE FOR POTHOLING EXISTING UNDERGROUND UTILITIES WITHIN THE AREA OF WORK. CONTRACTOR SHALL RETAIN A PRIVATE UTILITY LOCATOR TO IDENTIFY EXISTING UTILITIES. THE CONTRACTOR SHALL POTHOLE AS NECESSARY AT CONNECTION LOCATIONS AND PROPOSED UTILITY CROSSINGS TO FULLY LOCATE AND IDENTIFY EXISTING UTILITIES. POTHOLING SHALL BE DONE AND THE RESULTS, INCLUDING ANY CONFLICTS IDENTIFIED, REPORTED TO THE ENGINEER PRIOR TO THE START OF WORK. 3. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING HIS WORK TO AVOID CONFLICTS BETWEEN SEWER LATERALS, STORM DRAINS, WATER MAINS, AND ALL OTHER UNDERGROUND UTILITIES. 4. CONTACT USA (UNDERGROUND SERVICES ALERT) AT 1-800-227-2600, AND AFFECTED UTILITY COMPANIES A MINIMUM OF 2 WORKING DAYS PRIOR TO STARTING WORK TO REQUEST UTILITIES BE MARKED. 5. CONTRACTOR TO PHASE UTILITY WORK AS REQUIRED AS TO KEEP SERVICES TO EXISTING BUILDINGS IN PLACE UPPER CLASSROOM MIDDLE CLASSROOM LOWER CLASSROOM SOLANA DRIVE C1.0 EXISTING CONDITIONS & DEMOLITION PLAN 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com A
B
C
D
1 2
3 4
5 (E) CLASSROOM BUILDINGS
(N) ACADEMIC

BUILDING (E) MULTI BUILDING
3 2
1 A
BC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026
01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
70 LEGEND: UPPER CLASSROOM MIDDLE CLASSROOM LOWER CLASSROOM SOLANA DRIVE 1AART LEARNING COURT 1B MOVEMENT 1C MUSIC GYMNASIUM KITCHEN 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & SITE PLAN C2.0 1 1 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
71 UPPER CLASSROOM MIDDLE CLASSROOM LOWER CLASSROOM SOLANA DRIVE 1ST FLOOR FFE: 260.00 FFE: 276.02ND FLOOR FFE: 271.0 1ST FLOOR FFE: 271.00 2ND FLOOR FFE: 284.00 FFE: 259.00 LEGEND: GRADING AND DRAINAGE PLAN 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & C3.0 1 1 1 1 1 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
72 UPPER CLASSROOM MIDDLE CLASSROOM LOWER CLASSROOM SOLANA DRIVE 1AART LEARNING COURT 1B MOVEMENT 1C MUSIC GYMNASIUM KITCHEN LEGEND: C4.0 UTILITY PLAN 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & HILLSIDE STORM PROFILE 1 1 1 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
73 LEGEND: 1AART LEARNING COURT 1B MOVEMENT 1C MUSIC GYMNASIUM KITCHEN UPPER CLASSROOM MIDDLE CLASSROOM LOWER CLASSROOM SOLANA DRIVE DMA 5 DMA 6 DMA 2 DMA 4 DMA 1 DMA 3 C5.0 STORMWATER CONTROL PLAN 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & 1 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
74 LEGEND: UPPER CLASSROOM MIDDLE CLASSROOM LOWER CLASSROOM SOLANA DRIVE 1AART LEARNING COURT 1B MOVEMENT 1C MUSIC GYMNASIUM KITCHEN C6.0 FIRE ACCESS PLAN 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
75 STORM DRAIN AND SANITARY SEWER PRECAST MANHOLE STORM DRAIN POP-UP EMITTER NON-STRUCTURAL BIORETENTION AREA 7 3 STORM DRAIN DROP INLET STORM DRAIN AREA DRAIN 4 5 SANITARY SEWER CLEANOUT UTILITY TRENCH 1 2 6 CONCRETE "J" DITCH 8 10 CURB-O-LET TCD317NS CONCRETE SWALE 9 11 36" BY 36" STORM DRAIN INLET C7.0 CONSTRUCTION DETAILS 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
76 PRIVATE FIRE HYDRANT THRUST BLOCK GATE VALVE 12 BACKFLOW PREVENTER (DOMESTIC WATER) 13 BACKFLOW PREVENTER (FIRE WATER) 14 15 16 FIRE DEPARTMENT CONNECTION 17 C7.1 CONSTRUCTION DETAILS 7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com ABCD 1 2 3 4 5 (E) CLASSROOM BUILDINGS (N) ACADEMIC
BUILDING (E) MULTI BUILDING 321 ABC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
77 C8.0 BEST MANAGEMENT PRACTICES
7/29/2024 12:59:31 PM 24404 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 BKF ENGINEERS 2100 FRANKLIN STREET SUITE 4C OAKLAND, CA 94612 (510) 899-7300 www.bkf.com 11/17/2025 KEY PLAN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com A
B
C
D
1 2
3 4
5 (E) CLASSROOM BUILDINGS
(N) ACADEMIC

BUILDING (E) MULTI BUILDING
3 2
1 A
BC (N) ATHLETICS BUILDING DESIGN DEVELOPMENT 06/06/2025 11/17/2025 NEW ACADEMIC & 1 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026
01/30/2026
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2
78 DETAILED DEVELOPMENT PLAN
01/30/2026
DETAILED DEVELOPMENT PLAN ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 79 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 80 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 1
DETAILED DEVELOPMENT PLAN 2 11/17/2025 01/30/2026

DETAILED DEVELOPMENT PLAN
81 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 82 2 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 83 2 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 84 PROJECT
NORTH
TRUE
NORTH

DAN I EL
W
E

THEREL L
No. C-18257
REN. 12-31-27

L ICENSED
A

RCH ITECT
STATE
OF
CA
L

I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
ABCD
12345
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
321
ABC
2/2/2026 4:03:17 PM
AS-100

EXISTING SITE

CONTEXTUAL PLAN &
PHOTOS
24404
01/30/2026

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1234567
8 9
10 12 11 1 24 3 5
6 7
8 9
10 11
12 17
13 16
15 14
14 13
15 17
16 ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES1 11/17/2025 2 01/30/2026

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS
BUILDING 321
CBA
DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 85

PROJECT
NORTH
TRUE
NORTH

DAN I EL
W
E

THEREL L
No. C-18257
REN. 12-31-27

L ICENSED
A

RCH ITECT
STATE
OF
CA
L

I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
ABCD
12345
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
321
ABC
2/2/2026 4:03:03 PM
AS-100B

EXISTING SITE

CONTEXTUAL PLAN &
PHOTOS
24404
01/30/2026

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
2 7
10 8
6 1
3 1234
10987
45 9
56 ISSUE SCHEDULE NO. DATE
ENTITLEMENTS RESPONSES1 11/17/2025 2 01/30/2026

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS
BUILDING 321
CBA

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
86 274 272
271
277
259
258
257
256
254
253
259
261 262
258
257
256
254
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256
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259
271
268 269 267
266
263
264
261
262
261
262
263
264
266
267
269
271
272
273274
276277 278
277 278 279 281
260
255
260
255
255
270
265
260
265
270
275
280
260
265
250
250
270
275
280
285
290
295
300
305
315
275
265
270
300
290
285
280
90 285
280
275
270
265
260

SOLANA DRIVE
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3
1 41 42
49 50
70 71 76
(E) AMPHITHEATER

WITH CANOPY

MCDOUGAL PARK

SEE CIVIL FOR EASEMENTS
77 83 PROJECT
NORTH
TRUE
NORTH

DAN I EL
W
E

THEREL L
No. C-18257
REN. 12-31-27

L ICENSED
A

RCH ITECT
STATE
OF
CA
L

I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
ABCD
12345
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
321
ABC
1" = 20'-0"
2/2/2026 4:05:37 PM
AS-101.

EXISTING SITE PLAN
24404
01/30/2026

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 EXISTING SITE PLAN
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES1 11/17/2025 2 01/30/2026

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS
BUILDING 321
CBA

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
87 276
277
276
259
258
257
256
253
259
261
262
258
254
259
256
259
259
259
259
271
268
269
267
266
263
264
261
262
268
273
274
277
278
277
276
277
278
279
281
260
260
260
260
255
270
265
260
280
260
265
260
255
255
250
250
270
275
280
285
290
295
300
305
315
275
265
270
300
290
285
280
90 285
280
275
270
265
260

SOLANA DRIVE
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3
(N) LEARNING COURT
(N) PLAZA
(N) MAKER'S PATIO
(N) ATHLETICS BUILDING
(N) ACADEMIC BUILDING
AREA A
(N) ACADEMIC BUILDING
AREA B
(N) ACADEMIC BUILDING
AREA C
50 68
69 74
75 85

MCDOUGAL PARK

BIORETENTION,
SEE CIVIL, TYP.

PROJECT SCOPE

PROJECT SCOPE
9 NEW RELOCATED SPACES, 2 NEW ADDITIONAL SPACES
(N) SHADE CANOPY

SEE CIVIL FOR EASEMENTS

BIORETENTION,
SEE CIVIL, TYP.
18'-5"
16'-9"

SEE LANDSCAPE FOR

SCOPE OF WORK

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1" = 20'-0"
8/1/2024 9:40:51 AM
AS-102

PROPOSED SITE PLAN
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 SITE PLAN
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026 01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
88 277
276
259
258
257
256
253
259
261
262
258
259
259
259
259
259
271
268
269
267
266
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260
255
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260
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260
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255
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250
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275
280
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290
295
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315
275
265
270
300
290
285
280
90 285
280
275
270
265
260
A1
A-300
_________________________________________
B1
A-300
_________________________________________

SOLANA DRIVE
(N) SCREENED MECHANICAL

EQUIPMENT PLATFORM
(N) SCREENED MECHANICAL

EQUIPMENT PLATFORM
(N) MECHANICAL

EQUIPMENT AREA
D1
A-300
_________________________________________

STANDING SEAM ROOF,
TYP.
(N) LEARNING COURT
(N) PLAZA
(N) MAKER'S PATIO
(N) ATHLETICS BUILDING
(N) ACADEMIC BUILDING
AREA A
(N) ACADEMIC BUILDING
AREA B
(N) ACADEMIC BUILDING
AREA C
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3

MCDOUGAL PARK
SKYLIGHT, TYP.
(N) SHADE CANOPY

BIORETENTION,
SEE CIVIL, TYP.

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1" = 20'-0"
8/1/2024 9:40:54 AM
AS-103

PROPOSED ROOF
PLAN
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 ROOF PLAN
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026
259
258
257
256
253
260
(N) MECHANICAL

EQUIPMENT AREA
10'-0"
18'-6"
6'-0"

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
89 276
277
276
259
258
257
256
253
259
261
262
258
254
259
256
259
259
259
259
271
268
269
267
266
263
264
261
262
268
273
274
277
278
277
276
277
278
279
281
260
260
260
260
255
270
265
260
280
260
265
260
255
255
250
250
270
275
280
285
290
295
300
305
315
275
265
270
300
290
285
280
90 285
280
275
270
265
260

SOLANA DRIVE
(E) FIRE LANE (N) FIRE LANE
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3
(N) LEARNING COURT
(N) PLAZA
(N) MAKER'S PATIO
(N) ATHLETICS BUILDING
(N) ACADEMIC BUILDING
AREA A
(N) ACADEMIC BUILDING
AREA B
(N) ACADEMIC BUILDING
AREA C

MCDOUGAL PARK

BIORETENTION,
SEE CIVIL, TYP.
9 NEW RELOCATED SPACES, 2 NEW ADDITIONAL SPACES
50 69 74
75 85
(N) SHADE CANOPY

BIORETENTION,
SEE CIVIL, TYP.

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1" = 20'-0"
8/1/2024 9:40:56 AM
AS-104

PROPOSED PARKING &

CIRCULATION PLAN
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 PARKING & CIRCULATION PLAN

PARKING COUNT

STANDARD ACCESSIBLE TOTAL
EXISTING 79 4 83
NEW 2 0 11
RELOCATED 9 -- 9
PROPOSED TOTAL 81 4 85
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
90 277
276
259
258
257
256
253
259
261
262
258
259
259
259
259
259
271
268
269
267
266
263
264
261
262
273
274
277
276
277
278
279
281
260
260
255
270
265
260
280
260
265
260
255
255
250
250
270
275
280
285
290
295
300
305
315
275
265
270
300
290
285
280
90 285
280
275
270
265
260

SOLANA DRIVE
(N) LEARNING COURT
(N) PLAZA
(N) MAKER'S PATIO
(N) ATHLETICS BUILDING
(N) ACADEMIC BUILDING
AREA A
(N) ACADEMIC BUILDING
AREA B
(N) ACADEMIC BUILDING
AREA C
(E) PLAYGROUND
(E) MULTI-PURPOSE BUILDING
(E) CLASSROOMS
BUILDING 1
(E) CLASSROOMS
BUILDING 2
(E) CLASSROOMS
BUILDING 3

MCDOUGAL PARK
(E) RECOLOGY TRUCK ROUTE TO REMAIN

AFTER PROPOSED BUILDINGS CONSTRUCTED
(E) TRASH/WASTE ENCLOSURE TO REMAIN
(N) SHADE CANOPY

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1" = 20'-0"
8/1/2024 9:40:58 AM
AS-105

TRASH/WASTE PICKUP
PLAN
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1" = 20'-0" A1 TRASH PICKUP PLAN
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026
259
258
257
256
253
260 DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
91 276
259
277
278
2 260
290
295
300
305
LEGEND
(E) PARTITION

PARTITION

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:00 AM
A-101

ACADEMIC BUILDING
AREA A - FFE 260
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
11/17/2025

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
A-200 B4
A-200
A1
T
K
L
M
6 7 8 9 10
P
R
Q
A4 A-200
A-200
B1
11 12

SCIENCE
A101
855 SF

ELEC/IDF
A102
105 SF

PATRICK MOORE

ART STUDIO
A103
1015 SF

MAKER SPACE
A106
1012 SF
KILN
A104
107 SF
N
O
260'-0"
260'-0"
(E) CLASSROOM (E) CLASSROOM
7'-6" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2"
17'-9 3/4" 20'-1 1/4" 8'-11" 26'-9 7/8" 12'-6 3/8" 23'-6" 10'-0" 9'-0" 33'-0" 93'-6"
47'-10"

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 271

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 271

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 276

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 268

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 276
(N) SCREENED MECHANICAL

EQUIPMENT PLATFORM
AS 102
2 B4 A-411
B1
B2
B3
(E) EAVES
1/8" = 1'-0" A2 ACADEMIC BUILDING AREA A - FFE 260
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
92 276
259
277
278
2 260
290
295
300
305
LEGEND
(E) PARTITION

PARTITION

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:02 AM
A-102

ACADEMIC BUILDING
AREAS A & B - FFE 271
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
11/17/2025

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
A-200 B4
A-200
A1
S
K
L
M
6 7 8 9 10
P
R
Q
A4 A-200
A-200
B1
A-200
C4 A-200
C1
A-200
A-200
D1
D4
11 12
271'-0"

CLASSROOM
A206
445 SF

CLASSROOM
A205
444 SF

CLASSROOM
A204
444 SF

CONFERENCE
A201
198 SF

CLASSROOM
A203
466 SF
TOILET
A208
65 SF
TOILET
A209
65 SF
TOILET
A207
80 SF

MULTI-PURPOSE
B103
1503 SF

STORAGE
B104
173 SF

ELEC/IDF
B102
156 SF
N
O
268'-0" 271'-0"
271'-0"
(E) GIRLS' TOILET
(E)

SPEECH/LANGUAGE
& COUNSELOR
(E) BOYS' TOILET
(E) CLASSROOM
7'-6" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2"
17'-9 3/4" 20'-1 1/4" 8'-11" 26'-9 7/8" 12'-6 3/8" 23'-6" 10'-0" 9'-0" 33'-0" (N) LEARNING COURT
34'-6" 38'-5" 47'-10"
72'-2"

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 276

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 276

CANOPY BELOW
(N) SCREENED MECHANICAL

EQUIPMENT PLATFORM

DOOR CANOPY OVERHEAD

AREA C ROOF OVERHEAD

AREA B ROOF OVERHEAD

LEARNING COURT ROOF OVERHEAD

AREA A ROOF OVERHEAD

SKYLIGHT, DASHED

OVERHEAD
93'-6"
AS 102
2 STORAGE
A202
90 SF

COUNSELOR
B101
201 SF
1/8" = 1'-0" A2 ACADEMIC BUILDING AREAS A & B - FFE 271 T
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
93 6
259
277
278
2 260
285
290
295
300
305
LEGEND
(E) PARTITION

PARTITION

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:04 AM
A-103

ACADEMIC BUILDING
AREA C - FFE 276
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
T
S
K
L
M
6 7 8 9 10
P
R
Q
A-201
A2 A-201
A-201
A-201
A1
A3
A5
12 (E) CLASSROOM
(E) OFFICE
(E) OFFICE
11 N
O
MUSIC
C101
1129 SF
276'-0"
276'-0"
7'-6" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2"
17'-9 3/4" 20'-1 1/4" 8'-11" 26'-9 7/8" 12'-6 3/8" 23'-6" 10'-0" 9'-0" 33'-0" 38'-0"
34'-0"

SHADED AREA INDICATES
BUILDING FOOTPRINT ABOVE AT FFE 284
SKYLIGHT, TYP.

