1. CALL TO ORDER
2. ROLL CALL
3. ITEMS BEFORE 7:00 PM - none
4. PLEDGE OF ALLEGIANCE
5. REPORT FROM CLOSED SESSION -
none
6. SPECIAL PRESENTATIONS - none
7. PUBLIC COMMENTS ON ITEMS NOT
ON THE AGENDA
8. COUNCILMEMBER ANNOUNCEMENTS
9. CONSENT BUSINESS
10. PUBLIC HEARINGS
11. GENERAL BUSINESS
12. BRIEF VERBAL REPORTS FROM
MEMBERS AND STAFF
13. MATTERS OF
INTEREST/CLARIFICATION
14. ADJOURNMENT
City Council
Meeting Agenda
Tuesday, February 24, 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 24, 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 24, 2026
2 1. CALL TO ORDER
2. ROLL CALL
3. ITEMS BEFORE 7:00 PM - none
4. PLEDGE OF ALLEGIANCE
5. REPORT FROM CLOSED SESSION - none
6. SPECIAL PRESENTATIONS - none
7. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
8. COUNCILMEMBER ANNOUNCEMENTS
9. CONSENT BUSINESS
A. Monthly Financial Reports - December 2025
B. Fiscal Year 2026-27 Budget Calendar
City of Belmont
City Council Regular Meeting Agenda
February 24, 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
B. STUDY SESSION
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
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.
Recommendation: Motion to approve financial reports.
Attachments:
COB Monthly Report
Recommendation: Motion to approve Fiscal Year 2026-27 Budget Calendar.
Attachments:
Belmont City Council Meeting Agenda February 24, 2026
3 C. Professional Services Contracts for Amendments to the Regional Commercial (RC) Zoning District
D. Charles Armstrong School Expansion Project
E. CSG Building Plan Review Services – Amendment #1 to Task Order #2
10. PUBLIC HEARINGS
A. 1301 Shoreway Road Commercial Development Project
Staff Report
FY 2026-27 Budget Calendar
Recommendation: 1) Negotiate and execute a task order with ICF for an amount not to exceed $299,908, for a Program Environmental Impact Report; and 2) Amend the existing task order with Good City Company to increase the contract amount by $15,850, for a total not-to-exceed amount of $87,127.
Attachments:
Staff Report
ICF-EIR Fee Proposal
Good City Scope and Budget
Recommendation: Motion to adopt (1) 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) and (2) adopt an ordinance amending the Conceptual Development Plan for Charles Armstrong School At 1405 Solana Drive to allow for expansion of the school.
Attachments:
Resolution - DDP-CUP-DR-GP-TRP - CAS
Exhibit A - Resolution - Detailed Development Plan to DDP-CUP-DR-GP-TRP Exhibit B - Resolution- Findings to DDP-CUP-DR-GP-TRP
Exhibit C - Resolution - Performance Standards & COAs to DDP-CUP-DR-GP-TRP CDP Amendment Ordinance
Exhibit A to CDP Ordinance - Development Standards
Exhibit B to CDP Ordinance - Campus Site & Building Location Plan Exhibit C to CDP Ordinance - General Plan Conformity Analysis Recommendation: Adopt a motion authorizing the City Manager to negotiate and execute Amendment #1 to Task Order #2 with CSG Consultants, Inc. for Building Plan Review Services to authorize an additional $200,000 expenditure for Fiscal Year 25-26 to increase the total authorized contract amount to $620,000.
Attachments:
Staff Report
Recommendation: 1.Conduct a Public Hearing and consider Planning Commission recommendations related to the project.
2.Introduce an Ordinance Rezoning 1301 Shoreway Road from Regional Commercial (RC) to Planned Unit Development (PD) and related Zoning Map Amendment; approving the Conceptual Development Plan; and approving the Development Agreement.
3.Review a Resolution Adopting the CEQA Findings of Fact, Certifying the Environmental Impact Report and Adopting the Mitigation Monitoring and Reporting Program.
4.Review a Resolution approving the Detailed Development Plan, Conditional Use Permit, Belmont City Council Meeting Agenda February 24, 2026
4 B. Approval of the disposition of the City-owned properties at 730 El Camino Real and 1000 O’Neill Avenue
Design Review, Grading Plan and Permit, and Tree Removal Permit.
Attachments:
Staff Report
Resolution Certifying Environmental Impact Report
Exhibit A - Findings
Exhibit B - Final EIR & MMRP
Ordinance Rezoning Property and Approving DA
Exhibit A - Map Amendment
Exhibit B - Conceptual Development Plan
Exhibit C - Development Agreement
Exhibit D - Findings and General Plan Consistency
Resolution Approving Entitlements
Exhibit A - Project Plans
Exhibit B - Findings
Exhibit C - Conditions of Approval
Environmental Impact Analysis Table
Planning Commission Resolution 2026-02
Planning Commission Resolution 2026-03
Planning Commission Resolution 2026-04
Recommendation: 1. Adopt a Resolution making certain findings under Public Health and Safety Code Section 33433 for disposition of public property located at 730 El Camino Real and authorizing the City Manager to negotiate and execute a purchase and sale agreement, regulatory agreement and declaration of restrictive covenants, and related documents to transfer 730 El Camino Real to Kainos Home and Training Center for the Developmentally Disabled for the purchase price of $1 with covenants restricting the use of the property to a residential supported living group home serving lower-income households.
2. Adopt a Resolution making certain findings under Public Health and Safety Code Section 33433 for disposition of public property located 1000 O’Neill Avenue, adopt a Replacement Housing Plan for the loss of the two affordable units at 1000 O’Neill Avenue, authorize the City Manager to negotiate and execute a real estate broker/listing agreement with AMID Investments, Inc. for the marketing and sale of 1000 O’Neill Avenue, and authorize the City Manager to approve the sale of the property at fair market value, including the negotiation and execution of all agreements and documents necessary to complete the sale of the property.
Attachments:
Staff Report
Resolution 730 El Camino Real
Exhibit A - Section 33433 Summary Report
Exhibit B - Purchasing and Sale Agreement
Exhibit C - Deed of Trust
Exhibit D - Regulatory Agreement
Exhibit E - Promissory Note
Resolution 1000 O'Neill
Exhibit A - Section 33433 Summary Report
Exhibit B - Replacement Housing Plan
Belmont City Council Meeting Agenda February 24, 2026
5 11. GENERAL BUSINESS
A. Report on Mid-Year Financial Results as of December 31, 2025 B. Appointment to City Commissions
12. BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF
13. MATTERS OF INTEREST/CLARIFICATION
14. ADJOURNMENT
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.
Recommendation: Adopt resolutions to amend the City of Belmont and Belmont Fire Protection District (BFPD) fiscal year (FY) 2025-26 budget and adopt a resolution updating the Belmont Investment Policy. Provide feedback on key findings and priorities to guide the development of the FY 2026-27 budget.
Attachments:
Staff Report
COB FY 2025-26 Midyear Budget Review
BFPD FY 2025-26 Midyear Budget Review
Investment Policy
Statement of Revenues and Expenditures Budget Variance Report Neighboring Cities Investment Policy Survey
Belmont Investment Policy
Recommendation: (1) Motion to appoint at least one resident to the Planning Commission; (2) Motion to appoint at least two residents as voting members to the Parks, Recreation and Culture Commission.
Attachments:
Staff Report
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.
