1405 Solana Drive – Charles Armstrong School
February 10, 2026 City Council Public Hearing
Presentation Agenda
• Project Description
• Background
• Entitlement Process
• Summary of Entitlements
• Applicant Presentation
• Questions
Project Description: Part 1
The proposed Charles Armstrong School Expansion project would facilitate constructing new buildings in two phases:
• Phase I: 11,900 SF Academic Wing - 2026
• Phase II: 11,100 SF Athletic Building – 2031/32
• Additional site improvements
• Landscaped Plaza
• Stormwater Management Systems
• Slope Stabilization
• Utility Infrastructure
Project Description: Part 2
Proposed School Operational Changes
• Increase enrollment cap from 260 to 290 students
• Extend hours of operations
• Weekdays: 7 AM to 10 PM (increase of one hour from
current 9PM closure)
• Weekend (New): 9 AM to 6 PM; no campus access currently allowed to school staff
• Increase faculty staff – to 85 total
• No other change to admin & support staff count
Process: Required Entitlements
• Amendment to Planned Development (PD) Zoned Property – Encompasses AMENDED Conceptual Development Plan (CDP)
• Allows New Construction and changes to School Operational Standards • Increases the Permitted Floor Area for the campus
• Increases the current Enrollment Cap
• Conditional Use Permit – Establishes the NEW Detailed Development Plan (DDP) and operational standards.
• Detailed Development Plan (DDP) - includes detailed project plans & Performance Standards/Conditions of Approval
• Design Review – Evaluates site planning, new buildings, and landscaping proposed on the site.
• Grading Plan/Permit – Required for combined excavation/fill to exceed 50 cubic yards. • Tree Permit – Remove 36 protected trees to accommodate development of proposed buildings. A 1:1 ratio of replacement trees required for mitigation. Applicant proposes 39 replacement trees.
Background: Outreach
• August 5, 2025 – National Night Out event at the Charles Armstrong School (on-site) • Armstrong discusses project with interested neighbors • October 16, 2025 – Charles Armstrong School Neighborhood Outreach Session (on-site) • Presented project specifics and received attendee comments/responded to questions • November 4, 2025 – Planning Commission Study Session
• Staff introduced project & gave overview of scope; School made presentation on project scope. Staff & School responded to Commission comments/questions and received public comments
• No Commission action was required
• November 25, 2025 – City Council General Business Item • Staff outlined project scope & school request; School made presentation on project. Staff & School responded to Council comments/questions and received public comments • No Council action was required
Process: Proposed Conceptual Development Plan
• Lot Summary
• Minimum Lot Size: 4.92 Acres
(215,315 SF)
• Max Floor Area: 53,579 SF
• Max FAR: 0.25
Setbacks
• Front: 30’
• Left Side: 25’
• Right Side: 15'
• Rear: 15'
Max Height – 40’
Parking: 85 Spaces
Process: Proposed Conceptual Development Plan (cont.)
• Proposed Permitted Uses
• A private school for up to 290 students and 85 staff members, including support/accessory activities and uses such as classrooms, gym, kitchen, multipurpose room • Continued community recreational use of athletic fields, playgrounds, and other recreational facilities after school hours. Extended access for staff and small-group activities on campus until 10:00 p.m. on weekdays, and allowed weekend access to the campus for school staff from 9:00 a.m. to 6:00 p.m.
• Allow 12 weekend events annually involving 25 or more attendees (e.g., schoolwide gatherings, accreditation visits, graduation).
• Permit 3 annual Saturday evening events (e.g. musical or alumni gathering, benefit event ending by 10:00 p.m.)
• Authorized dismissals on nearby neighborhood streets for up to 4 annual special events to ease traffic congestion.
• Coordination of shared use of McDougal Park for limited weekend or additional weekday access including during school’s four-week summer session. • No additional exclusive use of McDougal Park is requested by the school.
Operations: Proposed Changes
Operations
Current Proposed
Student Population 260 290
Employee Population 76 85
Parking 85 85
Weekday Hours of Operation 7:00 AM to 9:00 PM 7:00 AM to 10:00 PM Weekend Access to School Site N/A 9 AM to 6 PM
Events N/A 12 Weekend, 3 Annual
Saturday
Process: Proposed Detailed Development Plan
• Phase I – 29,677 SF
• Building A: 6,364 SF
• Building B: 4,237 SF
• Building C: 1,292 SF
• Phase II – 11,126 SF
• Gymnasium: 7,973 SF
• Kitchen: 1,400 SF
• Ancillary Support: 1,753
SF
• Total Floor Area: 52,696 SF
• FAR: 0.246
Process: Proposed Detailed Development Plan (cont.)
Criteria CDP Standards Proposed Project
Height 40 feet
Academic Building A - 33’6”
Academic Building B - 34’2”
Academic Building C – 21’3”
Athletics Building + Kitchen -
32’0”
Setbacks Minimum Required per PD
Front 30’
Left Side 25’
Right Side 15’
Rear 15’
Renderings – Campus Aerial
Renderings – Academic Buildings
Planning Commission Hearing
• January 6, 2026 Planning Commission Meeting
• Applicant and Staff presented project and responded to Commissioner Questions & Public Comments
• Well Attended – comments of support and concerns from the public • Conceptual Development Plan (CDP) & CEQA Categorical Exemption • Deliberated on the CDP Resolution -> Affirmed that the CDP establishes overarching development standards and permitted uses for the full campus project (Phase 1 and Phase 2) • Commission unanimously (6-0) recommended City Council Approval • Detailed Development Plan (DDP) and Other Entitlements • Unable to reach consensus regarding Phase 2 Athletic Building; discussed Siting, Design, Appearance rather than if the proposed building is appropriate. • Commission considered several potential amendments and motions. A majority was unable to reach consensus on the Phase 2 Athletic Building details. As no motions received sufficient support, the Commission did not take affirmative action on the DDP or related entitlements.
Revised Phase 2 Athletic Building
• Feedback from 1/6 Planning
Commission Meeting
• Concerns regarding 22’ Height of
Athletic Building Wall closest to
Residential Areas
• Comments about articulation and
design
• Charles Armstrong School Proposal
• Side of building closest to
neighboring properties reduced to
12.5 ft. height
• Parapet shifted approximately 28.5
feet away from property line and
reduced to 19.5 ft height.
Renderings – Athletic Building (Previously Proposed at 1/6 PC Mtg) Rendering – Athletic Building (Proposed School Revision) Tree Removal Permit Modifications
Changes from 1/6 Planning Commission
Hearing
• Applicant addressed public feedback to
provide better screening of the Phase
2 Athletic Building.
• Landscape Plan modifications retain three
existing oak trees and add four new trees
adjacent to building area to provide further
screening for neighboring properties.
• Decrease in Tree Removals from 39 trees to
36 trees. School will still plant 39
replacement trees, exceeding code
requirements.
Staff Recommendation
Staff recommends that the City Council take the following Project actions:
• Take Public Comments.
• Consider the Planning Commission recommendations.
• Introduce the Ordinance Approving an Amendment to the Conceptual Development Plan for the school.
• Review the Resolution Approving the Detailed Development Plan, Conditional Use Permit, Design Review, Grading Plan/Permit, Tree Removal Permit for the Project and Finding the Project exempt under CEQA Guideline 15314.
• This action (should the Council concur) includes endorsing the school's proposed modifications to the rear portion of the Phase 2 Athletic Building.
Thank you!
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