ROOF BELOW
AS 102
2 A8 A-412
A5
A6
A7
1/8" = 1'-0" A2 ACADEMIC BUILDING AREA C - FFE 276
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
94 276
259
277
278
2 260
290
295
300
305
LEGEND
(E) PARTITION

PARTITION

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:06 AM
A-104

ACADEMIC BUILDING
AREA B - FFE 284
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
11/17/2025

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
T
S
K
L
M
6 7 8 9 10
P
R
Q
A-200
C4 A-200
C1
A-200
A-200
D1
D4
11 12

FACULTY

WORKSPACE
B202
210 SF

CLASSROOM
B201
442 SF

STORAGE
B204
21 SF
284'-0"
N
O
7'-6" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2" 14'-2"
17'-9 3/4" 20'-1 1/4" 8'-11" 26'-9 7/8" 12'-6 3/8" 23'-6" 10'-0" 9'-0" 33'-0" 72'-2"
34'-6"
SKYLIGHT, TYP.

ROOF BELOW

ROOF BELOW
AS 102
1 AS 102
2 C7 A-414
C4
C5
C6

CLASSROOM
B203
905 SF
1/8" = 1'-0" A2 ACADEMIC BUILDING AREA B - FFE 284
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
95 DN
259
258
257
256
253
259
261
262
254
259
256
259
259
271
268
269
267
266
263
264
261
262
260
260
255
270
265
260
270
275
LEGEND
(E) PARTITION

PARTITION
A
C
B
D
F
E
G
H
I
J
1 3 4
A-202
A-202 B1 A-202
A1
D1
A-202
C1
2 5
GYMNASIUM 258'-0"
7835 SF
PLAZA

VESTIBULE
196 SF

MALE TOILETS
220 SF
P.E. OFFICES
256 SF

FEMALE TOILETS
220 SF
AV
17 SF

LAUNDRY
11 SF

JANITOR
80 SF

VESTIBULE
268 SF
258'-0"

KITCHEN
1398 SF
258'-0" 252'-10" 254'-6"

ELEC/IDF
100 SF
10'-11" 25'-11 5/8" 36'-10 5/8" 23'-6 25/64"
21'-11" 25'-8 7/16" 15'-8 9/16" 15'-0" 15'-0" 15'-0" 15'-0" 15'-0" 15'-8 9/16" (N) PLAZA
98'-6"
154'-10"

BARREL ROOF OVERHEAD

CANOPY OVERHEAD

CLERESTORY EYEBROW OVERHEAD

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:08 AM
A-105

ATHLETICS BUILDING -
FFE 258
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1/8" = 1'-0" A2 ATHLETICS BUILDING - FFE 258
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026 01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
96 K L M
T.O. ACADEMIC BUILDING AREA A
293' - 6"
N
F.F. ACADEMIC BUILDING AREA A LEVEL 2
271' - 0" SCREENED MECHANICAL EQUIPMENT

PLATFORM WITH ACCESS DOOR
6 7 8 9 10
T.O. ACADEMIC BUILDING AREA A
293' - 6"
11 12 13
F.F. ACADEMIC BUILDING AREA A LEVEL 2
271' - 0"
F.F. ACADEMIC BUILDING AREA A LEVEL 1
260' - 0"

ALUMINUM STOREFRONT GLAZING SYSTEM
WITH INTEGRATED CANOPY OVERHANGS, TYP.

STANDING SEAM METAL ROOF, TYP.

M L K
T.O. ACADEMIC BUILDING AREA A
293' - 6"
N
F.F. (E) CLASSROOMS BUILDING 2
268' - 0"
F.F. ACADEMIC BUILDING AREA A LEVEL 2
271' - 0"
F.F. ACADEMIC BUILDING AREA A LEVEL 1
260' - 0"
2'-2"

EXISTING CONCRETE STAIRS,
TO REMAIN, TYP.
6 7 8 9 10
T.O. ACADEMIC BUILDING AREA B
305' - 2"
11 12
F.F. (E) CLASSROOMS BUILDING 2
268' - 0"
F.F. ACADEMIC BUILDING AREA B LEVEL 2
284' - 0"
F.F. ACADEMIC BUILDING AREA B LEVEL1
271' - 0"

P Q R S
T.O. ACADEMIC BUILDING AREA B
305' - 2"

SCREENED MECHANICAL EQUIPMENT

PLATFORM WITH ACCESS DOOR
F.F. ACADEMIC BUILDING AREA B LEVEL 2
284' - 0"
F.F. ACADEMIC BUILDING AREA B LEVEL1
271' - 0"

EXPOSED WOOD GLULAM
BEAMS, TYP.

S R Q P
T.O. ACADEMIC BUILDING AREA B
305' - 2"
F.F. (E) CLASSROOMS BUILDING 2
268' - 0"
F.F. ACADEMIC BUILDING AREA B LEVEL 2
284' - 0"
F.F. (E) CLASSROOMS BUILDING 3
276' - 0"
F.F. ACADEMIC BUILDING AREA B LEVEL1
271' - 0"
2'-2"

CAST-IN-PLACE CONCRETE
STAIRS, TYP.
10 9 8 7 6
T.O. ACADEMIC BUILDING AREA A
293' - 6"
13 12 11

BIORETENTION AREA, SEE PLAN
F.F. (E) CLASSROOMS BUILDING 2
268' - 0"
F.F. ACADEMIC BUILDING AREA A LEVEL 2
271' - 0"
10 9 8 7 6
T.O. ACADEMIC BUILDING AREA B
305' - 2"
12 11
F.F. ACADEMIC BUILDING AREA B LEVEL 2
284' - 0"
F.F. (E) CLASSROOMS BUILDING 3
276' - 0"
PAINTED METAL RAILINGS, TYP.

CEMENT PLASTER EXTERIOR WALLS
WITH REVEALS, TYP.

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:10 AM
A-200

ACADEMIC BUILDING

AREAS A & B

ELEVATIONS
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1/8" = 1'-0" A4 ACADEMIC BUILDING AREA A - EAST
1/8" = 1'-0" B1 ACADEMIC BUILDING AREA A - SOUTH 1/8" = 1'-0" B4 ACADEMIC BUILDING AREA A - WEST 1/8" = 1'-0" D1 ACADEMIC BUILDING AREA B - SOUTH
1/8" = 1'-0" C4 ACADEMIC BUILDING AREA B - EAST
1/8" = 1'-0" D4 ACADEMIC BUILDING AREA B - WEST
1/8" = 1'-0" A1 ACADEMIC BUILDING AREA A - NORTH
1/8" = 1'-0" C1 ACADEMIC BUILDING AREA B - NORTH
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
33'-6"
1 34'-2"
1 DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
97 9 8 7
T.O. ACADEMIC BUILDING AREA A
293' - 6"
F.F. ACADEMIC BUILDING AREA C
276' - 0"
7 8 9
T.O. ACADEMIC BUILDING AREA A
293' - 6"
F.F. ACADEMIC BUILDING AREA C
276' - 0"
T S
T.O. ACADEMIC BUILDING AREA C
297' - 2"
F.F. ACADEMIC BUILDING AREA C
276' - 0"
2'-2"
S T
T.O. ACADEMIC BUILDING AREA A
293' - 6"
F.F. ACADEMIC BUILDING AREA C
276' - 0"

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:11 AM
A-201

ACADEMIC BUILDING

AREA C ELEVATIONS
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1/8" = 1'-0" A1 ACADEMIC BUILDING AREA C - NORTH 1/8" = 1'-0" A3 ACADEMIC BUILDING AREA C - SOUTH 1/8" = 1'-0" A5 ACADEMIC BUILDING AREA C - WEST 1/8" = 1'-0" A2 ACADEMIC BUILDING AREA C - EAST ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024
21'-3"
1 DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
98 5 4 3 2 1
T.O. ATHLETICS BUILDING GYMNASIUM
290' - 0"
T.O. ATHLETICS BUILDING PARAPET
277' - 6"
F.F. ATHLETICS BUILDING
258' - 0"
32'-0"
2 19'-6"
A1
A-901
_________________________________________
T.O. ATHLETICS BUILDING SUPPORT/KITCHEN
270' - 6"
12'-6"

A B C D E F G H I J
T.O. ATHLETICS BUILDING GYMNASIUM
290' - 0"
T.O. ATHLETICS BUILDING PARAPET
277' - 6"
F.F. ATHLETICS BUILDING
258' - 0"
STANDING SEAM METAL ROOF, TYP.

ALUMINUM STOREFRONT GLAZING SYSTEM
WITH INTEGRATED CANOPY OVERHANGS, TYP.

CEMENT PLASTER EXTERIOR WALLS WITH
REVEALS, TYP.
2 T.O. ATHLETICS BUILDING SUPPORT/KITCHEN
270' - 6"
1 2 3 4 5
T.O. ATHLETICS BUILDING GYMNASIUM
290' - 0"
T.O. ATHLETICS BUILDING PARAPET
277' - 6"
F.F. ATHLETICS BUILDING
258' - 0" PAINTED METAL
RAILINGS, TYP.
2 A1
A-901
_________________________________________
T.O. ATHLETICS BUILDING SUPPORT/KITCHEN
270' - 6"

J I H G F E D C B A
T.O. ATHLETICS BUILDING GYMNASIUM
290' - 0"
T.O. ATHLETICS BUILDING PARAPET
277' - 6"
F.F. ATHLETICS BUILDING
258' - 0"
2 T.O. ATHLETICS BUILDING SUPPORT/KITCHEN
270' - 6"

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
3 2
1 A
B
C
1/8" = 1'-0"
2/3/2026 5:14:39 PM
A-202

ATHLETICS BUILDING

ELEVATIONS
24404
01/30/2026 DETAILED DEVELOPMENT PLAN

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1/8" = 1'-0" A1 ATHLETICS BUILDING - NORTH
1/8" = 1'-0" B1 ATHLETICS BUILDING - EAST
1/8" = 1'-0" C1 ATHLETICS BUILDING - SOUTH
1/8" = 1'-0" D1 ATHLETICS BUILDING - WEST
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
3 2
1 A
B
C

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A

DDP - DESIGN REVISIONS
99 T S R Q P M L K
T.O. ACADEMIC BUILDING AREA B
305' - 2"
T.O. ACADEMIC BUILDING AREA C
297' - 2"
T.O. ACADEMIC BUILDING AREA A
293' - 6"
T.O (E) CLASSROOMS BUILDING 3
293' - 6"
T.O. (E) CLASSROOMS BUILDING 1
275' - 6"
O N
F.F. (E) CLASSROOMS BUILDING 2
268' - 0"
F.F. ACADEMIC BUILDING AREA A LEVEL 1
260' - 0"
F.F. ACADEMIC BUILDING AREA C
276' - 0"
284'-0"
271'-0"
F.F. LEARNING COURT/
ACADEMIC BUILDING A LEVEL 2/
ACADEMIC BUILDING B LEVEL 1
(E) CLASSROOM BUILDINGS,
SHOWN DASHED, TYP.

F.F. ACADEMIC
BUILDING B LEVEL 2

T S R Q P M L K
T.O. ACADEMIC BUILDING AREA B
305' - 2"
T.O. ACADEMIC BUILDING AREA C
297' - 2"
T.O. ACADEMIC BUILDING AREA A
293' - 6"
O N
MUSIC

CLASSROOM

CLASSROOM
855 SF
T.O. PAVILION
280' - 11"
F.F. ACADEMIC BUILDING AREA A LEVEL 1
260' - 0"
F.F. ACADEMIC BUILDING AREA C
276' - 0"

ELEC/IDF
105 SF
PAINTED METAL COLUMNS, TYP.

SHADE CANOPY
F.F. ACADEMIC
BUILDING B LEVEL 2
284'-0"
271'-0"
F.F. LEARNING COURT/
ACADEMIC BUILDING A LEVEL 2/
ACADEMIC BUILDING B LEVEL 1

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-25

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A
1/8" = 1'-0"
8/1/2024 9:41:16 AM
A-300

SECTIONS
24404
08/02/2024

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1/8" = 1'-0" A1 ACADEMIC BUILDING SECTION WITH (E) ROOF LINE 1/8" = 1'-0" B1 ACADEMIC BUILDING SECTION WITH SHADE CANOPY ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 1 08/02/2024

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA

MULTI-PURPOSE
1503 SF
445 SF
905 SF

SCIENCE
1129 SF
01/30/2026
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

DETAILED DEVELOPMENT PLAN

DDP - DESIGN REVISION

J I H G F E D C B A
T.O. ATHLETICS BUILDING GYMNASIUM
290' - 0"
T.O. ATHLETICS BUILDING PARAPET
277' - 6"

KITCHEN
1398 SF

MALE TOILETS
220 SF

FEMALE TOILETS
220 SF

GYMNASIUM
7839 SF
F.F. ATHLETICS BUILDING
258' - 0"
8"

KITCHEN MECHANICAL

EQUIPMENT AREA
2 7'-8"
T.O. ATHLETICS BUILDING SUPPORT/KITCHEN
270' - 6"
1/8" = 1'-0" D1 ATHLETICS BUILDING SECTION
DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS 100
7 6 8
5 3
4 1
2 PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
3 2
1 A
B
C
1/8" = 1'-0"
2/2/2026 4:22:47 PM
A-600

ACADEMICS BUILDING

MATERIALS BOARD
24404
01/30/2026

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1 - CEMENT PLASTER EXTERIOR WALLS WITH REVEALS, AS SHOWN IN ELEVATIONS 2 - ALUMINUM STOEREFRONT GLAZING SYSTEM WITH INTEGRATED CANOPY OVERHANGS 3 - STANDING SEAM METAL ROOF
4 - PAINTED METAL RAILINGS
5 - HIGH-PERFORMACE FIBER-REINFORCED SKYLIGHTS (KALWALL OR SIM.) 6 - CONCRETE SEAT WALLS, RETAINING WALLS
7 - STEEL COLUMNS AND STEEL KNEE BRACES (PAINTED)
8 - EXPOSED WOOD GLULAM BEAMS
1 2 3 4
6 5 7 8
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
101
1 4
2 3

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
3 2
1 A
B
C
1/8" = 1'-0"
2/2/2026 4:23:59 PM
A-601.