ADA Notice: If you require assistance to participate in this meeting, please contact the City Clerk at (650) 595-7413 in advance so reasonable accommodations can be arranged.
Agenda Materials: Meeting materials are available at www.belmont.gov. Documents distributed to a majority of the City Council, District Board, or Commission regarding agenda items will be available at the City Clerk’s Of ice, One Twin Pines Lane, during normal business hours and at the meeting.
Belmont City Council Meeting Agenda February 24, 2026
6 FISCAL YEAR 2025-26
MONTHLY FINANCIAL REPORT - DECEMBER 31, 2025
HIGHLIGHTS
PERFORMANCE
AT A GLANCE
REPORT
• General Fund balance increased
compared to prior YTD
FUND RECAP AT A GLANCE REPORT
Notable Fund Balance Increase compared to prior YTD:
•General Fund
•Measure I
•Belmont Fire Protection District
• Sewer Collection System
•Fleet & Equipment Management
Notable Fund Balance Decrease compared to prior YTD:
• Measure W
•Affordable Housing Successor
•Sewer Treatment
CASH DISBURSEMENTS &
PURCHASE ORDER ACTIVITY
REPORT
•Amounts equal to and above $50,000
BUDGET VARIANCE
REPORT
• Management Discussion & Analysis
• Tax Trends
This report contains financial information which has not been reviewed or audited by an independent auditor, does not reflect the application of generally accepted accounting principles in all instances and is subject to future revision. This report has not been prepared with a view to informing an investment decision in any of the City’s bonds, notes or other obligations. Any projections, plans or other forward-looking statements included in this report are subject to a variety of uncertainties that could cause any actual plans or results to differ materially from any such statement. The information herein is not intended to be used by investors or potential investors in considering the purchase or sale of the City’s bonds, notes or other obligations and investors and potential investors should rely only on information filed by the City on the Municipal Securities Rulemaking Board’s Electronic Municipal Market Access System for municipal securities disclosures and website, maintained on the World Wide Web at https://emma.msrb.org/
These financial reports are designed to provide a general overview of the City of Belmont’s interim finances. Questions concerning any information provided in these reports should be addressed to [email protected] or for additional information regarding the City’s financial activities, including past award winning audited financial statements, transparency efforts and best practices please visit the City at www.belmont.gov.
7 City of Belmont
Performance at a Glance
Results for the Period Ended December 31, 2025
(000's)
6/30/2016 2016 $9,177 Audited
6/30/2017 2017 $11,128 Audited
6/30/2018 2018 $11,325 Audited
6/30/2019 2019 $14,846 Audited
6/30/2020 2020 $13,637 Audited
6/30/2021 2021 $13,398 Audited
6/30/2022 2022 $18,013 Audited
6/30/2023 2023 $26,586 Audited
6/30/2024 2024 $31,003 Audited
6/30/2025 2025 $34,416 Audited
12/31/2025 2026 $36,421 Unaudited
* excludes Measure I
\0
Fund Balance - YTD Fund Deficits
As shown on the Fund Recap at a Glance (page 3), the Recreation Fund has a deficit that is expected to be eliminated in a future period.
The General Fund balance is $36.4 million, an increase of $2 million compared to the amount at the prior fiscal year end. This is primarily due to property tax receipts received in December.
General Fund
General Fund Balance Trend*
$0 $20 $40 $60 $80 $100 $120
Budget
Expenditures
Operating
Expenditures
Budget
Revenues
Operating
Revenues
All Funds Revenues & Expenditures
YTD Comparison (in millions)
43%
46%
1%
5%
5%
Capital Improvement Plan
Streets
Sewer
Technology
Recreational Facilities
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026
General Fund Balance Trend
(in million)
2 8
Audited Unaudited PY YTD
Fund Fund Balance YTD YTD PY YTD YTD YTD PY YTD Fund Balance Fund Balance Fund Name 06/30/25 Budget Actual (Under) % Actual Budget Actual Under % Actual 12/31/25 12/31/2024 (1) (2) Over (3) (Over) (1)+(2)-(3)
GENERAL FUND
101 General 34,416 15,242 16,500 (1,258) 92% 15,311 17,294 13,237 4,057 77% 12,728 36,421 33,585 102 Measure I 3,599 1,252 811 (441) 65% 804 3,498 331 3,167 9% 2,749 4,079 2,518
SPECIAL REVENUE FUNDS
205 Recreation 609 2,110 899 (1,211) 43% 926 2,142 2,066 76 96% 1,977 (558) (654) 206 Library Maintenance & Operation 211 323 159 (164) 49% 172 286 273 13 95% 202 97 747 207 Athletic Field Maintenance 446 93 102 9 110% 88 172 52 120 30% 70 496 409 208 City Tree 230 7 8 1 114% 8 25 23 2 92% 22 215 237
209 Senior Services Donation 105 7 5 (2) 71% 9 8 0 8 0% 0 110 105 210 Development Services 2,814 2,868 3,485 617 122% 3,686 3,281 3,059 222 93% 3,206 3,240 2,500212 General Plan Maintenance 854 628 254 (374) 40% 223 899 651 248 72% 560 457 1,155 223 Belmont Fire Protection District 31,502 9,949 10,183 234 102% 9,874 7,606 11,556 (3,950) 152% 10,227 30,129 25,529225 Police Grants and Donations 35 1 1 0 100% 1 12 0 12 0% 0 36 36 227 Supplemental Law Enforcement 166 96 43 (53) 45% 136 108 99 9 92% 48 110 159 231 Street Maintenance 1,988 1,453 511 (942) 35% 781 1,525 1,364 161 89% 1,219 1,135 927 232 RMRA Street Project 798 378 341 (37) 90% 333 759 614 145 81% 248 525 584 233 Measure W 2,618 256 182 (74) 71% 185 1,475 1,996 (521) 135% 86 804 2,395 234 Street Improvements 3,210 559 465 (94) 83% 508 1,710 44 1,666 3% 283 3,631 3,160 237 Traffic Impact 511 113 17 (96) 15% 156 0 0 0 N/A 0 528 256 239 Public Art 438 23 120 97 522% 9 130 0 130 0% 0 558 429 275 Affordable Housing Successor 4,034 332 75 (257) 23% 117 981 170 811 17% 200 3,939 5,973 277 Inclusionary Housing 3,541 21 21 0 100% 202 0 0 0 N/A 0 3,562 3,456 Total Special Revenue 54,111 19,217 16,871 (2,346) 88% 17,414 21,119 21,967 (848) 104% 18,348 49,015 47,403
CAPITAL PROJECT FUNDS
308 General Facilities 581 12 11 (1) 92% 12 302 59 243 20% 16 533 618 310 Infrastructure 2,383 46 45 (1) 98% 46 1,237 423 814 34% (172) 2,005 2,509312 Comcast PEG Program 364 32 7 (25) 22% 9 23 0 23 0% 0 371 430 341 Planned Park 482 214 8 (206) 4% 17 348 334 14 96% 336 156 765 342 Park Impact 1,083 29 33 4 114% 31 546 1 545 0% 0 1,115 711 343 Open Space 54 2 1 (1) 50% 2 55 0 55 0% 53 55 53