ATHLETICS BUILDING

MATERIALS BOARD
24404
01/30/2026

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS
1 - CEMENT PLASTER EXTERIOR WALLS WITH REVEALS, AS SHOWN IN ELEVATIONS 2 - ALUMINUM STOEREFRONT GLAZING SYSTEM WITH INTEGRATED CANOPY OVERHANGS 3 - STANDING SEAM METAL ROOF
4 - PAINTED METAL RAILINGS
1 2 3 4
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A

DETAILED DEVELOPMENT PLAN

DETAILED DEVELOPMENT PLAN
102

PROJECT
NORTH
TRUE
NORTH

DAN I EL WETHEREL L
No. C-18257
REN. 12-31-27

L ICENSED ARCH ITECT

STATE OF CA L I FORN IA
PROJECT NUMBER:

SHEET NUMBER:

SCALE:

SHEET TITLE:

KEY PLAN
5856 Doyle Street
Emeryville, CA 94608
Tel 510 899 6400
www.ratcliffarch.com
A
B
C
D
1 2 3 4 5
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDINGS
(E) MULTI

BUILDING
3 2
1 A
B
C
2/2/2026 4:24:58 PM
A-900.

RENDERINGS
24404
01/30/2026

CHARLES

ARMSTRONG SCHOOL
1405 Solana Drive
Belmont, CA 94002

NEW ACADEMIC &

ATHLETICS

BUILDINGS

AERIAL - VIEW FACING SOUTH NEW ACADEMIC BUILDING - VIEW FROM SOLANA DRIVE

NEW ATHLETICS BUILDING - VIEW FROM INTERNAL CAMPUS NEW ACADEMIC BUILDING AND SHADE CANOPY - VIEW FROM INTERNAL CAMPUS

NEW ATHLETICS BUILDING EXISTING CLASSROOMS NEW SHADE CANOPY

BUILDING TO REMAIN

NEW ACADEMIC BUILDING

EXISTING CLASSROOMS

BUILDING TO REMAIN

NEW ACADEMIC BUILDING

NEW ATHLETICS BUILDING

EXISTING CLASSROOMS
BUILDING TO REMAIN, TYP.

NEW ACADEMIC BUILDING
ISSUE SCHEDULE NO. DATE
ENTITLEMENTS APPLICATION 08/02/2024
ENTITLEMENTS RESPONSES 1 11/17/2025
2 01/30/2026

PROJECT
NORTH
TRUE
NORTH
(E) CLASSROOM

BUILDINGS
(N) ACADEMIC

BUILDING
(E) MULTI

BUILDING
(N) ATHLETICS

BUILDING
3 2
1 C
B
A

DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS

DDP - DESIGN REVISIONS
2 103
DN DN 281 279 278 277 276
276 277 278
277
274
273
268
261
262
263
264
266 267 268 269
271
259 259 259 259
256
258
259
254
258
262 261
259
253 256 257
258
259
276 277
276
280
260
265
270
255
260
260 260
260
265
270275
280
285
280
285
290
300 270 265 275
280
285
290
295
275
270 250255 255
260 265 SOLANA DRIVE (N) FIRE LANE WITH TURNAROUND (E) FIRE LANE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS 2 (E) CLASSROOMS 3 (N) LEARNING COURT (N) PLAZA (N) MAKER'S PATIO (N) ATHLETICS BUILDING (N) ACADEMIC BUILDING A (N) ACADEMIC BUILDING B (N) ACADEMIC BUILDING C 3 2412 1 5 BA1 BA1 BA1 BA1BC1 BC1BB1 BB1 BB1 BB1 BD1 BD1 BD1BD1 BD1 BD1 BD1 BD1 BD1 6 6 6 6 7 7 7 7 TYPICAL; TYPE BD1 8 9 9 NUMBERED SHEET NOTES SEE E-201 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING A. SEE E-202 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING A & B. SEE E-203 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING C. SEE E-204 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING B. SEE E-205 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON ATHLETICS BUILDING. POST TOP AREA LIGHT. 14' OVERALL HEIGHT. COLUMN MOUNTED ASYMMETRIC UPLIGHT MOUNTED UNDER CANOPY. ILLUMINATED BOLLARD. LOW LEVEL TOE KICK LIGHTING MOUNTED UNDER SEAT WALL. 123546789 4 3 4 0 R e d w o o d H w y. , S u i t e 2 4 5 S a n R a f a e l , C a l i f o r n i a 9 4 9 0 3 Tel (415) 492-0420 Fax (415) 479-9662 w w w . o m m c o n s u l t i n g . c o m O'MAHONY & MYER ELECTRICAL ENGINEERING and LIGHTING DESIGN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com 6/12/2024 5:25:27 PM KEY PLAN OSHPD STAMP (IF APPLIES): As indicated DN DN 281 279 278 277 276 276 277 278 277 274 273 268 261 262
263
264
266 267 268 269
271
259 259 259 259
256
258
259
254
258
262 261
259
253 256 257
258
259
276 277
276
280
260265270
255
260
260 260
260
265
270275
280
285
280
285
290
300 270 265 275
280
285
290
295
275
270 250255 255
260 265 SOLANA DRIVE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS 2 (E) CLASSROOMS 3 (N) LEARNING COURT (N) PLAZA (N) MAKER'S PATIO (N) ATHLETICS BUILDING (N) ACADEMIC BUILDING A (N) ACADEMIC BUILDING B (N) ACADEMIC BUILDING C 24404 08/02/2024 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 NEW ACADEMIC & ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 ES-102 PRELIMINARY SITE PLAN – LIGHTING 1ES-102 PRELIMINARY SITE PLAN – LIGHTING SCALE: 1" = 20'-0" 01/30/2026 DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN 2 01/30/2026 104
DN DN
281 279
278
277
276
276
277
278
277
274
273
268
261
262
263
264
266
267
268
269
271
259 259 259 259
256
258
259
254
258
262
261
259
253
256
257
258
259
276
277
276
280
260
265
270
255
260
260
260
260
265
270
275
280
285
280
285
290
300 270
265 275
280
285
290
295
275
270
250255 255
260
265

SOLANA DRIVE (N) FIRE LANE WITH TURNAROUND (E) FIRE LANE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS
2 (E) CLASSROOMS
3 (N) LEARNING COURT (N) PLAZA (N) MAKER'S PATIO (N) ATHLETICS BUILDING (N) ACADEMIC BUILDING

A (N) ACADEMIC BUILDING

B (N) ACADEMIC BUILDING
C 3
2 4
1 2
5 6
6 6
6 7
7 7
7 TYPICAL; TYPE BD1
8 9
9 Luminaire Schedule Symbol Qty Label Arrangement Description Tag LLF Luminaire Lumens Luminaire Watts Total Watts 4 98019K3_BEGA_IES Single 98019K3 Cardinal BA1 0.800 2736 39.66 158.64 14 S172-H-12-_-__-_-00-_-930-00 Single S172-H-12-_-__-_-00-_-930-00 (Lighting the Ceiling) BB1 0.800 5388 51 714 9 84415K3_BEGA_IES Single BD1 0.800 1110 15 135 31 LRC-04CDN-2000L-RND-WFL Single LRC-04CDN-2000L-RND-WFL BE1-1K LM 0.424 2147 10.7 331.7 10 CY1-15-3K7-1-3D-R Single CY1-15-3K7-1-3D-R BF3D 0.800 1353 17 170 7 CY1-15-3K7-1-4D-R Single CY1-15-3K7-1-4D-R BF4D 0.800 1521 17.31 121.17 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min Access Stair Illuminance Fc 6.45 46.5 0.2 32.25 232.50 B-C BREEZEWAY Illuminance Fc 5.53 7.6 2.9 1.91 2.62 BLDG A PORTICO Illuminance Fc 4.01 6.6 0.2 20.05 33.00 Grade Illuminance Fc 1.43 11.6 0.0 N.A. N.A. LEARNING COURT Illuminance Fc 7.12 12.7 1.4 5.09 9.07 BA1 MH: 14 BA1 MH: 14 BA1 MH: 14 BF3D MH: 10 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BD1 MH: 0 BE1-1K LM MH: 12.25 BE1-1K LM MH: 12.25 BE1-1K LM MH: 12.25 BE1-1K LM MH: 12.25 BE1-1K LM MH: 12.25 BE1-1K LM MH: 12.25 BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5 BF3D MH: 9.75 BF3D MH: 9.75 BE1-1K LM MH: 10 BF3D MH: 10.25 BF3D MH: 10.25 BF3D MH: 10.25 BF3D MH: 10.25 BF3D MH: 10.25 BF3D MH: 10.25 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BE1-1K LM MH: 17 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BB1 MH: 14.5 BA1 MH: 14 BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5 BE1-1K LM MH: 9.5 BF4D MH: 9.75 BF4D MH: 9.75 BF4D MH: 9.75 BF4D MH: 9.75 BF3D MH: 9.75 BF4D MH: 10.25 BF4D MH: 10.25 BF4D MH: 9.75

3.9 1.9 0.3

9.6 4.4 0.8

7.6 3.6 0.6

4.9 4.3 4.0 4.5 4.7 4.0 3.9 4.4 5.2 4.3 2.2 0.7

3.7 3.5 3.3 3.6 3.6 3.2 3.1 3.3 2.9 2.0 1.1 0.5

4.7 25.4 18.2 7.1 32.0 11.3 9.7 33.3 6.2 0.7 0.2 1.5 2.1 2.0 2.0 2.0 2.1 2.0 1.9 1.8 1.7 1.5 1.1 0.7 0.4

33.4 16.2 5.5 46.5 8.7 10.1 44.1 5.9 3.8 3.4 2.8 3.7 2.8 2.7 3.3 1.9 1.2 10.2 43.1 4.8 19.3 29.0 3.9 31.9 17.3 1.7

3.8 3.3 2.6 4.4 2.8 3.0 4.4 2.5 1.7 1.6 1.5 1.5 1.4 1.3 1.3 1.1 1.2 2.6 4.3 2.5 3.5 4.0 2.5 4.1 3.3 1.3

3.0 3.2 2.9

3.5 3.8 3.5

4.0 4.3 4.2

4.4 4.8 5.0

4.7 5.3 5.8 6.6 6.2

4.9 5.6 6.2 7.1 6.7

5.0 5.7 6.3 7.0 6.4

5.1 5.8 6.5 7.2 6.6

5.0 5.8 6.6 7.6 7.1

4.9 5.7 6.4 7.2 6.7

4.7 5.4 6.1 6.7 6.1

4.4 5.1 5.8 6.6 6.2

3.9 4.5 5.2 6.2 5.9

6.5 7.4

4.4 5.7

3.4 4.4

5.5 6.6

6.4 5.7

5.1 4.8

4.7 4.9

5.3 5.7

5.3 4.1

2.8 0.2 0.4 0.8 1.6 2.5

4.5 4.2 6.9

1.4 3.2 5.2

0.9 0.9 1.8 2.7

1.5 2.0 2.4 2.7 2.3 1.8 1.3 1.0 1.2 2.3 3.5

1.2 1.5 1.8 2.0 2.0 1.8 1.5 1.2 1.0 1.7 4.0 6.6

1.2 1.5 1.6 1.8 1.8 1.7 1.5 1.3 1.0 0.9 1.6 4.0 6.5

1.3 1.6 1.8 1.9 1.9 1.8 1.6 1.4 1.2 1.0 0.8 1.1 2.3 3.9 2.9 5.8 5.7

1.4 1.8 2.1 2.4 2.4 2.1 2.0 1.7 1.4 1.2 1.0 0.8 0.7 1.0 1.9 3.9 6.6 6.6

1.4 1.8 2.2 2.7 3.0 3.0 2.7 2.4 2.0 1.6 1.3 1.0 0.8 0.7 0.7 1.0 2.2 3.8 3.8

1.4 1.7 2.1 2.7 3.1 3.3 3.2 3.1 2.7 2.3 1.9 1.5 1.2 0.9 0.7 0.6 0.7 1.2 1.9 1.8

2.4 1.8 1.6 1.6 1.9 2.4 3.0 3.4 3.3 3.5 3.3 3.0 2.7 2.3 1.8 1.3 1.0 0.8 0.7 0.8 1.7 2.9 2.9

2.9 2.3 1.9 1.6 1.7 1.9 2.4 2.9 3.2 3.7 3.6 3.5 3.3 3.0 2.7 1.8 1.6 1.2 0.9 0.7 1.2 3.0 5.9 5.9

2.5 2.4 2.1 1.7 1.6 1.6 1.8 2.2 2.7 3.1 3.4 3.5 3.6 3.5 3.3 3.0 2.2 1.7 1.2 0.9 0.7 1.2 3.2 6.2 6.2

1.6 1.9 1.8 1.7 1.5 1.4 1.4 1.6 1.9 2.3 2.7 3.1 3.4 3.6 3.6 3.3 3.0 2.4 1.7 1.2 0.4 0.8 1.9 3.6 5.0

1.0 1.2 1.3 1.4 1.3 1.2 1.2 1.2 1.3 1.6 1.9 2.2 2.7 3.0 3.3 2.9 3.0 2.7 2.2 1.7 0.4 0.9 1.7 3.5 6.2 7.4

0.9 0.9 0.9 1.0 1.0 1.0 1.0 0.9 1.0 1.1 1.3 1.6 1.8 2.2 2.6 2.8 3.0 2.7 2.3 1.9 0.4 0.9 2.3 4.7 5.3

1.3 1.0 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.9 0.9 1.1 1.3 1.5 1.7 2.0 2.3 2.4 2.2 1.9 4.6 5.2

2.1 1.5 1.1 0.9 0.7 0.7 0.7 0.6 0.6 0.7 0.7 0.8 0.9 1.0 1.2 1.3 1.5 1.7 1.7 1.6 1.4 6.6 7.7

2.7 2.1 1.5 1.1 0.8 0.7 0.6 0.5 0.5 0.5 0.6 0.6 0.6 0.7 0.8 0.9 1.0 1.1 1.2 1.2 1.1 1.0 6.6 7.7

2.5 2.3 1.8 1.4 1.0 0.8 0.6 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.6 0.6 0.7 0.8 0.8 0.9 0.8 0.8 0.7 4.9 5.8

1.6 1.8 1.7 1.4 1.1 0.9 0.7 0.5 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.6 0.5 3.8 4.6

0.9 1.1 1.3 1.2 1.1 0.9 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.5 0.5 0.4 0.4 2.6 3.1

0.8 0.8 0.9 0.9 0.9 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 1.5 1.6

1.2 0.9 0.8 0.7 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.7 0.7

2.1 1.5 1.1 0.8 0.7 0.6 0.5 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.4 1.1

2.9 2.3 1.6 1.1 0.8 0.6 0.5 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.6

2.7 2.5 2.1 1.5 1.1 0.8 0.6 0.5 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1

2.0 1.9 1.6 1.2 0.9 0.7 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1

2.8 1.6 1.4 1.2 1.0 0.8 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

10.3 6.3 1.9 1.0 0.9 0.7 0.6 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

10.4 6.1 1.7 0.8 0.7 0.6 0.6 0.5 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1

2.4 1.6 1.2 0.7 0.9 1.3 0.9 0.6 0.9 1.1 0.6 0.5 1.0 1.0 0.5 0.5 1.0 0.8 0.4 0.6 1.0 0.7 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1

2.6 5.7 4.3 1.8 3.3 5.8 3.5 1.6 3.9 5.6 2.8 1.9 4.8 5.0 2.0 2.4 5.4 4.2 1.5 2.8 5.6 3.6 1.1 0.7 0.4 0.2 0.1 0.1 0.1 0.1

4.7 11.2 8.2 3.1 6.2 11.6 6.7 3.0 7.6 11.3 5.2 3.5 9.6 10.1 3.6 4.5 11.0 8.3 2.8 5.4 11.4 7.5 4.1 4.4 2.2 0.4 0.1 0.1 0.1 0.1

10.9 5.1 0.9 0.2 0.1 0.1 0.1

7.8 3.7 0.6 0.2 0.1 0.1 0.1

3.4 1.7 0.4 0.1 0.1 0.1 0.1

7.5 3.7 0.7 0.2 0.1 0.1 0.1

11.1 5.3 0.9 0.2 0.1 0.1 0.1

5.0 2.6 0.5 0.2 0.1 0.1 0.1

1.3 0.9 0.5 0.3 0.2 0.1 0.1

1.6 1.2 0.6 0.3 0.2 0.1 0.1

3.0 1.9 0.9 0.4 0.2 0.1 0.1

4.1 2.4 1.1 0.5 0.2 0.1 0.1

3.4 2.1 1.0 0.5 0.2 0.1 0.1

1.9 1.3 0.7 0.4 0.2 0.1 0.1

0.9 0.7 0.4 0.3 0.2 0.1 0.1

1.0 0.6 0.3 0.2 0.1 0.1 0.1

0.5 0.8 0.9 0.1 4.6 2.3 0.4 0.2 0.1 0.1 0.0

0.7 1.3 1.7 0.0 10.9 5.1 0.9 0.1 0.1 0.1 0.0

1.1 2.2 3.1 7.6 3.6 0.6 0.1 0.1 0.0 0.0

1.2 2.7 4.2 0.9 0.2 0.1 0.0 0.0 0.0

1.1 2.2 3.3 0.1 0.1 0.0 0.0 0.0 0.0

0.8 1.5 2.0 0.6 1.4 3.0 4.4 3.8 2.1 1.0 0.6 0.8 1.5 3.1 4.5 3.8 2.1 1.1 0.9 1.4 2.9 4.4 4.1 2.3 1.1 0.8 1.1 2.3 4.0 4.4 2.9 1.4 0.8 0.9 1.6 3.3 4.6 3.6 1.9 0.8 0.4 0.2 0.1 0.1 0.0 0.0

0.3 0.5 0.8 1.0 0.6 1.3 2.5 3.6 3.2 1.9 1.0 0.7 0.8 1.4 2.7 3.8 3.3 1.9 1.1 0.9 1.4 2.5 3.7 3.4 2.1 1.1 0.8 1.1 2.1 3.4 3.7 2.5 1.3 0.8 0.9 1.5 2.8 3.8 3.1 1.7 0.8 0.4 0.2 0.1 0.1 0.0 0.0

0.1 0.1 0.2 0.3 0.4 0.6 0.4 0.8 1.4 1.9 1.8 1.2 0.7 0.6 0.6 1.0 1.6 2.0 1.8 1.2 0.8 0.7 1.0 1.5 2.0 1.9 1.3 0.8 0.7 0.8 1.3 1.9 2.0 1.5 1.0 0.7 0.7 1.0 1.6 2.0 1.7 1.1 0.6 0.3 0.2 0.1 0.1 0.0 0.0

0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.5 0.7 0.9 0.9 0.7 0.5 0.4 0.4 0.6 0.8 1.0 0.9 0.7 0.6 0.5 0.6 0.8 1.0 0.9 0.7 0.6 0.5 0.6 0.7 0.9 1.0 0.8 0.6 0.5 0.5 0.6 0.8 0.9 0.8 0.6 0.4 0.2 0.1 0.1 0.1 0.0 0.0

0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.4 0.4 0.3 0.4 0.4 0.5 0.5 0.4 0.3 0.3 0.3 0.4 0.5 0.5 0.4 0.4 0.3 0.3 0.4 0.4 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0

4.1 4.6 1.5 1.4

4.7 5.2 3.6 2.3 1.8 1.6 1.8 2.2 2.7 2.6

4.2 4.7 3.6 4.5 4.3

4.0 4.8 6.0 5.7

4.9 6.0 5.8 5.7 5.5 5.7 5.9 6.3 6.7 5.9

6.6 8.1 8.4 7.8 6.2

8.1 9.5 10.3 11.1 11.4 11.6 11.2 10.1 8.5 6.5

8.0 9.2 10.6 11.9 12.6 12.7 11.9 10.1 7.8 5.7

6.8 8.0 9.5 11.2 11.9 11.9 10.9 8.7 6.3 4.3

5.9 6.9 8.5 10.1 10.9 10.8 9.6 7.4 5.0 3.3

5.4 6.4 8.0 9.6 10.4 10.3 9.0 6.7 4.4 2.7

5.5 6.4 8.0 9.7 10.4 10.3 9.1 6.8 4.5 2.9

5.9 7.0 8.6 10.3 11.0 10.9 9.9 7.6 5.3 3.5

6.8 8.1 9.6 11.1 11.8 12.0 11.0 9.0 6.7 4.6

7.4 8.7 10.0 11.1 11.6 11.7 11.2 9.6 7.7 5.7

6.8 7.8 8.6 9.2 9.5 9.7 9.4 8.5 7.2 5.4

4.9 5.6 5.9 6.1 6.3 6.4 6.3 5.8 5.0 3.9

2.9 3.2 3.2 3.4 3.3 3.4 3.4 3.2 2.8 2.2 NUMBERED SHEET NOTES SEE E-201 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING A. SEE E-202 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING A & B. SEE E-203 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING C. SEE E-204 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON BUILDING B. SEE E-205 FOR EXTERIOR BUILDING MOUNTED LIGHTING ON ATHLETICS BUILDING. POST TOP AREA LIGHT. 14' OVERALL HEIGHT. COLUMN MOUNTED ASYMMETRIC UPLIGHT MOUNTED UNDER CANOPY. ILLUMINATED BOLLARD. LOW LEVEL TOE KICK LIGHTING MOUNTED UNDER SEAT WALL. 1 2
3 5
4 67
8 9GENERAL NOTES Illuminance Calculations Disclaimer: Illuminance calculations are for lighting design aid purposes only. All calculations performed by O'Mahony & Myer, Inc. (OMM) are based upon the published methods and recommendations of the Illuminating Engineering Society of North America (IESNA). Calculation accuracy is highly dependent upon the input data utilized in the calculations and variances greater than 20% may occur if there are variations in the input data or if equipment does not perform as published in IES Photometric files. Some input data is provided by others (i.e., manufacturer's photometric reports, lamp lumen ratings, room surface materials, and/or light reflectance values) and not all report data may be available for the exact luminaire characteristics specified. Some input data may be derived by OMM from industry standard methods (i.e., luminaire and room surface dirt depreciation factors). Some performance information may not be available for conditions outside of the norm (i.e., variations in temperature, humidity, vibration, or non-standard mounting conditions). OMM has made every effort to ensure the reliability of all data but is not responsible for data that is received from others, is unavailable, or for equipment that does not perform as published. Field measurements may vary as much as 10%-20% from calculated results due to limitations associated with the calculation procedures utilized and referenced by the IESNA. Variations in results can occur from the use of non-professional grade illuminance meters or meters that are not calibrated correctly. 4 3 4 0 R e d w o o d H
w y. , S u i t e 2 4 5 S a n
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ELECTRICAL ENGINEERING and LIGHTING DESIGN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com 6/12/2024 5:25:27 PM KEY PLAN OSHPD STAMP (IF APPLIES): As indicated DN DN 281 279
278
277
276
276
277
278
277
274
273
268
261 262
263
264
266
267
268
269
271
259 259 259 259
256
258
259
254
258
262
261 259
253
256
257
258
259
276
277
276
280
260
265
270
255
260
260
260
260
265
270
275
280
285
280
285
290
300 270
265 275
280
285
290
295
275
270
250255 255
260
265

SOLANA DRIVE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS
2 (E) CLASSROOMS3 (N) LEARNING COURT (N) PLAZA (N) MAKER'S PATIO (N) ATHLETICS BUILDING (N) ACADEMIC BUILDING

A (N) ACADEMIC BUILDING

B (N) ACADEMIC BUILDING
C 24404
08/02/2024 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 NEW ACADEMIC & ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 ES-103 PRELIMINARY SITE PLAN – LIGHTING - PHOTOMETRIC PLAN 1ES-103 PRELIMINARY SITE PLAN – LIGHTING - PHOTOMETRIC PLAN SCALE: 1" = 20'-0" 01/30/2026 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026
1 2

DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
105
4 3 4 0 R e d w o o d H w y. , S u i t e 2 4 5 S a n R a f a e l , C a l i f o r n i a 9 4 9 0 3 Tel (415) 492-0420 Fax (415) 479-9662 w w w . o m m c o n s u l t i n g . c o m O'MAHONY & MYER ELECTRICAL ENGINEERING and LIGHTING DESIGN PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com 6/12/2024 5:25:27 PM KEY PLAN OSHPD STAMP (IF APPLIES): As indicated 24404 08/02/2024 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 NEW ACADEMIC & ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 E-002 LUMINAIRE SCHEDULE 01/30/2026 01/30/2026 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 12

DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
106
276 278
277
276
274
273272
271
268 267 266 264 263 262 261
261
262
263
264
266 267 268 269
271
276 271 272 274 275 265 260 260
265
270
260
270 TSKLM 6 7 8 9 10 PRQ 11 12 13 CLASSROOM 1 855 SF ELEC/IDF 105 SF ART 1015 SF MAKER SPACE 1012 SF KILN 107 SF NO 260'-0" 260'-0" (E) CLASSROOM (E) CLASSROOM BF BE BE BE BE BE BE  180BE5E'6+EE7127E6 :$//02817E'$7 $FF727+EB27720 2F7+E/80,1$,5E  4 3 4 0 R e d w o o d H w y. , S u i t e 2 4 5 S a n R a f a e l , C a l i f o r n i a 9 4 9 0 3 Tel (415) 492-0420 Fax (415) 479-9662 w w w . o m m c o n s u l t i n g . c o m O'MAHONY & MYER ELECTRICAL ENGINEERING and LIGHTING DESIGN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com 6/12/2024 5:25:27 PM KEY PLAN OSHPD STAMP (IF APPLIES): As indicated DN DN 281 279 278 277 276 276 277 278 277 274 273 268 261 262
263
264
266 267 268 269
271
259 259 259 259
256
258
259
254
258
262 261
259
253 256 257
258
259
276 277
276
280
260265270
255
260
260 260
260
265
270275
280
285
280
285
290
300 270 265 275
280
285
290
295
275
270 250255 255
260 265 SOLANA DRIVE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS 2 (E) CLASSROOMS 3 (N) LEARNING COURT (N) PLAZA (N) MAKER'S PATIO (N) ATHLETICS BUILDING (N) ACADEMIC BUILDING A (N) ACADEMIC BUILDING B (N) ACADEMIC BUILDING C 24404 08/02/2024 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 NEW ACADEMIC & ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 E-201 ACADEMIC BUILDING A - FLOOR PLAN – EXTERIOR LIGHTING E ACADEMIC BUILDING A - FLOOR PLAN – EXTERIOR LIGHTING 6&$/E  
 01/30/2026 01/30/2026
ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 12

DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
107
BF 276 278 277 276 273272 271 268
261
262
263
264
266 267 268 269
271
276 271 272 274 275
260
265
270 270 TSKLM 6 7 8 9 10 PRQ 11 12 13 271'-0" TOILET 2 65 SF TOILET 1 65 SFTOILET 3 80 SF STORAGE 220 SF NO 268'-0" 271'-0" 271'-0" (E) GIRLS' TOILET (E) SPEECH/LANGUAGE & COUNSELOR (E) BOYS' TOILET (E) CLASSROOM BB BB BB BB BG BG BE BE BE BE BE BE BE BE BE BE BE BE BE BE BF BB BB          180BE5E'6+EE7127E6 :$//02817E'$7 $FF727+EB27720 2F7+E/80,1$,5E :$//02817E'$7 BE/2:7+E&E,/,1G 3/$1E727+E7232F7+E/80,1$,5E &2/80102817E'$7 BE/2:7+E&E,/,1G 3/$1E727+E7232F7+E/80,1$,5E :$//02817E'$7 $FF727+EB277202F 7+E/80,1$,5E  4 3 4 0 R e d w o o d H w y. , S u i t e 2 4 5 S a n R a f a e l , C a l i f o r n i a 9 4 9 0 3 Tel (415) 492-0420 Fax (415) 479-9662 w w w . o m m c o n s u l t i n g . c o m O'MAHONY & MYER ELECTRICAL ENGINEERING and LIGHTING DESIGN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com 6/12/2024 5:25:27 PM KEY PLAN OSHPD STAMP (IF APPLIES): As indicated DN DN 281 279 278 277 276 276 277 278 277 274 273 268 261 262
263
264
266 267 268 269
271
259 259 259 259
256
258
259
254
258
262 261
259
253 256 257
258
259
276 277
276
280
260265270
255
260
260 260
260
265
270275
280
285
280
285
290
300 270 265 275
280
285
290
295
275
270 250255 255
260 265 SOLANA DRIVE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS 2 (E) CLASSROOMS 3 (N) LEARNING COURT (N) PLAZA (N) MAKER'S PATIO (N) ATHLETICS BUILDING (N) ACADEMIC BUILDING A (N) ACADEMIC BUILDING B (N) ACADEMIC BUILDING C 24404 08/02/2024 CHARLES ARMSTRONG SCHOOL 1405 Solana Drive Belmont, CA 94002 NEW ACADEMIC & ATHLETICS BUILDINGS ISSUE SCHEDULE NO. DATE ENTITLEMENTS APPLICATION 08/02/2024 E-202 ACADEMIC BUILDING A & B - FLOOR PLAN – EXTERIOR LIGHTING E ACADEMIC BUILDING A & B - FLOOR PLAN – EXTERIOR LIGHTING 6&$/E  
 01/30/2026 01/30/2026
ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 12

DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
108
DN 276 278
277
273
261
262
263
264
266 267 268 269
271
276
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ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 12

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ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 12

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$FF727+EB277202F 7+E/80,1$,5E  4 3 4 0 R e d w o o d H w y. , S u i t e 2 4 5 S a n R a f a e l , C a l i f o r n i a 9 4 9 0 3 Tel (415) 492-0420 Fax (415) 479-9662 w w w . o m m c o n s u l t i n g . c o m O'MAHONY & MYER ELECTRICAL ENGINEERING and LIGHTING DESIGN PROJECT NORTH TRUE NORTH PROJECT NUMBER: SHEET NUMBER: SCALE: SHEET TITLE: 5856 Doyle Street Emeryville, CA 94608 Tel 510 899 6400 www.ratcliffarch.com 6/12/2024 5:25:27 PM KEY PLAN OSHPD STAMP (IF APPLIES): As indicated DN DN 281 279 278 277 276 276 277 278 277 274 273 268 261 262
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 01/30/2026 01/30/2026
ENTITLEMENTS RESPONSES ENTITLEMENTS DESIGN REVISION 11/17/2025 01/30/2026 12 DETAILED DEVELOPMENT PLAN 111
Exhibit B
Findings for Approval: Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, and Tree Removal Permit
General Plan Consistency
The General Plan designates the project site as Public/Community Facilities (PCF). The proposed project does not change the intended land use for the established use of the property (Existing School).