399 Capital Improvement Projects 2,705 26,999 5,950 (21,049) 22% 5,149 29,032 6,301 22,731 22% 5,950 2,354 2,491 704 Special Assessment Districts 341 7 7 0 100% 7 0 0 N/A 0 348 335 Total Capital Projects 7,995 27,341 6,062 (21,279) 22% 5,273 31,543 7,118 24,425 23% 6,183 6,939 7,911
DEBT SERVICE & OTHER FUNDS
406 Library Bond Debt Service 346 357 351 (6) 98% 354 489 570 (81) 117% 558 127 115 501-505 Sewer Collection System 48,625 11,615 12,685 1,070 109% 14,852 17,415 9,268 8,147 53% 12,100 52,042 43,059 507 Sewer Treatment 30,304 1,742 1,672 (70) 96% 1,936 2,156 6,406 (4,250) 297% 2,698 25,570 28,072 525 Storm Drainage Enterprise 879 1,058 503 (555) 48% 615 1,660 1,008 652 61% 802 374 1,219 530 Solid Waste Management 2,370 388 325 (63) 84% 319 325 256 69 79% 272 2,439 2,157 570 Worker's Compensation 1,940 545 556 11 102% 527 467 790 (323) 169% 756 1,706 1,608 571 Liability Insurance 3,233 569 1,275 706 224% 470 720 753 (33) 105% 787 3,755 3,007 573 Fleet & Equipment Management 9,239 2,908 2,926 18 101% 2,678 3,596 2,384 1,212 66% 2,373 9,781 8,558 574 Facilities Management 925 1,613 1,650 37 102% 1,528 1,994 1,446 548 73% 1,353 1,129 540 575 Benefit Prefunding 1,627 801 748 (53) 93% 749 902 1,136 (234) 126% 497 1,239 1,565 Total Debt & Other 99,489 21,596 22,691 1,095 105% 24,028 29,724 24,017 4,207 81% 22,196 98,163 89,900Total All Funds $199,609 $85,906 $61,677 ($24,229) 72% $62,830 $103,178 $66,670 $35,008 65% $62,204 $194,616 $181,318Fund Types:
Variance
City of Belmont
Fund Recap at a Glance
Results for the Period Ended December 31, 2025
(000's)
General Fund - Used to account for and report all financial resources not accounted for and reported in another fund.Special Revenue Funds - Used to account for and report the proceeds of specific revenue sources that are restricted or committed to expenditure for specific purposes other than debt service or capital projects.
Capital Projects Funds - Used to account for and report financial resources that are restricted, committed, or assigned to expenditure for capital outlays, including the acquisition or construction of capital facilities and other capital assets.Debt Service & Other Funds - Includes funds used to account for and report financial resources that are restricted, committed, or assigned to expenditure for principal and interest; funds used to finance and account for special activities and services performed by a designated department for other departments in the City on a cost reimbursement basis; and funds to account for operations financed and operated in a manner similar to a private business enterprise with the intent that the cost of providing goods and services is primarily financed through user charges; and funds used to account for assets held by the City as an agent.
Variance
Revenues Expenditures
3 9
City of Belmont
Budget Variance Report
General Fund / All Other Funds
Results for the Period Ended December 31, 2025
(000's)
General Fund All Other Funds
Year to Date (YTD) Annual PY YTD Year to Date (YTD) Annual PY YTD Budget Actual Variance % Budget Actual Budget Actual Variance % Budget Actual
REVENUES
Taxes 11,689 11,577 (111) 99% a 11,097 23,377 11,808 11,475 (334) 97% a 10,842 23,618 Licenses and permits 614 179 (434) 29% b 515 1,227 1,196 1,628 431 136% 2,392 1,700 Intergovernmental 210 245 35 117% 420 225 6,122 1,060 (5,062) 17% e 1,447 12,245 Charge for services 2,357 2,293 (63) 97% 4,714 2,208 20,435 20,226 (210) 99% f 19,486 40,869 Fines and forfeits 56 44 (13) 77% 113 47 (0) 0 1 -166% 1 (0) 872 967 (95) 90% 1,934 1,206 3,223 2,738 (485) 85% g 3,280 6,447 Miscellaneous 160 32 (128) 20% c 12 321 282 1,342 1,060 476% 563 415 Transfers in 447 - (447) 0% d - 894 26,342 7,965 (18,377) 30% d 10,341 52,684 Total Revenues 16,500 15,242 (1,258) 92% 33,000 15,311 69,408 46,434 (22,974) 67% 138,818 47,516
EXPENDITURES
General Government 4,179 3,683 (497) 88% 8,359 3,684 4,594 5,010 417 109% h 9,188 4,325 Public Safety 8,713 8,131 (582) 93% 17,425 7,607 7,539 11,282 3,743 150% i 15,078 10,308 Streets and Utilities - - - N/A 0 0 35,791 17,769 (18,022) 50% 71,583 14,175 Culture and Recreation 1,552 1,424 (129) 92% 3,105 1,438 5,825 4,009 (1,815) 69% 11,648 3,788 Urban Redevelopment - - - N/A 0 0 4,074 2,977 (1,097) 73% 8,147 3,165 Non Departmental - - - N/A 0 0 1,139 71 (1,068) 6% 2,277 151 Debt Service - - - N/A 0 0 2,983 4,346 1,363 146% j 3,219 5,965 Transfers out 2,850 - (2,850) 0% 5,700 0 23,939 7,965 (15,974) 33% 47,878 10,341 Total Expenditures 17,294 13,237 (4,057) 77% 34,589 12,728 85,884 53,430 (32,454) 62% 171,764 49,473 ($794) $2,005 ($1,589) $2,582 ($16,476) ($6,996) ($32,946) ($1,956) Management Discussion and Analysis
(Items with unfavorable budget variance more than $0.1 million) Revenues
Expenditures
OVER/ (UNDER)
EXPENDITURES
a) Taxes - Sales tax from November and December will be received and reported in a future period.
Use of money and property
b) Licenses and Permits - The budget variance is primarily due to the Business License Tax Revenue. All businesses' licensing periods (i.e., the “tax period”) have transitioned to January 1 to December 31 and the majority of the revenue will be received at license renewal in December/January. e) Intergovermental - Grant revenue will be received and reported in a future period.
Trends
f) Charges for Services (All Other Funds) - Various in lieu/impact fees are lower than budget due to delay in development projects. h) General Government - The variance is due to annual insurance premiums, pension, and OPEB contributions paid in July. i) Public Safety - The annual BSCFD contribution of $2.1M was made in July, and the second quarter payment of $2.6M to San Mateo Consolidated Fire Department was made in September.
j) Debt Service - Annual debt service on bonds were paid in July. d) Transfers In - Transfer amount was budgeted based on full CIP commitments. Actual expenditures and CIP transfers are recorded as the project progresses, and any remaining budget will be carried forward to the next fiscal year or released back to the funding source upon project completion. g) Use of Money and Property - The variance is primarily due to fair market value accounting adjustment made annually in July. c) Miscellaneous - The budget variance is primarily due to the timing of the annual Crystal Springs Uplands School (CSUS) Public Service Fee, which will be received in a future reporting period.
-$600
-$400
-$200
$0
$200
$400
$600
$800
$1,000
$1,200
Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun
Thousands
Sales Taxes & TOT - Monthly Comparison
Sales Taxes FY 25 Sales Taxes FY 26 TOT FY 25 TOT FY 26 $0
$2,000
$4,000
$6,000
$8,000
$10,000
$12,000
$14,000
$16,000
FY 16 FY 17 FY 18 FY 19 FY 20 FY 21 FY 22 FY 23 FY 24 FY 25 Thousands
Major General Fund Taxes - 10-year Trends
Prop Tax Sales Taxes TOT
4 10
Vendor Description Date No. Amount
CALPERS COB CONTRIBUTIONS PPE 11/28/25 12/8/25 DAJ000010133 141,606.87 CALPERS COB CONTRIBUTIONS PPE 11/25/25 12/4/25 DAJ000010134 141,606.87 CALPERS HEALTH PREMIUM-DECEMBER 12/8/25 DAJ000010135 239,496.96 CALPERS COB CONTRIBUTIONS PPE 12/12/25 12/15/25 DAJ000010136 142,615.56 EDD PAYROLL TAXES PPE 12/12/25 12/12/25 DAJ000010183 55,500.78 MISSIONSQUARE DEF COMP ACCT#302442 12/15/25 DAJ000010187 54,218.82 MISSIONSQUARE DEF COMP ACCT#302442 12/29/25 DAJ000010190 52,281.06 MISSIONSQUARE DEF COMP ACCT#302442 12/9/25 DAJ000010194 56,440.77 ADP WAGE PPE 12/06/25 ADP WAGE PPE 12/06/25 12/12/25 DAJ000010202 522,974.62 ADP TAX PPE 12/16/25 ADP TAX PPE 12/16/25 12/12/25 DAJ000010205 154,965.88 ADP WAGE PPE 12/20/25 ADP WAGE PPE 12/20/25 12/26/25 DAJ000010206 502,049.06 ADP TAX PPE 12/20/25 ADP TAX PPE 12/20/25 12/26/25 DAJ000010209 124,116.53 Total Disbursements in Excess of $50,000 2,187,873.78 $ Total Count 12
Vendor Description Date No. Amount
No POs in December 2025
Total Purchase Orders Issued in Excess of $50,000 - $
Total Count -
Disbursements Amounts Equal to $50,000 and Above
Purchase Order Amounts Equal to $50,000 and Above
City of Belmont
Disbursements & Purchase Order Activity Report
Results for the Period Ended December 31, 2025
5 11
Beginning Balance Ending Balance
November 30, 2025 Receipts Disbursements December 31, 2025 City of Belmont $ 126,988,741.77 $ 17,517,212.00 $ (8,305,270.54) $ 136,200,683.23 Belmont Fire Protection District 24,801,832.54 8,242,664.49 (2,913,669.10) $ 30,130,827.93 Total $ 151,790,574.31 $ 25,759,876.49 $ (11,218,939.64) $ 166,331,511.16 -
Deposit Investments Pool Total
City of Belmont & Belmont Fire Protection District $ 23,129,691.24 $ 143,201,819.92 $ 166,331,511.16 -
Respectfully Submitted,
s/b Grace Castaneda
Grace Castaneda
City Treasurer
I certify that this report accurately reflects all investments of City of Belmont and Belmont Fire Protection District, and is in conformance with the adopted Investment Policy mandated by Government Code 53646. Furthermore, I certify to the best of my knowledge, sufficient investment liquidity and anticipated revenues are available to meet the Agency's budgeted expenditure requirement for the next six months.
CITY OF BELMONT
TREASURER'S REPORT
December 31, 2025
Balance Summary
Agency Receipts and Disbursements Summary
treasurer report 12-2025
12 Investment Type Issuer
Maturity
Date Par Amount Current Market Value Interest Total
Investment
Period Rate
Pricing
Source Manager
Deposit
General Account Wells Fargo $ 23,129,691.24 $ 23,129,691.24 Bank Bank Investments:
L.A.I.F.-POOL State of California Daily 142,558,790.71 142,869,780.29 478,165.94 90 days 4.025% LAIF LAIF L.A.I.F.-BONDS State of California Daily 643,029.21 644,431.97 2,156.83 90 days 4.025% LAIF LAIF Total $ 166,331,511.16 $ 166,643,903.50 $ 480,322.77
s/b Grace Castaneda
S/B John Violet
Investment Detail
CITY OF BELMONT
TREASURER'S REPORT
December 31, 2025
Dec-24 Jan-25 Feb-25 Mar-25 Apr-25 May-25 Jun-25 Jul-25 Aug-25 Sep-25 Oct-25 Nov-25 Dec-25 LAIF-POOL 145,434,515 145,434,515 148,989,576 148,989,576 148,630,223 148,630,223 148,630,223 149,987,206 149,987,206 148,501,206 148,016,791 147,848,791 142,558,791 LAIF-BOND 5,099,509 5,099,509 4,433,156 4,433,156 4,485,737 4,485,737 3,618,737 3,665,995 3,665,995 3,665,995 3,706,029 3,706,029 643,029 INTEREST RATE 4.434% 4.434% 4.333% 4.313% 4.281% 4.272% 4.269% 4.258% 4.251% 4.212% 4.150% 4.096% 4.025%
0.00%
1.00%
2.00%
3.00%
4.00%
5.00%
6.00%
7.00%
$0
$20,000,000
$40,000,000
$60,000,000
$80,000,000
$100,000,000
$120,000,000
$140,000,000
$160,000,000
City of Belmont Investment Portfolio Trends
13
FY 2026-27 Budget Calendar – Staff Report
STAFF REPORT
Meeting Date: February 24, 2026
Agency: City of Belmont
Staff Contact: Grace Castaneda, Finance Director, [email protected]; Joanne Yung, Budget Manager, [email protected]
Agenda Title: Fiscal Year 2026-27 Budget Calendar
Agenda Action: Motion
Recommendation
Motion to approve Fiscal Year 2026-27 Budget Calendar.
Strategic Focus Area
Fiscal and Organizational Sustainability
Background
As part of the annual budget development process, the City Council adopts a budget calendar establishing dates leading to review and approval of the annual budget.
Analysis
The attached proposed Fiscal Year (FY) 2026-27 Budget Calendar calls for a series of work sessions ultimately resulting in the adoption of the budget anticipated on June 9, 2026.
Alternatives
1. Take no action.
Attachments
A. Proposed FY 2026-27 Budget Calendar
Fiscal Impact
☒ No Fiscal Impact
There is no direct fiscal impact in approving the budget calendar. Financial impacts for each Fund/Department are developed through the annual budget development process and presented to Council during the budget introduction and adoption meetings.