The existing and proposed uses are reasonable and in conformance with the general plan designation.

The City Council has determined that, in balance, the Charles Armstrong School Project is consistent with the objectives of the Zoning Plan, any applicable specific plan, and the General Plan.

Conceptual Development Plan
The City Council, after consideration of all testimony and reports, hereby determines that Belmont Zoning Ordinance (BZO) Section 12.3.B (1-5) - Conceptual Development Plan Findings for the Conceptual Development Plan (CDP) Amendment for the Planned Development (PD) Zoned property at 1405 Solana Drive for the Charles Armstrong School are made in the affirmative for the following reasons:

1. That the total development in each individual unit therein can exist as an independent unit capable of creating an environment of sustained desirability and stability or the adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to present and potential surrounding uses, but will have a beneficial effect which couldn’t be achieved under other zoning districts.

The Project can exist as an independent unit capable of creating an environment of sustained desirability and stability. The Charles Armstrong School campus will include all facilities required to function independently, including academic buildings, a multi-purpose building, an athletics building, access to McDougal Park for school use, and site circulation and parking. The school’s enrollment of up to 290 students and 85 faculty and staff members ensures that the campus will have sustained desirability and stability into the future.

The Project will not be detrimental to the present and potential surrounding uses, but will have a beneficial effect that could not be achieved under other zoning districts. For example, the Project will continue to provide the public reasonable access to their campus during non-school hours for use of Armstrong playgrounds/equipment, and parking. Additionally, the school has committed to providing the City with a community benefit monetary donation of $100,000 for McDougal Park improvements.

As the City of Belmont generally is underserved with respect to park and recreational facilities, this represents a reasonable public benefit that could not be achieved under other zoning districts.

Additionally, conditions of approval requiring compliance with several operational and development controls assure that the Project will not be detrimental to the present or potential surrounding uses.

These measures will include a vegetation management plan (VMP) to reduce the risk for wildfires, the use of sound barriers, carefully planned construction phasing, regular equipment management, all 112 Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

of which ensures that neighboring land uses are not subjected to unreasonable noise as a result of school-related construction and operational activities.

Lastly, the implementation of environmentally sensitive features and extensive tree plantings/landscaping, enables proposed buildings to blend naturally with surrounding uses and the environment. All of these features work to ensure that the Project will not adversely affect other property in the vicinity or the general welfare of the City. This Finding is affirmed.

2. That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic and the density will not generate traffic in such amounts as to overload the street network outside the PD District.

The project would maintain and enhance internal circulation for pedestrians and vehicles, including Americans with Disabilities Act-compliant access routes, drop-off/pick-up staging, and designated parking areas. The small enrollment increase (from 260 to 290) would not generate significant new trips, and the Transportation Demand Management (TDM) practices - such as staggered dismissal and carpool coordination - would reduce potential traffic impacts. The campus is near existing transit corridors, and the project design/scale would accommodate multimodal access without altering public street infrastructure.

The project would increase the existing on-site parking supply of 83 by two spaces to 85 spaces across the upper and lower lots. With a projected staffing increase of approximately 11 persons and all staff being required to park on campus, the parking demand would remain within capacity because of staggered schedules and part-time staffing. The school would also implement carpooling strategies and formalize this protocol in its TDM Plan. No on-street parking demand or oversupply is expected to occur. This Finding is affirmed.

3. That any proposed commercial development can be justified economically at the locations proposed to provide for adequate commercial facilities of the types proposed.

This finding is not applicable. The project does not propose any commercial development. This Finding is affirmed.

4. That the economic impact created by the PD District can be absorbed by the City (police and fire service, water supply, sewage disposal, etc.).

The project would enhance a long-standing community-serving educational use in an established residential neighborhood. The school’s expansion would strengthen local access to specialized educational services without introducing land use conflicts or disrupting the existing neighborhood fabric. Accordingly, there is sufficient capacity to serve the Project’s water, sewer, drainage and landfill demands.

The Project will not burden park and recreational facilities. By continuing to make their campus grounds available for community use during non-school hours, the Project increases recreational facilities available for neighborhood use. The Project’s implementation of a VMP also ensures that the Project will not place an undue burden on fire safety services. In addition, the applicant would be required to pay all applicable development fees including plan check, building permit, grading permit, hauling permit, General Plan Maintenance, Affordable Housing Impact, Traffic Impact, Park Impact, Business License, sewer fees, planned drainage fees, and Public Art in-lieu fees as specified by each 113 Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

respective City Ordinance and/or the City's Master Fee Schedule, and pay for all applicable project monitoring fees (i.e., Transportation Demand Management (TDM)). This Finding is affirmed.

5. That the proposed off-street parking is in substantial conformance with the provision of Section 8 of the Belmont Zoning Ordinance; that where an applicant’s proposed off-street parking is less than that set forth by the standards of Section 8, circumstances are such that it would be a practical difficulty or create a physical hardship on the applicant for him to conform to the standards of Section 8.

The Project will be in substantial conformance with Section 8 (Parking) of the Belmont Zoning Ordinance (BZO). The parking spaces will also comply with the design requirements of BZO Section

8. The proposed project would not alter the school’s existing drop-off and pick-up circulation routes, and no changes are proposed to public park access or waste and recycling pickup. The existing parking area would be maintained and expanded slightly to provide 85 total automobile spaces, which would be an increase of two spaces. The parking area would include four Americans with Disabilities Act (ADA) accessible spaces and long-term bicycle parking, consistent with applicable City requirements.

This Finding is affirmed.

Detailed Development Plan
No findings are required to be made for the approval of a Detailed Development Plan (DDP; Exhibit A). However, a Conceptual Development Plan (CDP) must be approved prior to the approval of a DDP. A separate Ordinance approving the Planned Development (PD) Zoning District CDP, including required findings, was introduced by the City Council on February 10, 2026.

Conditional Use Permit
The City Council has considered the applicant’s request for a Conditional Use Permit to establish a Detailed Development Plan and finds that it meets required findings as set forth in Section 10.7.3 of the Zoning Ordinance, as follows:
1) The location of the proposed use is compatible to other land uses in the general neighbor-hood and does not place an undue burden on existing transportation, utilities and services in the vicinity.

Land Use Compatibility
The proposed institutional use (private middle school) would be surrounded by a public middle school, public park, and single-family homes. As contemplated in the project California Environmental quality Act (CEQA) analysis, key considerations for review of land use compatibility with these surrounding land uses include operation of the project with respect to significant adverse and/or unusual noise and vibration, odors, light/glare, use of hazardous materials, conflicts related to project pedestrian/vehicle circulation, parking, and incompatibility of project aesthetics.

Noise & Vibration
Operational noise associated with the project, including the minor increase in traffic and pickup/drop-off activity from the approximately 10 percent enrollment increase, general outdoor school activity, and new stationary noise sources such as heating, ventilation, and air- 114 Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

conditioning (HVAC) systems, would not substantially increase existing ambient noise levels and would comply with the applicable standards of the City of Belmont. Modeled noise levels for HVAC equipment would be below daytime and nighttime noise limits with the exception of a minor exceedance, which would be avoided through limiting nighttime operation of multiple units and use of sound-absorptive materials or rated sound enclosures. With adherence to the City’s standard conditions of approval, the project would not expose nearby receptorsto noise in excess of applicable standards, and as determined by the CEQA analysis, noise impacts would be less than significant.

Furthermore, the Project would not include the use of heavy equipment after construction of the school, and thus there would be no operational vibration impacts. Operational use would result in noise from athletic events on the outdoor athletic fields (cheering crowds and whistles) and within the proposed gymnasium. This type of noise is not unusual for school and residential use. Additionally, the project would include tree plantings on the perimeters of the property abutting residential areas which would provide a sound buffer between for the residential properties to the east and north of the project site.

Odors
The proposed project would include a new kitchen area in the Phase 2 Athletics Building, and there would be food waste. However, the applicant would be required to remove food waste on a regular schedule in accordance with the specifications of the waste hauler, and the future trash area would be enclosed and covered. In addition, ancillary kitchens are not unusual for school uses.

Light & Glare
Parking lot and walkway lighting would be the minimum required for safety. There would be no floodlighting of landscape plantings, buildings, courtyards, patios, or areas between buildings.

Furthermore, the Academic Wing is organized so that most of the windows along the instructional space do not face neighboring homes.

Hazardous Materials
Hazardous materials impacts are largely associated with industrial, heavy commercial and some light commercial land uses. Accordingly, the project use as a school does not involve the storage or transport of toxic, explosive or other hazardous materials, nor hazards associated with transport, upset or emissions of hazardous materials or wastes.

Pedestrian & Vehicle Circulation
Vehicular and pedestrian access to the site would be via Solana Drive. The school has a current drop-off and pick-up plan in place that will be maintained. The drop-off and pick-up area is entirely contained within the project site. Pedestrian circulation would be organized into two primary routes; an informal path along the McDougal Park edge, and a formal, paved path that links the multiple building entries to the entry court and drop-off. Continued implementation of the proposed drop-of and pick-up plan would avoid pedestrian/vehicle conflicts with surrounding land uses.
115
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

Parking
The project would provide a total of 85 parking spaces, (including 4 disabled access parking spaces). Parking for larger athletic events and special school events is proposed to be contained within the existing parking lot.

Project Aesthetics
The basic visual character of the planning area consists of a surrounding mix of residential and institutional uses. The Project’s relatively small development footprint of approximately 53,000 square feet of floor area for the 4.91-acre site, and its sensitive design and utilization of outdoor spaces, ensures compatibility with neighboring land uses, including the adjacent open space/recreation area at McDougal Park.

The buildings ofthe adjacent Tierra Linda Middle School are generally 1-2 storiesin height with concrete and glass exteriors and flat roofs and are located on flat pads and surrounded by landscaping, parking areas and/or playing fields. The proposed new buildings at the project site would have a maximum height of approximately 35 feet at the ridge of the Academic building and 32 feet for the Athletic building. Buildings would be one to two stories and finished with wood and concrete siding and glazing. The project site would have minor grading such that the proposed buildings would be located on a generally flat pad. However, the buildings predominately follow the existing grade of the site.

As proposed and conditioned, operation of the private middle school use would not result in significant and/or unusual noise, odors, vibration, light/glare, or emissions of hazardous materials. In addition, the aesthetics of the project in terms of its design, building layout, grading and landscaping would also be consistent with existing buildings at the project site and with surrounding uses.

Transportation, Utilities & Services
The addition of the new buildings and the limited ten percent increase in student enrollment is reasonable for a middle school, and not significant to place an undue burden on existing transportation, utilities and service facilities in the vicinity.

Transportation
No new roads would be extended to any contiguous undeveloped areas, and no residents would be displaced by the project. The proposed project would not conflict with any adopted policies, plans or programs supporting alternative transportation. Some students and faculty may make use of the San Mateo County Transit District (SamTrans) bus ser-vice; however, given the relatively small number of students/faculty for the school as a percentage of the City’s overall population, this would not overburden the local public transportation system.

Utilities & Service
The proposed use will not place an undue burden on existing utilities and service facilities in the vicinity. The project’s expansion via new academic and athletic buildings to the already existing school use would not impede water, sewer, drainage and landfill demands. 116
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

The project will not burden parks and recreational facilities. By making playing fields available for community use during non-school hours, the Project continues to maintain the recreational facilities available for neighborhood and community use.

The project design will also incorporate substantial managed vegetation areasto minimize visual impacts. In addition, the project has been reviewed by all appropriate departments (Fire, Police, Public Works, Building, and Parks and Recreation) to ensure that all service levels can be maintained to protect the public health, safety and welfare. Therefore, the project will not place an undue burden on utilities or services in the area. This Finding is affirmed. 2) The site is of sufficient size to accommodate the proposed use together with all yards, open spaces, walls and fences, parking and loading facilities, landscaping and such other provisions required by this Ordinance.

Based on review of the submitted plans, sufficient room exists to accommodate the proposed project in conformance with all setbacks, height, floor area ratio, and parking requirements of the project’s Planned Development (PD) zoning designation and associated Conceptual Development Plan (CDP).

Furthermore, the Project site is 4.92 acres and will be improved with buildings consisting of approximately 53,000 square feet in floor area, and would have a maximum of 0.25 FAR. In addition, the project will also provide adequate space between campus buildings to allow for public safety access and installation of utilities. Therefore, the subject property is of sufficient size to accommodate the Project. This Finding is affirmed. 3) The site will be served by streets of capacity sufficient to carry the traffic generated by the proposed use.

The approximate ten percent increase in student enrollment and associated staff expansion would generate a minor increase in daily and peak-hour vehicle trips on Solana Drive and adjacent local streets. A transportation analysis concluded that this incremental increase would not substantially affect intersection operations, roadway capacity, or pedestrian and bicycle circulation in the project area. Ongoing implementation of the school’s Transportation Demand Management program, including staggered pick-up and drop-off times, car-pool coordination, and on-campusstaff parking requirements, would further minimize traffic during peak periods.

As a result, the project would not contribute to cumulatively considerable transportation impacts, and cumulative transportation effects would be less than significant. This Finding is affirmed.
4) The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity or the general welfare of the City.

The conditional use permit controlling the development and continued use of the project will require compliance with project-specific conditions, mitigation measures, and the City’s regulations, as well as other regional, State and Federal regulations, all of which will prevent adverse effects to other property in the vicinity and protect the general welfare of the City. This Finding is affirmed.
117
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

The following two additional findings as per Section 12.4 (A & B) of the Zoning Code are required in order to adopt a DDP as part of the Conditional Use Permit.

A. Such use or uses substantially conform to the adopted General Plan of the City of Belmont.

The proposed project for school additions conforms to the current General Plan Designation of PCF – Public Community Facilities. The proposed CDP for the PD-District Zoned property will achieve objectives of the Zoning Plan and the General Plan of the City. This Finding is affirmed.