☐ Funding Source Confirmed:
Source: Purpose: Public Outreach:
Staff Discretionary Action Posting of Agenda
14 City of Belmont
FY 2026-27 Budget Calendar
Day Event Responsibility
Tuesday,
2/24/2026
Adopt motion approving Budget Calendar Finance
Tuesday,
2/24/2026
FY 2025-26 Mid-Year Budget Review and Adoption Finance & All Departments
Tuesday,
3/3/2026
Council Priority Workshop
FY 2026-27 Strategic Planning & Financial
Forecast
Priorities and policy considerations
All Departments &
Finance
Monday,
3/9/2026
Issue budget priorities, Master Revenue Schedule,
and detailed budget instructions and forms to City
departments
Finance
Wednesday,
3/25/2026
Submit proposed initiatives, operating and capital
requests, and revenue estimates to Finance
All Departments
Wednesday,
4/1/2026-
Friday,
4/10/2026
Conduct departmental budget meetings City Manager,
Finance, & All
Departments
Monday,
4/13/2026
Begin compilation of FY 2026-27 Budget and
preparation of budget message
City Manager,
Finance
Friday,
5/22/2026
Distribute proposed FY 2026-27 Budget Finance
Tuesday,
5/26/2026
Introduce the proposed FY 2026-27 Budget and
department presentations
Set public hearing on adopting the FY 2026-27
Budget and setting non-Prop. 218 fees and
charges – June 9, 2026
All Departments
June 2026
(Date TBD)
Audit Committee reviews proposed FY 2026-27
Budget
City Manager,
Finance
Tuesday,
6/9/2026
Present Audit Committee recommendation
Public Hearing (City Council and Fire Protection
District)
Adopt resolutions implementing FY 2026-27
Budget
City Manager,
Finance
() Check denotes Council or Council Standing Committee Action 15
SR RC Zoning Amendments_EIR- RC Zoning District Amendments
STAFF REPORT
Meeting Date: February 24, 2026
Agency: City of Belmont
Staff Contact: Adrienne Smith, Principal Planner, (650) 637-4702, [email protected] Agenda Title: Professional Services Contracts for Amendments to the Regional Commercial (RC) Zoning District
Agenda Action: Motion
Recommendation
It is recommended that the City Council authorize the City Manager to:
1) Negotiate and execute a task order with ICF for an amount not to exceed $299,908, for a Program Environmental Impact Report; and
2) Amend the existing task order with Good City Company to increase the contract amount by $15,850, for a total not-to-exceed amount of $87,127.
Strategic Focus Area
Economic Development and Housing
Background
At its April 22, 2025 City Council study session, staff presented a proposed approach for amendments to the Regional Commercial (RC) Zoning District Designation. Since the amendments will require review under the California Environmental Quality Act (CEQA), staff proposed a City-initiated Program Environmental Impact Report (EIR).
An effective Program EIR would establish a strong framework for streamlining future development projects within the RC Zoning District by identifying environmental impacts, mitigation measures, and performance standards in advance. This approach would provide greater certainty regarding development expectations for applicants, staff, and the community, while also resulting in long-term cost and time savings for both the City and future project applicants.
As staff explained at the April 22, 2025 meeting, while this approach requires the City to fund the preparation of the Program EIR, a cost-recovery mechanism may be implemented to allow future development projects to reimburse a proportionate share of the Program EIR costs. The timing of such reimbursement is unknown at this time and will depend on future market conditions and the pace of development within the RC Zoning District.
In 2024, staff issued a Request for Qualifications for consultants that specialize in CEQA to prequalify them for future CEQA projects. This approach has saved time for both the consultants and staff when CEQA analysis is required. ICF is a pre-qualified firm with an existing Master Service Agreement No. 2025-42.
16
SR RC Zoning Amendments_EIR - RC Zoning District Amendments Analysis
After receiving City Council’s direction to move forward with the amendments to the RC District as proposed, staff proceeded with the steps to retain the professional services need for completion.
Environmental Review Services
Staff solicited proposals from four firms from the City’s pre-qualified list and issued a request for proposals (RFP) on September 22, 2025. Four firms submitted proposals, with fee proposals ranging from approximately $240,000 to $350,000. Staff held interviews in early December and, following a comprehensive evaluation of each firm’s interview responses, proposed scope of work, fee proposal, and project schedule, selected ICF as the recommended consultant.
While all four firms are experienced and capable, ICF distinguished itself by consistently demonstrating a highly qualified project team and by articulating a strong, well-reasoned approach to the work. Of particular importance to staff was ICF’s clear strategy for facilitating future streamlining of development projects within the RC Zoning District, a critical factor in the evaluation.
ICF’s fee proposal is shown below. The proposal includes the required scope of work to complete the Program EIR, as well as three optional tasks that staff may elect to include as needed. The optional tasks include coordination with the CEQA analysis for the HIA Specific Plan, a technical study that may be needed, as well as future training for staff to implement the streamlining aspects of the Program EIR. At staff’s request, the proposal also includes a 10 percent contingency.
The duration of the Program EIR process from initial project kickoff through certification of the Final EIR is estimated to take 14 months.
Planning Services
Good City Company was previously retained to assist with the RC District Zoning Amendments. The original Task Order was for $71,277. Good City Company has prepared a Task Order Amendment for completion of the work as well as two optional tasks related to research and public meeting support. The budget augmentation is $15,850 including contingency and optional tasks, for a total of $87,127. The original Task Order was within the City Manager’s authority to approve. With the amendment the total exceeds $75,000 and therefore requires City Council approval.
Element Cost
Required Tasks $248,096.73
Optional Tasks $24,546.37
Contingency $27,264.31
TOTAL (Required Tasks, Optional Tasks, and
Contingencies) $299,907.41
17
SR RC Zoning Amendments_EIR - RC Zoning District Amendments Alternatives
1. Take No Action
2. Refer back to staff for more information
Attachments
A. ICF Scope of Work, Fee Proposal and Schedule
B. Good City Company Scope and Budget
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:
The General Plan Maintenance Fund (Account# 212-5-906-
8351) accounts for long-range planning efforts and associated environmental review services. The current fiscal year (FY) 2026-27 budget includes sufficient funds to cover the scope that is anticipated to be performed in this FY; remaining scope of work that does not get completed this FY and its remaining funding balance will be incorporated into the next FY 2026-27 budget and subject to Council approval.
Source: Purpose: Public Outreach:
Staff Council Vision/Priority Posting of Agenda
18 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. i Table of Contents
1. Scope of Work ...................................................................................................................................................................................1 Project Understanding and Approach ..............................................................................................................................1 Scope and Tasks.............................................................................................................................................................................2
2. Schedule and Timeline................................................................................................................................................................11
3. Cost Estimate....................................................................................................................................................................................11
4. Identification of Assigned Staff ............................................................................................................................................11
5. Identification of Proposed Subconsultants................................................................................................................12 19 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 1
1. Scope of Work
Project Understanding and Approach
The proposed update to the City’s RC Land Use and Zoning District (RC District) is a direct response to the City’s economic development goals and observed market changes. In the nearly 10 years since the City completed its comprehensive general plan update, there has been a market shift from community- and visitor-serving retail uses to research and development uses. The City would like to update its RC District to accommodate these and other kinds of projects that otherwise promote general plan goals, in addition to goals of the City Council. The current proposal contemplates using the RC District standards currently in effect as RC-1 District and creating a new RC-2 District with standards that are more permissive. The current RC District would become the RC-1 District, with a process for a developer or property owner to rezone parcels from RC-1 to RC-2. The project also includes general plan text amendments to the RC land use designation, research and development facilities use standards related to biosafety levels (BSLs), building standards, and other miscellaneous consistency-related amendments. To streamline CEQA review of rezoning, the City is requesting a program EIR that anticipates future tiering or coverage of specific rezone projects to limit CEQA documentation for individual projects.
ICF’s overall approach to developing a program EIR suitable for future tiering and streamlining is based on our experience preparing and streamlining off program EIRs, our review of the City’s recent housing element EIR, and our experience preparing EIRs for research and development projects in the region, including BSL-3 facilities. As summarized below, our approach centers around writing a defensible document that will accommodate future streamlining. • Project Description: The project under CEQA includes, as previously described, zoning amendments, general plan text amendments, standards related to biosafety levels, building standards, and other miscellaneous consistency related amendments. There are no specific projects proposed, and the zoning amendments allow projects to rezone. Therefore, the project description must contain a conservative projection of what development could occur under the revised zoning and other land use guidance so that future projects are more likely to fall within the scope of the project described in the EIR.