B. Such use or uses are as shown on the approved Conceptual Development Plan for the particular PD District.

The proposed private school use is indicated as part of the proposed Conceptual Development Plan (CDP) for the site. This Finding is affirmed.

Grading Plan
The City Council evaluated a Grading Plan proposal for the Charles Armstrong School project and finds that it meets the required findings set forth in Section 9-27(a)-(i) of the City of Belmont Municipal Code (Grading), as follows:
a). The project will not endanger the stability of the site or adjacent properties, or pose a significant ground movement hazard to adjacent properties.

The City's Building Division and Public Works Department have reviewed the grading plans for the project and have determined that the plan is in conformity with the Building Code and the City of Belmont Grading Ordinance (Chapter 9 of the City Code). In addition, the City’s standard requirements require the preparation of a site-specific geotechnical investigation, independent peer review of the investigation and incorporation of the findings of the independent peer review into project design.

The project geotechnical reports and the City’s independent peer review requirements will, as a matter of grading and building permit procedures, be required of the project as conditions of project approval.

Based on reviews by City departments and the geotechnical report to assess site stability, no immediate safety concerns or hazards have been identified for the subject site or adjacent properties. Therefore, as proposed and conditioned, the project will not endanger the stability of the site or adjacent properties, or pose a significant ground movement hazard to adjacent properties. This Finding is affirmed.
b) The proposed drainage improvements, landscaping, and erosion control measures would be adequate to control erosion orflooding and would not degrade riparian habitats,stream channel capacity or water quality.

There are no streams or rivers on the site. The applicant has submitted a C-3 Checklist, hydrology study, and landscaping, grading, and drainage plans. The submitted materials identify methods to treat drainage from the site primarily by utilizing vegetated areas. The 118 Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

project has been reviewed and found acceptable by the City’s Department of Public Works at this stage of the Development Review process. Detailed working drawings and a Stormwater Pollution Prevention Plan (SWPPP) will be required to be submitted for review and approval as part of the building permit application process. The Department of Public Works has also reviewed the proposed drainage plans and facilities and has provided conditions of approval.

In addition, the City requires the implementation of Best Management Practices (BMP’s) for new development and construction as part of its storm water management program, as levied through standard City conditions of approval. For new development and construction projects, the City requires the implementation of BMP’s to ensure the protection of water quality in storm runoff from the project site.

In brief, the measures address pollution control and management mechanismsfor contractor activities, e.g. structure construction, material delivery and storage, solid waste management, employee and subcontractor training, etc. They also provide direction for the control of erosion and sedimentation as well as the establishment of monitoring programs to ensure the effectiveness of the BMP’s. The City also requires an agreement with the applicant that ensures the permanent and on-going maintenance of water quality control improvements by the applicant and/or project site owner(s).

Therefore, the proposed drainage improvements, landscaping, and erosion control measures would be adequate to control erosion or flooding and would not degrade riparian habitats, stream channel capacity or water quality. This Finding is affirmed. c) The amount of grading proposed is necessary to allow reasonable use of the site.

The project proposes minor regrading to allow for construction of the new Academic buildings, Athletic building, and ancillary improvements. Approximately 900 cubic yards of cut and 600 cubic yards of fill would be required to construct the project. The amount of grading proposed would allow for installation of required landscaping, storm water treatment measures, and construction of the proposed site improvements (buildings, pool and playing field). The grading plan has been reviewed by the Public Works Department and found not to be excessive, as it is required for the redevelopment of the property (i.e., there is no grading unnecessary for the project proposed on extraneous areas of the property). This Finding is affirmed.
d) The proposed grading would result in a building site that is visually compatible with the surrounding land and accommodates any required off-street parking and wall landscaping.

The building site would be visually compatible with the surrounding area, which is similarly graded/developed as the nearby residential and school buildings located on generally flat pads and surrounded by landscaping, parking areas and/or playing fields. The proposed grading work also proposes additional landscaping of the subject property. This Finding is affirmed.
119
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

e) The proposed grading will meet the standards and specifications of Article IV of Chapter 9 in the City Code (Grading Ordinance).

Conditions of approval have been attached to the project to ensure that the final grading plan for the project will meet all standards contained in Article IV of Chapter 9 of the City Code (Grading Ordinance). This Finding is affirmed.
f) The Director of Public Services and the applicant’s Geotechnical engineer shall find that the form of vehicular access and methods of excavation are the simplest and least intrusive possible to obtain the geologic information required by the city.

The Public Works Department has reviewed the grading plan, vehicular access, and methods of excavation and, as proposed and conditioned, found them to be adequate and complete. Conditions of approval require the final grading and drainage plans be consistent with Public Works Department requirements for the design and construction of the site improvements. This Finding is affirmed.
g) The grading permit is conditioned on issuance of a hauling permit, if required.

A hauling permit will be required in association with the Grading Permit for this project.

This Finding is affirmed.
h) The design of the project preserves existing protected trees on the site and trees on adjoining property to the extent possible.

The project includes the removal of 36 protected trees on site. These tree removals are necessary for the proposed development of the site (i.e., to accommodate the site improvements, grading of the site, drainage improvements, fire access and safety, and utilities, etc.). A site-specific arborist report was prepared for the project which includes protection measures for trees to be retained. In addition, the applicant proposes to replant a minimum of 39 replacement trees on site. This Finding is affirmed.

Design Review
The City Council has considered the request for Design Review for the proposed project and finds that itmeetsrequired findings assetforth in Section 13.5.2 (a-d) ofthe Zoning Ordinance as follows:

A. City staff and consultants have provided technical review and conditions of approval are included, as applicable, regarding project-related traffic, parking, grading, drainage, storm-water runoff, sanitary sewer impacts, vehicular and pedestrian access, site circulation, site stability, structural encroachments, and construction impacts.

As part of the project review process, the City’s Department of Public Works, Fire Department, Police Department, and Community Development Department (Planning and Building Divisions) have compiled a list of project-specific conditions of approval which would be required prior, during, and after construction. All construction will be completed in compliance with the California Building Code and the National Pollutant Discharge Elimination System (NPDES) standards as administered by the City of Belmont. This Finding is affirmed.
120
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

B. The project is consistent with the landscape standards under BZO Section 13.3.1 as applicable and described below.

The proposed landscape plan includes the re-planting of a minimum of 39 trees. A variety of trees, shrubs, vines and ground cover would be planted throughout the site. Shrubs and vines and trees would be located along the site periphery, at building corners, and within parking and the drop off area to screen and soften site improvements as seen from the surrounding area. Plantings would be native orlocally acclimated tree species as noted in the landscape plans. The proposed landscaping plan conforms to all required standards and is generally compatible with neighboring properties.

Per BZO Section 13.3.1, the proposed project would meet the following landscape standards.
a. Landscape design features must occupy at least 10% of the gross site area unless the district regulations specify otherwise.

The Detailed Development Plan reflects the requirements and proposed landscape areas noted in the Conceptual Development Plan. This Standard is met. b. Required landscape design features must consist of one or more of the following:

1. Plantings of live plant materials

2. Large-scale sculptures, fountains and similar urban art related to building design.

3. Specially designed plazas, courtyards, sitting areas or walkways.

A variety of trees, shrubs, vines and ground cover would be planted throughout the site. Shrubs and vines and trees would be located along the site periphery, at building corners and within parking and drop off areas, and would screen and soften site improvements as seen from the surrounding area. Specifically, the project proposes a minimum of 39 plantings of native, drought resistant, trees along the perimeter of the site in order to screen the proposed buildings from nearby residential properties.

Additionally, landscaping and lawns are proposed in between the major throughfares of the proposed academic wings and along the existing edge with a courtyard being proposed between the Athletic Building and portions of the Academic Wing. This Standard is met.
c. For new or substantially altered landscape plans, preferred tree and plant species identified in the City’s preferred tree species list and the Green Infrastructure Plan, as applicable, must comprise at least 75% of the overall planting materials, except as required to meet water efficiency and vegetation management requirements. For the purposes of this subsection, “substantial alteration” means altering more than 50% of the site’s total landscape area.

The site is not proposed to alter more than 50% of the existing landscaped area. All proposed trees are preferred tree and plant species identified in the City’s preferred tree species list and the Green Infrastructure Plan. This Standard is met. 121
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

d. Landscape plans must be consistent with the Water Efficiency in Landscape Ordinance (WELO), adopted by the City’s water provider, Mid-Peninsula Water District (MPWD), as applicable.

As per the Conditions of Approval, the project plans would be required to be reviewed and approved by the Mid-Peninsula Water District (MPWD) prior to issuance of a building permit. Furthermore, MPWD will be required to do a final inspection to ensure that landscaping for the project has been properly implemented prior to final. This Standard is met.
e. Unless specifically exempted by the Fire Marshal, properties within high or very high fire hazard severity zones must include vegetation management plans (VMP), as part of the landscape plan submittals.

The property is not within the high or very high fire hazard severity zone. This Standard is not applicable.
f. All landscaped areas including, but not limited to, lawns, shrub areas, ground cover areas, tree wells and raised or on grade planters must be equipped with a complete underground irrigation system.
(1) The system must be operated by an automatic time clock when the number of sprinkler control valves is five or more.
(2) When the landscaped areas are small or of such design as to warrant, in the judgment of the Community Development Director, the irrigation of all or some planting areas may be accomplished by quick coupler valves or hose bibs.

All landscaped areas will include an underground sprinkler irrigation system.

This Standard is met.
g. All new surface parking lots must include landscaping and screening consistent with Sections 8A2.3(j) and 8A2.3(l), respectively.

The project does not propose new surface parking lots. This Standard is not applicable.

C. The project is consistent with the development standards in the underlying zoning district.

The basic visual character of the planning area consists of a surrounding mix of residential and institutional uses. Surrounding residential and school buildings are generally 1-3 stories in height with concrete and glass exteriors and flat roofs and are located on flat pads and surrounded by landscaping, parking areas and/or playing fields.

The Project would consist of the construction of four new buildings in two phases with a maximum height of approximately 35 feet at the ridge of the Academic building. Buildings would be finished with wood and concrete siding and glazing. Additionally, the Academic Wing is organized so that most of the windows of the instructional space are not facing toward neighboring homes, and the project site would be regraded such that the proposed Academic buildings would be located on a generally flat pads, and surrounded by landscaping, parking areas and a playing field/sport court. 122 Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

Furthermore, the total floor area of the site would not exceed 0.25 and setback standards.

Therefore, the project considers the location of buildings and open spaces in relation to the physical characteristics of the site and the underlying zoning district. This Finding is affirmed.

D. The project is consistent with the objective design standards in Section 13.6 as applicable.

Per BZO Section 13.6.1, the proposed project would meet the following Objective Design Standards:
a) Building Design

1. Buildings shall carry the same design theme on all elevations. For the purposes of this design standard, a theme includes primary (non-accent) mate-rials and colors. Except in cases when the entire building is remodeled, building renovations and additions shall be consistent with the original structure in form, style, materials, and colors.

The buildings will be comprised of cement exterior walls, aluminum canopies, standing seam metal roofing, with wood accents. This theme will be consistent throughout all new proposed buildings. The proposed design of the buildings further mitigates project-related bulk by including projected and recessed building walls and color and material variation. This Objective Design Standard is met.

2. Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

The project is not a housing development. This Objective Design Standard is not applicable.

3. Buildings of three stories or greater must provide a ground floor elevation that is distinctive from the upper stories by providing a material change between the first floor and upper floors along at least 75% of the building façade with frontage upon a street, adjacent public park or public open space.

The proposed buildings are two-story. This Objective Design Standard is not applicable.

4. Buildings of two stories or greater must include one or more articulating features (offsets, recesses, or projections) above the ground floor of the building for at least 50% of the primary frontage and corner street side frontage, and if a multifamily building in an R district also on elevations visible from the public right-of-way, public park or public open space. The distance between features shall be no greater than 25 feet. 123 Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

The proposed buildings are not street-fronting or adjacent to a public rightof-way. This Objective Design Standard is not applicable.

5. Blank walls on the ground floor (facades without doors, or windows) shall be no greater than 25 feet in length along sidewalks, pedestrian walks, or publicly accessible outdoor space areas. Such blank wall areas shall include landscape screening (trees, shrubs, or green wall) for the entire length of the wall area at a minimum of 50% of the height of the wall. An exception to this standard may be granted by the reviewing authority when an alternative means is proposed that would articulate 50% or more of the affected building wall, or when a public art project or mural is approved, which separately or together extend along the entire length of the affected building wall.

The proposed buildings are not proposed to be adjacent to sidewalks, pedestrian walkways, or other publicly accessible outdoor space areas. This Objective Design Standard is not applicable.

6. On multifamily buildings in R districts, window wall openings for garage ventilation shall include screens that obscure the view of vehicles parked within the garage, as seen from public vantage points.

The proposed project is not a multi-family residential development. This Objective Design Standard is not applicable.

7. Trim surrounds of no less than one inch in depth shall be provided at all exterior window and door openings. In lieu of exterior door and window trim, windows and doors may be recessed from wall plane by a minimum of two inches.

The proposed scope of work includes a combination of window and door recessing of one inch or more along with exterior trim. This Objective Design standard is met.

8. Belly bands, timbering and stone/brick base must be at least two inches in depth.

The proposed exterior walls do not include belly bands, timbering, or stone bases. This Objective Design Standard is not applicable.

9. A minimum of 5/8-inch thickness is required for panel siding. Battens are required to be incorporated into the design for a board and batten appearance.

The proposed exterior walls do not include panel siding. This Objective Design Standard is not applicable.

10. Rooflines shall be vertically articulated at least every 50 feet along the street frontage, through the use of architectural elements such as parapets, varying cornices, reveals, clerestory windows, and varying roof height or form. 124
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

The proposed buildings are not street-fronting. This Objective Design Standard is not applicable.
b) Roof-Top Equipment. All roof-top equipment shall be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). The point of view for determining visibility shall be 5 feet above grade at the ground floor level of the building, as seen with normal vision. If the roof structure does not provide this screening, an equipment screen shall be included in the building design. Said screen shall incorporate the same architectural design, colors, and materials as the building it occupies.

Per the noted exterior drawings for the Detailed Development Plan, no roof-top equipment was noted to be visible from surrounding public vantage points. Furthermore, as part of the proposed Conditions of Approval, any future roof mounted equipment shall be placed behind roof screens so as not to be visible from surrounding vantage points at or below the highest point of the equipment. This Objective Design Standard is met.
c) Ground Equipment Screening. All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters shall be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). Said screening shall incorporate the same architectural design, colors, and materials as the building, perimeter fencing, or landscaping.

As part of the proposed Conditions of Approval, trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters shall be screened from visibility from the surrounding public vantage points. This Objective Design Standard is met.
d) Refuse Containers. Refuse containers must be designed in accordance with the following standards:

1. When individual garbage cans are used, they must either fit in the garage or into a special enclosure.

2. When dumpsters are to be used, designers shall coordinate with the refuse pickup provider to determine the size and number of dumpsters required.

3. All dumpster enclosures shall be a minimum of six feet tall, and shall allow adequate size to accommodate the needed dumpsters and recycling containers.