• Objectives and Alternatives: While objectives and alternatives are important in an EIR, they do not necessarily influence future tiering from that EIR. The objectives under CEQA are essentially the first step of the alternatives analysis. ICF will work with the City to define objectives for the rezoning that provide for proper consideration of alternatives. Future projects that tier from the EIR through consistency checklists or addenda would not need to consider objectives or alternatives. Projects needing evaluation in a supplemental or subsequent EIR would have their own project-specific objectives and alternatives.
20 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 2 • Impact Determination: Impact determinations will be appropriately conservative to maximize the EIR’s value as a first-tier document. If a significant and unavoidable determination can be supported by substantial evidence, the EIR will make such a conclusion. This will allow for future projects with significant and unavoidable impacts to tier from the EIR without reopening CEQA evaluation. Additionally, mitigation measures will be performance-based, balancing flexibility with specificity to ensure that they effectively mitigate the impacts of a variety of projects.
Mitigation measures will contain performance standards and examples of potential strategies that demonstrate how the performance standards will be reached.
Additionally, to facilitate future tiering off the EIR, ICF is proposing a robust transportation analysis.
First, although the study area has not significantly changed since 2017 (the year of the adoption of the general plan), the area around it and the regulatory environment have changed. New traffic counts should be conducted to understand traffic in the study area and provide average daily traffic for use in the air quality and noise analyses. Fehr & Peers’ implementation guidance work will allow for preparation of a thoughtful approach to VMT that allows for efficient tiering in the future and clear community benefits. If these items are not addressed early in the EIR process, they will likely need to be addressed while preparing the mitigation measures, which could require some iterations on the project description and then further iterations on the impact analysis.
Fehr & Peers will work with four different C/CAG model runs for the transportation impact analysis.
The study area is all one transportation analysis zone; however, the model does not include either Island Parkway or Shoreway Road. Fehr & Peers will make some off-model assumptions, learn from the count data, and rely on the Institute of Transportation Engineers (ITE) trip generation estimates to assemble a defensible description of project and future conditions.
Scope and Tasks
Task 1: Scoping and Project Description
Scoping
ICF will prepare a notice of preparation (NOP) for review and comment by the City. The NOP will include a brief description of the proposed rezoning with a map and a description of the project’s probable environmental effects, as well as identification of issues that are going to be scoped out of the EIR (e.g., agriculture and forestry resources, mineral resources).
Upon receipt of City comments on the NOP, ICF will revise the NOP and prepare a screencheck draft. Based on City input, ICF will finalize the NOP, prepare the notice of completion (NOC), and submit the documents to the State Clearinghouse. ICF will also work with the City to develop a mailing list to meet CEQA noticing requirements and handle distribution of the NOP to responsible and trustee agencies. Up to 10 notices will be mailed to responsible and trustee agencies via certified mail or other trackable means per CEQA Guidelines Section 18082(a)(3). Per the request for proposals, the City will handle local posting and filing, including the County Clerk. 21 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 3 ICF’s project manager and project director will attend and assist the City with conducting one inperson scoping meeting, as described in Task 2.
Deliverables: Administrative draft, screencheck draft, and final NOP (electronic); NOP submittal to State Clearinghouse with NOC (electronic)
Project Description
ICF will prepare the project description for use in the draft EIR, working with the City and the most up-to-date draft of the RC District zoning amendments. The Project Description will identify the project characteristics, the project location, project objectives, and a description of the intended uses of the program EIR. Additionally, ICF will prepare and submit a data request to the City, the responses to which will be incorporated into the project description and/or used in the EIR’s technical analysis.
ICF will work with the City to finalize the level of detail to be included in the project description to set the stage for the analysis and later tiering and streamlining. Once the administrative draft project description is complete, ICF will submit it to the City for review and comment. Time is included in the scope to discuss comments so that the project description can be agreed upon prior to beginning the analysis in the EIR (Task 2). The revised project description will be included in the administrative draft EIR.
Deliverables: Data request, administrative draft project description (all electronic) Task 2: Environmental Impact Report
Draft EIR Preparation
For preparation of the EIR, ICF will synthesize background information for use in the existing setting, evaluate changes to baseline conditions resulting from implementation of the project, compare those impacts to the applicable significance criteria to identify significant impacts, and identify mitigation measures to reduce potentially significant impacts (if any) to a less-than-significant level. We understand that no specific development is proposed under the project; the analysis will evaluate the potential impacts of currently unknown future projects and establish a framework for future projects to tier from the programmatic EIR. The following description of the resource areas of focus demonstrates this strategy:
• Air Quality. ICF will evaluate construction-related emissions qualitatively based on guidance provided by the Bay Area Air District (Air District) and will also include the identification of construction-related mitigation measures recommended by the Air District. Although construction emissions will not be quantitatively evaluated, the EIR will identify ways to streamline the assessments of future projects, such as by incorporating the Air District’s land use screening-size criteria. The EIR will also reference the City’s standard conditions of approval, Air District best management practices, and new mitigation measures, all of which will inform the discussion of impacts for future projects.
22 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 4 To evaluate operational emissions, ICF will use the latest version of the CalEEMod emissions models to estimate ozone precursor, carbon monoxide (CO), and particulate matter emissions associated with implementation of the proposed action for one future buildout year. The analysis of proposed action operations will be programmatic and based on the buildout scenario; however, ICF will include ways to streamline the environmental review process for future projects. As noted above, this may include referencing the Air District’s land use screening-size criteria, the City’s standard conditions of approval, and new mitigation measures. The quantification will include all reasonably foreseeable sources1 , which are
expected to be mobile sources, area sources (i.e. consumer products, coatings, and landscaping equipment), and energy sources (i.e. natural gas). All other operational-related sources are only applicable to GHG emissions or are not reasonably foreseeable. For example, the quantification will not include emissions from stationary sources, because ICF does not expect that the number, type, and operational time of future emergency generators is currently known.
ICF will provide qualitative discussions of potential regional and localized health effects from increased criteria pollutant emissions during construction and operation of the proposed action; the project’s consistency with the Air District’s CO screening criteria; the project’s consistency with state and local air quality plans, including Air District’s 2017 Clean Air Plan; and the project’s potential odor impacts. ICF will also qualitatively evaluate potential health risks associated with the proposed action, including potential health risks resulting from buildout of research and development (R&D) uses. Some R&D uses may have laboratories where there is use of volatile chemicals that emit toxic air contaminants into the atmosphere via fume hoods, and thus potential impacts from these types of uses will be evaluated and mitigated to the extent feasible using a qualitative approach. Based on guidance from the Air District, this may include a land use diagram of the zoning district that identifies existing and planned sources of toxic air contaminants and PM2.5.
• Biological Resources. The biological resources impact evaluation will use a habitat type evaluation to characterize potential impacts in the project area, similar to the approach in the Belmont General Plan EIR. A range of typical impacts of construction and operation will be discussed based on the resources present in the RC District, such as impacts to nesting birds and impacts related to bird strike, with flexible and programmatic mitigation provided to facilitate tiering of future projects.
• Cultural Resources and Tribal Cultural Resources. ICF will obtain a cultural resources records search and literature review for the area being rezoned from the Northwest Information Center.
Additionally, ICF will conduct a desktop analysis to determine buried site sensitivity within the 1 These sources are expected to be reasonably foreseeable, because the emissions are based on building square footage at full buildout, which ICF assumes will be known, and traffic modeling.
23 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 5 area. ICF will use this information to prepare a precontact, ethnographic, and historic context of the project vicinity for the EIR. Additionally, we will assist the City with Assembly Bill (AB) 52 and Senate Bill (SB) 18 consultation efforts, including a request for a Native American Heritage Commission Sacred Lands File search and a list of tribal contacts for the area and assistance with writing AB 52 and SB 18 letters. We will prepare a technical memorandum and summarize the methods and results of the cultural desktop analysis that will inform the cultural resources and tribal cultural resources chapters of the EIR.
• Energy, Greenhouse Gases, and Climate Change. The City has adopted a climate action plan (CAP) qualified for CEQA tiering through 2035, but not beyond that year. Future development resulting from the proposed action would likely occur after the CAP horizon year of 2035.
Therefore, ICF does not recommend use of the CAP for tiering in the EIR for the proposed action. Although ICF will discuss the CAP in the EIR, we recommend using the Air District’s project-level thresholds to evaluate greenhouse gases (GHG) emissions from future development. Because the thresholds are centered around design elements (e.g., all-electric buildings, CALGreen Tier 2 EV parking) rather than a quantitative threshold, ICF anticipates that the design elements thresholds approach will result in a reduced effort compared to a quantitative modeling analysis. Future project proponents could demonstrate whether their project includes the necessary design elements to result in a less-than-significant GHG impact. The EIR will also include a qualitative discussion of consistency with relevant reduction plans, including the City’s CAP, the Air District’s Clean Air Plan, and the California Air Resources Board’s Scoping Plan.
The discussion of construction energy impacts will be qualitative and focused on energy efficiency, wastefulness, and necessity. The discussion of operational energy impacts will use data from the air quality modeling for operations and focus on components like building design to determine the level of impact.
• Hazards and Hazardous Materials. It is expected that hazards and hazardous materials impacts will be evaluated through queries of EnviroStor and GeoTracker databases, in addition to application of relevant laws and regulations regarding contamination, handling of hazardous materials, and disposal of such materials. Additionally, the section will include a discussion of the risk of upset for BSL lab facilities and associated use/transport of hazardous materials. • Noise and Vibration. The noise and vibration impact analysis will address exposure of existing noise- and vibration-sensitive land uses to construction noise and vibration from the project, exposure of existing noise-sensitive land uses to project-related changes in traffic noise, and exposure of existing noise-sensitive land uses to operational noise from the project. Existing noise conditions in the project area will be described based on information from the Belmont General Plan and EIR and other recent environmental documents in the project vicinity. For example, in March 2022, ICF conducted noise measurements for the 1301 Shoreway Project; these measurements could be used to help characterize baseline noise levels in the RC District. 24 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 6 ICF will evaluate construction and demolition noise qualitatively using standard construction noise data and information from publicly available resources, such as the U.S. Department of Transportation and general construction and demolition information formulated in tandem with the City. Vibration from construction and demolition will similarly be evaluated qualitatively using standard vibration source data from publicly available resources and criteria from the California Department of Transportation and/or Federal Transit Administration to estimate potential damage and annoyance-related impacts. We will also evaluate operational noise qualitatively using general operational information related to the types of uses allowed in the project area according to zoning and example sources noise information for equipment types that may be installed under the project. We will evaluate operational traffic noise based on inputs provided by Fehr & Peers to determine if a doubling of traffic volumes, which would generally result in a 3-dB increase in traffic noise, along any roadway segment would be expected to occur as a result of the project.
Where potential significant noise impacts are identified, the City of Belmont Standard Conditions of Approval for noise (assumed to be required for all future projects) would be applied to reduce noise and vibration impacts. We expect that these standard conditions of approval may reduce some impacts to less-than-significant levels without mitigation. Where significant noise impacts are identified even with implementation of the Standard Conditions of Approval, mitigation would be applied that accounts for the range of noise impacts that could occur for future projects to streamline the future environmental review process. • Transportation. Fehr & Peers will document the existing condition of the transportation facilities within the study area by starting with the previous General Plan EIR and refreshing it by using available data and its understanding of the study area from nearby studies. The transportation study area will include all of Belmont east of U.S. 101 and the U.S. 101 and Ralston Avenue interchange. The existing conditions summary will include roadway characteristics; observations of existing traffic operations, including queuing or potential conflicts; the frequency and locations served by transit service; and existing pedestrian and bicycle facilities and potential hazards. Fehr & Peers will collect four screenline roadway counts along Island Parkway and Shoreway Road and two intersection turning movement counts to help demonstrate how traffic patterns have changed since the General Plan EIR was completed.
The rezoning area is not located within a convenient walking distance from Belmont’s Caltrain station and therefore has the potential to generate a VMT impact, similar to the east of U.S. 101 employment centers in other Peninsula communities. While C/CAG’s VMT tool indicates that this may not be a high VMT area, this model data is dated based on the existing land uses within the area, which are substantially different than the proposed higher-density employment uses. Fehr & Peers recommends creating additional specificity about the desired VMT reduction programs and infrastructure that the City would like to see as a part of the rezoning to supplement C/CAG’s required TDM policy. Therefore, Fehr & Peers will prepare a brief memorandum (two to three pages) describing peer-city approaches to the TDM and 25 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 7 transportation-related community benefits tiered structure. Fehr & Peers established a similar tiered structures for South San Francisco that could be used as a model with some adjustment to fit the local context. Fehr & Peers will deliver this memorandum prior to completing the transportation impact analysis to gain clarity on the program description and preempt conversations about the details of the mitigation measure(s) to offset the anticipated significant impact related to VMT. Fehr & Peers will set up a call to preview the recommendations for City staff.
Fehr & Peers will develop trip generation estimates using the ITE Trip Generation Manual, 12th Edition. Fehr & Peers will review and present up to three options for which land use codes will be used, including hotel, office or life science type uses, and compare trip generation for the current RC zoning to that of a maximum tiered RC buildout. Fehr & Peers will assess how program-generated vehicle trips will use the surrounding street network based on knowledge of existing local travel patterns and relative locations of complementary land uses. This more manual version of the travel demand process will be used as an input and a reasonableness check for the C/CAG VTA model runs. Fehr & Peers will complete model runs for four scenarios:
existing/baseline, existing plus project, cumulative no project, and cumulative plus project. The model runs will allow Fehr & Peers to provide average daily traffic for the major streets in the transportation study area. The model runs will also provide total VMT and VMT per capita.
Fehr & Peers will review the transportation-related impacts related to consistency with circulation plans and policies, hazardous conditions, and emergency access to determine whether the rezone would result in more substantial or new transportation impacts than determined with the General Plan EIR. To be consistent with the California Governor’s Office of Planning and Research guidelines and to give the City the ability to tier, Fehr & Peers will develop a new VMT analysis. As described above, it is likely that the VMT analysis will lead to a significant impact given the location of more than a half mile away from Caltrain and the type of regional-serving employment projects that could be built in the RC zone. If this is the case, Fehr & Peers will draft mitigation measure text. Fehr & Peers will preview the transportation impacts and mitigation measures with the project team before delivering a draft for City review.