4. Dumpster enclosures shall be located so that no dwelling is closer than 20 feet (including those on abutting properties), or more than 100 feet from a residential unit. No minimum distance from dwellings is required if dumpsters are located within a fully enclosed room.

There are no new proposed refuse containers. However, a Condition of Approval would require that any new or proposed containers would require a roofed and enclosed area for dumpsters and recycling containers. The area shall be designed to prevent water run-on to the area and runoff from the area and to contain litter and trash, so that it is not dispersed by the wind or runoff during waste removal. This Objective Design Standard is met. 125
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

(e) Lighting Design. Lighting must be designed to provide the minimum lighting levels re-quired for safety, without undue glare off-site. All exterior lighting shall include fully cut-off fixtures in accordance with Section 2.72.1. Surface parking lot lighting shall be consistent with Section 8A2.3(m). Flood light, up-lighting, flashing, pulsating or similar dynamic lighting shall not be used. An exception to allow for up-lighting may be approved by the decision maker when a mural or public art project is approved that utilizes uses up-lighting.

All exterior lighting would employ the use of cut-off fixtures to restrict the direction of the light in accordance with City standards. Lighting would be the minimum required forsafety and would not result in undue glare off site. The project does not propose floodlighting of landscape plantings or courtyard areas. To ensure consistency with city standards for lighting and compliance with the submitted photometric plan, a final lighting review inspection shall be completed by the Community Development Department before issuance of a Certificate of Occupancy (CO) for the Phase 1 Project. This Objective Design Standard is met. (f) Color of Exterior Materials. Exterior building facades, roofing materials, fences, walls, and other structures visible from public vantage points shall be muted or earth-tone colors. Extreme colors and unpainted or untreated metallic surfacesshall not be used when visible from public vantage points. Forthe purposes of thissection, extreme colorshall be defined as unmuted primary colors, neon colors, and metallic colors. An exception to this standard may be approved by the reviewing authority when a mural or other public art project is approved.

As noted earlier, the buildings will be comprised of cement exterior walls, aluminum canopies, standing seam metal roofing, with wood accents. This theme will be consistent throughout all new proposed buildings. The exterior material color scheme for all aspects of the project (building walls, facades, roofing materials, fences, and other ancillary structures) utilizes a balanced and reasonable combination of both muted and earth-tone colors. This Objective Design Standard is met.

The City Council has considered the applicant’s request for Design Review and finds it is consistent with the Design Review Principles in Section 13.5.3 of the Zoning Ordinance. In addition, the City Council has reviewed the proposed building architecture and believes the proposal conformsto allrequired standards and is generally compatible with neighboring properties.

Tree Removal Permit
The requisite Tree Removal findings, (Chapter 25-7 (b)-(c) of the Belmont City Code), are made in the affirmative as follows:
b) “The reviewing authority shall issue a permit to remove the following trees without consideration of the criteria in subsection (c):
(1) Blue Gum Eucalyptus (Eucalyptus globulus);
(2) Dwarf Blue Gum Eucalyptus (Eucalyptus globulus ‘Compacta’); (3) Monterey Pine; 126
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

(4) Palm (all species);
(5) Acacia (all species);
(6) a dead tree (any species); and,
(7) Any tree that a public utility is required to remove under California Public Utility Commission regulations.” The project includes the removal of 36 protected trees on site. The trees proposed for removal do not fall on the above list and does not require approval under the above section. Chapter 25-7 (c) of the Belmont City Code dictates that trees that do not fall on the list shall be considered under the following criteria for permit determination:
(1) Criteria Supporting Removal (2) Criteria Supporting Retention (A) The tree is: (i) in poor condition; (ii) at the relative end of its life span of the particular species; (iii) diseased or infested beyond reasonable remediation; (iv) has poor structural integrity; (v) is in danger of falling; or, (vi) poses a safety hazard.
(A) The tree is located outside the
developable area of the property.
(B) The particular tree species is undesirable due to
characteristics such as invasiveness, tendency toward
limb failure, and fire hazard.
(B) The tree and its location contribute
substantially to the aesthetic appeal of
the property or the neighborhood.
(C) The tree is damaging or interfering with existing
structures, site improvements, or utility services.
(C) The effect of the requested tree
removal on the remaining number,
species, size and location of existing
trees on the site and in the area,
including trees mutually dependent on
each other for survival, structural
integrity or aesthetics.
(D) Removal of the tree is needed in order to construct improvements or otherwise allow conforming use of
the property.
(E) Proximity of the tree to existing or proposed
structures.
127
Exhibit B to Resolution
PA2024-0050 – Charles Armstrong School – 1405 Solana Drive Conceptual Development Plan, Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan and Permit, Tree Removal Permit
February 10, 2026

Necessity of Removals
The trees proposed for removal are necessary for the proposed development of the site (i.e., to accommodate the site improvements, grading of the site, drainage improvements, fire access and safety, and utilities, etc.). Additionally, the arborist report provided for the protection of trees to be retained. Specifically, a condition of approval would require an arborist to verify, in writing, that the appropriate recommended measures for the trees to be retained made in the initial report have been installed prior to the beginning of project construction, and that the protective measures cannot be temporarily moved during construction.

Based upon the project plans and arborist report submitted for the property, the subject trees are recommended for removal due to proximity to the proposed improvements and being in poor condition with structural integrity issues. Assuch, the proposalstrongly aligns with Criteria A, D, and E supporting removal.

While the trees do contribute aesthetic value to the property, as referred to in Criteria B supporting retention, either the poor condition of the trees, or being in the developable area of the property outweigh the criteria supporting retention. As such, per the proposed landscape plan, the applicant is required to replant a minimum of 36 trees to replace the original, protected and removed trees.
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EXHIBIT “C”

PERFORMANCE STANDARDS

DETAILED DEVELOPMENT PLAN, CONDITIONAL USE PERMIT, DESIGN REVIEW,

GRADING PLAN, AND TREE REMOVAL PERMIT FOR CHARLES ARMSTRONG SCHOOL FOR PROPERTY LOCATED AT 1405 SOLANA DRIVE
(APPL. NO. PA2024-0050)
I. STANDARD CONDITIONS OF APPROVAL
Aesthetics

1. All exterior lighting must employ the use of cut-off fixtures to restrict the direction of the light in accordance with City standards. Lighting should be the minimum required for safety but not result in undue glare off site. There must be no floodlighting of landscape plantings, the apartment building, courtyards, or patios/decks. To ensure consistency with city standards for lighting and compliance with the submitted photometric plan, a final lighting review shall occur by Planning after installation of project lighting and before final Building Permit inspection.

2. Installation of roof mounted mechanical equipment shall be consistent with Elevation Drawings A200 through A601 dated January 30, 2026. Roof mounted equipment shall be placed behind roof screens so as not to be visible from surrounding vantage points at or below the highest point of the equipment.

3. Except as modified by these conditions of approval, or as required by subsequent project review, the Building Permit Plans shall be consistent with the approved Planning Plans, date stamped January 30, 2026 and inclusive of the architectural drawings (Sheets AS100 through A900); Civil Engineering Plans (Sheets C1.0 through C8.0); Landscape Plans (Sheets L100 through L103), and Lighting Plans (Sheets ES102 through E205).

4. The applicant shall demonstrate that the Academic and Athletic Buildings are consistent with the maximum floor area and height approved for the project, prior to final building permit inspection. As built, floor plans and a roof height elevation from an engineer or surveyor that includes any roof top equipment and screens shall be provided.

5. Ground Equipment Screening. All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters must be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). Said screening must incorporate the same architectural design, colors, and materials as the main building on site.

Air Quality
Construction & Operations

6. Pursuant to GP EIR Mitigation Measure AQ-1, the applicant shall require their contractors, as a condition of contract, to further reduce construction-related exhaust emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of construction activities 129

PERFORMANCE STANDARDS
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February 10, 2026

shall operate on an EPA- approved Tier 4 or newer engine. Exemptions can be made for specialized equipment where Tier 4 engines are not commercially available within 200 miles of the project site. The construction contract must identify these pieces of equipment, document their unavailability, and ensure that they operate on no less than an EPA- approved Tier 3 engine. ARB regulations will result in the percentage of Tier 4 engines increasing over the next several years.

7. Pursuant to GP EIR Mitigation Measure AQ-2, the applicant shall require their contractors, as a condition of contract, to reduce construction-related exhaust emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of construction activities shall operate on renewable diesel (such as Diesel high performance renewable). Renewable diesel is currently commercially available in San Francisco Bay Area.

8. Pursuant to GP EIR Mitigation Measure AQ-3, the applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive ROG emissions by ensuring that low-VOC coatingsthat have a VOC content of 10 grams/liter (g/L) or less are used during construction. The project applicant will submit evidence of the use of low-VOC coatings to BAAQMD prior to the start of construction.

9. Pursuant to GP EIR Mitigation Measure AQ-4, the applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive dust by implementing BAAQMD’s basic control measures at all construction and staging areas. The following measures are based on BAAQMD’s current CEQA guidelines. a) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and un- paved access roads) will be watered two times per day. b) All haul trucks transporting soil, sand, or other loose material offsite will be cover
c) All visible mud or dirt track-out onto adjacent public roads or sidewalks will be removed using wet power vacuum street sweepers at least once per day.

The use of dry power sweeping is prohibited.
d) Entry and exit from the site will use rock or rumble strips to prevent tracking. e) All vehicle speeds on unpaved roads, driveways, or driving surfaces shall be limited to 15 mph.
f) All roadways, driveways, and sidewalksto be paved will be completed assoon as possible. Building pads will be laid assoon as possible after grading unless seeding or soil binders are used.
g) Post a publicly visible sign with the telephone number and the name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. The phone number of the District will also be visible to ensure compliance.

10. Pursuant to GP EIR Mitigation Measure AQ-5, the developer(s) shall provide education for residential and commercial tenants concerning green consumer products. Prior to 130

PERFORMANCE STANDARDS
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February 10, 2026

receipt of any certificate of final occupancy, the project sponsors shall work with the City of Belmont to develop electronic correspondence to be distributed by email to new residential and commercial tenants that encourages the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC architectural coatings, cleaning supplies, and consumer products, as well as alternatively fueled landscaping equipment.

11. The applicant must require their contractors, as a condition of contract, to reduce construction-related exhaust emissions by implementing following measures during construction related activities:
a) Idling times must be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage must be provided for construction workers at all access points.
b) All construction equipment must be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment must be checked by a certified mechanic and determined to be running in proper condition prior to operation.

12. The applicant must require their contractors, as a condition of contract, to reduce construction-related fugitive ROG emissions by ensuring that paints and solvents have a VOC content of 100 grams per liter or less for interior surfaces and 150 grams per liter or less for exterior surfaces.

Dust Control

13. The owner/applicant must submit a dust control plan for approval by the Department of Public Works. To reduce dust levels, exposed earth surfaces shall be watered as necessary. The application of water must be monitored to prevent runoff into the storm drain system. Spillage resulting from hauling operations along or across any public or private property shall be removed immediately. Dust nuisances originating from the contractor’s operations, either inside or outside of the right-of-way must be controlled.

The measures must also include:
a) Water all active construction sites at least twice daily. b) Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard.
c) Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites.
d) Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites. Allsidewalksshall be kept clear of dust and debris unless the sidewalk is closed as part of a City approved traffic control plan.
131

PERFORMANCE STANDARDS
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February 10, 2026

e) Sweep streets daily along the haul route (with water sweepers) if visible soil material is carried onto adjacent public streets.
f) Entry and exit from the site will use rock or rumble strips to prevent tracking. g) Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). h) Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
i) Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
j) Replant vegetation in disturbed areas as quickly as possible. k) Watering should be used to control dust generation during the break-up of pavement.
l) Cover all trucks hauling demolition debris from the site. m) Use dust-proof chutes to load debris into trucks whenever feasible. n) Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
o) All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be in proper running order prior to operation.
p) Diesel powered equipment shall not be left inactive and idling for more than five minutes, and shall comply with applicable BAAQMD rules. q) Use alternative fueled construction equipment, if possible. r) All vehicle speeds on unpaved roads shall be limited to 15 mph. s) Post a visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 24 hours. The Air District phone number shall also be visible to ensure compliance with applicable regulations.

Green House Gas

14. A minimum of 10% of the construction materials must be acquired (sourced) within 100 miles of the planning area. Documentation must be provided before the final building permit inspection.

15. A minimum of 50% of the construction waste generated by this project must be recycled or salvaged for use. Documentation must be provided before the final building permit inspection. Sample forms located at www.hcd.ca.gov/CALGreen.html may be used to assist in documenting compliance.

16. Prior to issuance of a building permit, the applicant must provide documentation (i.e., construction contracts or signed agreements) demonstrating that all contractors and subcontractors agree to operate all off-road equipment greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of work on renewable diesel (such as Diesel high performance renewable). 132

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Biological Resources
Tree Protection

17. The applicant shall implement the Tree Protection Guidelines identified in the project Arborist Report; the project arborist must review the final building and grading plans, and confirm in writing any changes to the design recommendations. The guidelines must be included on a plan sheet submitted with the building permit application.

18. Prior to issuance of a grading or building permit, the applicant must submit written confirmation from the Project Arborist that all tree protection measures, and preconstruction treatments have been installed and inspected, and that they meet the arborist’s specifications.

19. Any approved grading, construction, demolition or other work within the tree protection zone must be monitored by the project arborist.

20. Tree protection devices are to remain until all site work has been completed within the work area. Fences or other protection devices may not be relocated or removed without permission of the Project Arborist.

21. If unplanned or unapproved tree injuries or tree removals occur during project construction, the applicant shall contact City Planning Staff. Additional permits may be required.

22. After completion of exterior construction work and before final building permit inspection, the applicant shall submit a final written report/letter from the Project Arborist. Said report/letter must provide an evaluation of the construction impacts to the subject tree’s health or structural stability and must identify any additional provisions that may be required to these address impacts. The applicant is responsible to implement these recommendations. A final report may be required on the effectiveness of the measures.

Nesting Birds

23. To minimize potential impacts on nesting raptors, the applicant shall either: 1) Avoid construction activities (i.e., tree pruning, tree removal, tree protection work, demolition, grading, and construction) during the active nesting season (between February 1, and August 31); or 2) Conduct pre-construction surveys for nesting raptors and provide appropriate buffer zones, if construction has the potential to impact nesting birds.

24. Pre-construction surveys shall be conducted by a qualified biologist or ornithologist in order to ensure that no raptor nests will be disturbed during project implementation. This survey will be conducted no more than 15 days prior to the initiation of construction 133

PERFORMANCE STANDARDS
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February 10, 2026

activities during the early part of the breeding season (February through April) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May through August). During this survey, the biologist will inspect all trees in and immediately adjacent to the impact areas for raptor nests. If an active raptor nest is found close enough to the construction area to be disturbed by these activities, the ornithologist, in consultation with the California Department of Fish and Wildlife Service, will determine the extent of a construction-free buffer zone to be established around the nest.

Bats

25. A qualified biologist shall visually inspect trees to be removed for bat roosts within 7 days prior to their removal. The biologist will look for signs of bats including sightings of live or dead bats, bat calls or squeaking, the smell of bats, bat droppings, grease stains, or urine stains around openings in trees or structures, or flies around such openings. Trees with multiple hollows, crevices, forked branches, woodpecker holes or loose and flaking bark have the highest chance of occupation and shall be inspected the most carefully.

26. If signs of bats are detected, CDFW should be contacted about how to proceed. Echolocation surveys may be needed to verify the presence of bats, or an exclusion zone around the occupied tree may be recommended until bats leave the roost. Due to restrictions of the California Health Department, direct contact by workers with any bat is not allowed. The qualified bat biologist shall be contacted immediately if a bat roost is discovered during project construction.

Woodrats

27. Pre-Construction Survey. No more than thirty days prior to site disturbances (i.e., clearing, grubbing, grading or tree removal), a qualified biologist must survey for SFDW nests within and adjacent to the limits of these activities (impact area). All nests (active or inactive) must be mapped and flagged in the field. If no stick nests are detected, no further surveys are required, unless recommended by the biologist. The biologist must submit the results of the survey to the Community Development Department, prior to any site disturbances.

28. Construction Worker Education. Prior to issuance of building permits, the applicant must demonstrate that a qualified biologist has conducted worker environmental awareness training for all project construction personnel. The training must include a description of the San Francisco dusky-footed woodrat (SFDW) and how to recognize and avoid SFDW stick houses. Workers must be instructed to remain within the designated work area at all times and to minimize the area of vegetation removal and ground disturbance to the minimum necessary for the project.

29. Avoidance / Buffer Plan. Woodrat houses within 50 feet of the construction activities area must not be physically disturbed and must be protected with the maximum feasible 134

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dispersal buffer, as determined by a qualified biologist. The buffer areas must be clearly marked with flagging. The buffer areas must be left in a natural, vegetated state and no construction activities or staging of equipment may take place within the buffer areas.

The applicant must demonstrate that the buffer areas are in place and inspected by a qualified biologist, prior to grading, grubbing or tree removal activities.

30. Unexpected Woodrats. In the event that unexpected woodrat nests are encountered during construction activities, all construction activity in the area of the find shall be halted, and the Community Development Director shall be notified; a qualified biologist must examine the find and make appropriate recommendations for buffer installation (avoidance measures) or relocation of woodrat nests with approval by the California Department of Fish and Wildlife. The applicant must demonstrate that the buffer is in place or the woodrats have been properly relocated, prior to resuming activities in the area of the find. Relocation Plan. If woodrat nests are to be relocated, then a woodrat relocation plan must be prepared and submitted to California Department of Fish and Wildlife (CDFW) for approval. Relocations must be performed under the direct supervision of a qualified biologist approved for this project by the CDFW.

Cultural Resources
Archeological Resources

31. Prior to issuance of building permits, the applicant shall demonstrate that construction crews have proper training for the discovery, handling and retention methods for paleontological, archeological and/or cultural resources found at the project site.

Project personnel should not collect cultural resources. Prehistoric resources include:
chert, or obsidian flakes, projectile points, mortars and pestles, dark, friable soil containing shell and bone dietary debris, heat- affected rock, or human burials.

Historic resources include: stone or adobe foundations or walls,structures and remains with square nails, and refuse deposits or bottle dumps.

32. In the event that paleontological, archaeological, and/or cultural resources are encountered during construction activities, all construction activity in the area of the find shall be halted, and the Community Development Director shall be notified; an archaeologist shall examine the find and make appropriate recommendations. A plan for the mitigation of impacts to the resources will be prepared and submitted to the City of Belmont for approval. Additional CEQA review may be required depending upon the evaluation of the find.

33. All earthmoving activities for the project, both on site and within the public right-ofway, shall be monitored by a qualified professional archaeologist who meets the Secretary of the Interior's Standards for Archaeology. A report on the results of the monitoring shall be submitted to the Community Development Department, prior to the construction of the building foundation.
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Human Remains

34. If any human remains are discovered or recognized in any location on a project site or within the public right-of-way, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until:
a) The San Mateo County Coroner/Sheriff has been informed and has determined that no investigation of the cause of death is required; and b) If the remains are of Native American origin:
• The descendants of the deceased Native Americans have made a recommendation to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98; or • The Native American Heritage Commission was unable to identify a descendant or the descendant failed to make a recommendation within 24 hours after being notified by the commission.

Geology & Soils
Geotechnical

35. Geotechnical Plan Review - Before submittal to the City, the Project Geotechnical Consultant shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, building set-backs, site drainage improvements and design parameters for foundations, retaining walls and access driveway/garage) to ensure that their recommendations have been properly incorporated. The consultantshall ensure that the geotechnical design recommendations comply with the most current seismic design parameters of the California Building Code. The results of the geotechnical plan review and updated geotechnical design recommendations shall be summarized by the Project Geotechnical Consultant in a letter and submitted to the city for review and approval prior to issuance of building permits.

36. Geotechnical Field Inspection –The geotechnical consultant must inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections must include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as- built conditions of the project must be described by the geotechnical consultant in a certification letter and submitted to the City Engineer prior granting final occupancy.
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Grading & Erosion Control

37. Prior to any grading or clearing being performed on-site, the owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division. The plan must incorporate the following restrictions:
a) All soils stockpiled on the site during construction must be covered or otherwise protected from wind and water erosion.
b) During construction, erosion and sedimentation control plans must be implemented to retain sediments on-site.
c) Site grading and finished construction must be designed and executed in such a manner as to avoid diverting runoff onto other properties. d) Restrictions and recommendation of the Geologic and Soils report as approved by the City’s Geologist.

38. Grading shall neither be initiated nor continued between November 15 and April 15.

Grading shall be done between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday unless otherwise specifically authorized by the Director of Public Works, or his/her designee. The Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction shall be implemented to protect water quality.

39. A letter from the geotechnical consultant, shall inspect, test (as needed) and approve all geotechnical aspects of the project construction. The inspections shall include, but not necessarily be limited to site preparations and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the replacement of steel and concrete. The geotechnical consultant shall observe all excavations during project grading to verify anticipated geologic conditions and to check for any apparent indications of temporary excavation instability. In addition, the geotechnical consultant shall observe installation of construction shoring measures. A final geotechnical inspection shall be performed of completed drainage improvements to verify conformance with geotechnical standards.

40. The results of these inspections as the as-built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final (granting of occupancy) project approval.

41. The applicant must submit an erosion and sedimentation control plan describing Best Management Practices (BMPs) to be used to prevent soil, dirt, and debris from entering the storm drain system. The plan shall include the following items:
a) A site plan showing the property lines, existing and proposed topography, and slopes; areas to be disturbed, locations of cut/fill and soil storage/disposal area; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourses or sensitive areas on-site or immediately downstream of project; and designated construction access routes, staging areas and washout areas.
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b) Erosion and sediment controls to be used during construction, selected as appropriate from the California Regional Water Quality Control Board, San Francisco Bay Region Erosion and P.O. Box 791, Oakland, CA 94604-0791. c) Methods and procedures to stabilize denuded areas and install and maintain temporary erosion and sediment control continuously until permanent erosion controls have been established.
d) Provision for preventing erosion and trapping sediment on-site, such as sediment basins or traps, earthen dikes or berms, fiber rolls, silt fence, check dams, storm drain inlet protection, soil blankets or mats, covers for soil stockpiles and/or other measures.
e) Provisions for installing vegetative cover in disturbed areas, including areas to be seeded, planted, and/or mulched, and types of vegetation proposed. f) Provision for diverting on-site runoff around exposed areas and diverting offsite runoff around the project site (e.g., swales and dikes). g) Notes, specifications, and/or attachments describing the construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; methods and schedule for grading, excavation, filling clearing of vegetation and storage and disposal of excavated or cleared material; types of vegetative cover and mulch, including methods and schedules for planting and fertilization; and provisions for temporary and permanent irrigation.

Fire Hazards
Standard

42. A separate application and permit are required for the installation or alteration of any Automatic Fire Extinguishing System. The application shall be made by either a Registered Engineer or by the Licensed Fire Sprinkler Contractor who will be performing the work. This application shall include any Fixed Fire Protection System.

A valid Permit and Approved Plans shall be at the jobsite at all times.

43. Prior to application for a Fire Sprinkler Permit, the applicant shall submit plans to the Mid- Peninsula Water District (MPWD) for their review and approval. Contact MPWD at 650-591- 8941 to coordinate review of the project.

44. A separate application and permit are required for the installation or alteration of any Fire Alarm, or Water-flow Monitoring System. This application shall include the interconnection of any Fixed Fire Protection System to an Alarm System where provided. A valid Permit and Approved Plans shall be at the jobsite at all times.

45. A separate application and permit are required for the installation of any underground fire service lines. Application shall be made by a Registered Engineer or by either a General Engineering Contractor or a Licensed Fire Sprinkler Contractor, who will be performing the work.
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46. Every building, or structure, shall be provided with an address. Numerals shall be located where clearly visible from the street or roadway upon which it fronts.

Residential Structures shall have numerals a minimum of 4 inches in height and of stroke. Commercial Structures shall have numerals a minimum of 6 inches in height and inch stroke. Numerals shall be of contrasting color to their background and illuminated at night. Numerals shall be white in color when located upon glazing.

47. A Knox Key-Lock Box is required to be installed as shown on plans. Please contact Fire Prevention at 650-522-7940 to obtain an application.

48. Fire inspections are available Monday through Friday, 8:00 am to 4:00 pm. Call 650- 522- 7940 a minimum of 48 hours in advance to place your inspection request.

49. On plans submitted for a Building Permit, show the location of all required Smoke Alarms and Carbon Monoxide Alarms, in accordance with CRC Sections 314 & 315.

50. In accordance with the Municipal Regional Storm water Permit (MRP), no fire sprinkler system drain shall discharge into any Storm Drain System. The system shall discharge to either a landscape area large enough to contain the outflow, or to the Sanitary Sewer by means of an indirect connection. Discharge to the Sanitary Sewer requires a Discharge Permit from Public Works. Indicate the location of the Fire Sprinkler System drain on plans submitted for a building permit.

51. Address Identification. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Said numbers shall be either internally or externally illuminated in all new construction and in all alterations greater than 50% of the original structure. Numbers shall be as follows: Minimum of one-half inch (1/2”) stroke by six inches (6”) high. When the structure is thirty-six (36) to fifty (50) feet from the street or fire department access a minimum of one-half inch (1/2”) stroke by nine inches (9”) high is required. When the structure is more than fifty (50) feet from the street or fire apparatus access, a minimum of one-inch (1”) stroke by twelve inches (12”) high is required.

Fire Hazards

52. Buildings on the project site are located in a High or Very High Fire Hazard Severity Zone, requiring design compliance with California Building Code (CBC) Chapter 7A.

This must be identified on the Building Permit plans.

53. Class 2 ignition-resistant construction must be in accordance with Chapter 7A of the CBC.
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54. Unenclosed accessory structures attached to buildings with habitable spaces and projections, such as decks, must be a minimum of 1-hour fire resistance-rated construction, heavy timber construction or constructed of approved noncombustible materials or fire retardant-treated wood identified for exterior use and meeting the requirements of Chapter 7A of the California Building Code.

55. Protection of eaves. Combustible eaves, fascia’s and soffits must be enclosed with solid materials with a minimum thickness of ¾ inch (19 mm). No exposed rafter tails may be permitted unless constructed of heavy timber materials.

56. Roof covering. Roofs must have at least a Class B roof covering, Class B roof assembly or an approved noncombustible roof covering. For roof coverings where the profile allows a space between the roof covering and roof decking, the space at the eave ends must be fire-stopped to preclude entry of flames or embers.

57. Attic ventilation openings, foundation or under-floor vents or other ventilation openings in vertical exterior walls and vents through roofs shall not exceed 144 square inches (0.0929 m2) each. Such vents shall be covered with noncombustible corrosionresistant mesh with openings not to exceed ¼ inch (6.4 mm) or shall be designed and approved to prevent flame or ember penetration into the structure. Attic ventilation openings shall not be located in soffits, in eave overhangs, between rafters at eaves, or in other overhang areas. Gable end and dormer vents shall be located at least 10 feet (3048 mm) from property lines. Under-floor ventilation openings shall be located as close to grade as practical.

58. Buildings or structures shall have all under-floor areas enclosed to the ground, with exterior walls in accordance with 707A.8. Exception: Complete enclosure may be omitted where the underside of all exposed floors and all exposed structural columns, beams and supporting walls are protected asrequired for exterior 1-hour fire-resistancerated construction or heavy timber construction.

59. Pursuant to Fire Protection District, Ordinance #2016-01, and CFC Section 903, the building must receive a fire sprinkler system and the plan will be a deferred submittal.

60. Automatic Fire Sprinklers are required. A separate application and permit are required for the installation or alteration of any Automatic Fire Extinguishing System. The application must be made by either a Registered Engineer or by the Licensed Fire Sprinkler Contractor who will be performing the work.

61. Prior to application for a Fire Sprinkler Permit, the applicant must submit plans to the Mid- Peninsula Water District (MPWD) for their review and approval. Contact MPWD at 650- 591- 8941 to coordinate review of the project.
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62. A separate application and permit are required for the installation of any underground fire service lines. Application must be made by a Registered Engineer or by either a General Engineering Contractor or a Licensed Fire Sprinkler Contractor, who will be performing the work.

63. Buildings on the project site are located within a Wildland-Urban Interface, (High or Very High Fire Hazard Severity Zone) requiring a Vegetation Management Plan (VMP), which has been reviewed/approved by the Fire Marshal. Said VMP must be incorporated into the Building Permit plans.

64. The VMP must be installed prior to any combustible construction on the site.

65. A VMP maintenance plan shall be submitted for review and approval by the Fire Protection District, prior to final building permit inspection. Said plan must include annual or more frequent inspections of work in the interface environment.

Other Agency Permits

66. All or a portion of the proposed improvements are located within a FEMA special flood hazard area. The applicant shall provide certification to the Public Works Department that the proposed Construction meets all the FEMA requirements for construction within a flood zone.

67. Construction activity resulting in a land disturbance of 5,000 SF or more, or less than 5,000 SF but part of a larger development shall obtain the Construction Activities Storm Water General Permit (General Permit) from the State Water Quality Control Board (http://www.scrcb.ca.gov/stormwtr/construction.html) or (916) 341-5537). The State requires a completed Notice of Intent to comply (NOI) package and a Storm Water Pollution Prevention Plan (SWPPP) prepared in accordance with Section A of the General Permit prior to the commencement of soil disturbing activities. The State will issue a Waste Discharge Identification (WDID) number within 10 business days after it receives a complete NOI package (original signed NOI, vicinity map, and check).

Applicant shall also submit copies of the NOI and SWPPP to the City for review and approval. Throughout the project life, the SWPPP shall be revised as necessary to accommodate site changes during construction.

68. Construction activity resulting in a land disturbance of one acre or more, or less than one acre but part of a larger development shall obtain the Construction Activities Storm Water General Permit (General Permit) from the State Water Quality Control Board (http://www.scrcb.ca.gov/stormwtr/construction.html or (916) 341-5537). The State requires a completed Notice of Intent to comply (NOI) package and a Storm Water Pollution Prevention Plan (SWPPP) prepared in accordance with Section A of the General Permit prior to the commencement of soil disturbing activities. The State will issue a Waste Discharge Identification (WDID) number within 10 business days after 141

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