Finally, Fehr & Peers will prepare an administrative draft EIR chapter. The chapter will include a discussion of the existing transportation setting, regulatory agencies, significance criteria, significant or adverse impacts, and mitigation or improvement measures.
ICF anticipates that the resource topics of aesthetics, geology and soils, hydrology, land use and planning, population and housing, public services, recreation, and utilities will largely rely on existing information, as well as conformance with general plan policies and existing regulations to address impacts (e.g., erosion control during construction, stormwater requirements, and payment of impact fees). As appropriate, ICF will include flexible mitigation measures for individual projects to provide for later tiering. We anticipate there will be no impact to agriculture and forestry, minerals, 26 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 8 and wildfire due to a lack of resources or potential for such impacts in the RC District. These topics will be addressed at a level of detail commensurate with the level of impact (e.g., resources with no impacts will contain a brief statement of why there is no impact).
ICF will work with the City to develop the alternatives section. The alternatives to a project must substantially reduce a significant impact while feasibly attaining most of the project objectives. ICF assumes that up to three alternatives will be qualitatively and quantitatively analyzed, including the no-project alternative required by CEQA. It is probable that these alternatives will consider different allowances for development compared to the proposed zoning update.
ICF will prepare an administrative draft EIR for the City’s review and comment. We will prepare a screencheck draft EIR to respond to the City’s comments on the administrative draft EIR. ICF will revise the screencheck draft EIR to incorporate modifications identified by the City and prepare the public draft EIR, which we assume will not include remodeling or new analyses. During this task, we will compile the appendices, which will be distributed with the draft EIR, and produce a version of the full document that can be uploaded onto the City’s website. ICF will also prepare a notice of availability of the EIR for public noticing. We will prepare an NOC to accompany the files that must be sent to the State Clearinghouse. We will submit the required documents to the State Clearinghouse; the City will distribute the draft EIR to other recipients, including the County Clerk.
Deliverables: Transportation memorandum covering implementation recommendations, transportation memorandum and Microsoft Excel data with travel demand results, transportation impact analysis slide deck, administrative draft EIR, screencheck draft EIR, public draft EIR, notice of availability, NOC, State Clearinghouse submittal (all electronic) Final EIR Preparation
The administrative draft final EIR will include comments received on the draft EIR, including a list of all commenters, with the full comment letters with individual comments marked and numbered.
Responses to comments will take the form of master and individual responses, and revisions to the draft EIR will be made, if necessary, in response to comments and tracked in a separate chapter of the EIR. All substantive comments for each written comment will be reviewed, bracketed, and coded for a response. Prior to preparing responses, ICF will meet with the City to review the comments and suggest strategies for preparing responses. This step is desirable to ensure that all substantive comments will be addressed and that the appropriate level of response will be prepared. It is difficult to predict the level of effort for responses to comments because the level of effort is dependent on the volume and content of comments. We have assumed 40 hours of technical work based on a review of the comments on the General Plan EIR. However, we propose checking in with the City at the close of the draft EIR review period to revisit the level of effort on responses to comments while discussing approach and strategy.
The administrative draft final EIR will be submitted to the City for review. Based on the comments received from the City, the screencheck final EIR will be revised and appropriate revisions to the 27 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 9 draft EIR will be noted, assuming that comments do not require remodeling or new analysis. Once the City confirms the screencheck final EIR content, ICF will prepare the final EIR for publication.
The final EIR will consist of the draft EIR (incorporating all revisions) and responses to comments.
Deliverables: Administrative draft final EIR, screencheck final EIR, final EIR (all electronic) Public Meeting Attendance
ICF’s scope of work includes attendance by the project manager at three in-person public meetings of the City’s choice. Often these meetings are a scoping meeting, draft EIR comment meeting, and approval hearing. For any of these, ICF will prepare a presentation about the CEQA topic for that meeting and present on it at the meeting, with the City taking the lead on presenting information about the rezoning. Fehr & Peers will also attend up to two public meetings to support with presentation or questions.
Deliverables: Microsoft PowerPoint presentations for CEQA content for three meetings (electronic) Task 3: Decision Support
ICF will prepare the mitigation, monitoring, and reporting program (MMRP), and findings with a statement of overriding considerations (SOC) (if the EIR identifies significant and unavoidable impacts).
Deliverables: Draft and final MMRP, findings/SOC (all electronic) Task 4: Project Management and Meetings
The project management and meetings task includes a startup meeting with the City (via conference call), project manager, deputy project manager, and Fehr & Peers project manager.
This task also includes time for the project manager to participate in 1-hour check-in calls during the active part of EIR preparation, estimated to be around 12 months.
Task 5 (Optional): Water Supply Assessment Support
The triggers for a Water Supply Assessment (WSA) as listed in California Water Code section 10912 are based on characteristics such as square feet of floor space, number of employees, and number of hotel rooms. If anticipated buildout as described in the project description satisfies any of those triggers, then ICF will assist the City in coordinating with Mid-Peninsula Water District (MPWD) in preparation of a WSA. As the water provider, MPWD would prepare the WSA, but would rely on the City to provide buildout information and review drafts of the WSA. This task includes time for ICF to assist with preparation of the WSA application and tailored project description, respond to MPWD data requests, attend one virtual meeting with MPWD (if requested), coordinate with MPWD on schedule, and review drafts of the WSA (if provided).
Deliverables: Data for application, one additional data response, review of draft WSA (all electronic) 28 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 10 Task 6 (Optional): Conditions of Approval Support
The City is undertaking CEQA review of the Harbor Industrial Area. Due to its similarities with the proposed project, ICF will review draft Conditions of Approval associated with the Harbor Industrial Area planning effort and CEQA review to maintain consistency across planning areas.
Deliverables: Conditions of Approval with markup (electronic) Task 7 (Optional): Streamlining Implementation Guidance and Training The approach to the EIR is to create a foundation for future streamlining of specific projects. In this task, ICF would create written materials and deliver a training to support City staff to implement streamlining in the future. ICF proposes the following guidance and training materials:
• Streamlining Checklist: Building on the content of the MMRP, we propose creating a streamlining checklist for applicants and staff to follow to determine whether a proposed project is within the scope of the EIR and what mitigation measures from the EIR are required based on the characteristics of the project. This checklist would serve as the official document of record to support project approval.
• Implementation Memo: This memo would explain the application of the streamlining checklist for City staff use.
• Virtual Training: ICF will conduct a virtual one-hour training to provide an overview of the EIR and review the use of the streamlining checklist. This training will be recorded, packaged, and provided to the City for future viewing as needed.
Deliverables: Draft and final memo, draft and final streamlining checklist, draft and final training presentation, recorded training (all electronic)
29 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 11
2. Schedule and Timeline
From review of the staff report, the shared understanding of the timeline is 12 to 18 months. The project timeline below demonstrates completion of the CEQA process in approximately 14 months from receiving the notice to proceed for this scope of work. The streamlining implementation guidance and training (Task 7), if authorized, would occur after completion of the CEQA process.
Project Timeline
Month/Task 1 2 3 4 5 6 7 8 9 10 11 12 13 14
Project Description
Scoping
Transportation Existing
Conditions and
Implementation
Guidance
Transportation Impact
Analysis
Administrative and
Screencheck Draft EIR
Public Draft EIR
Administrative and
Screencheck Final EIR
Final EIR
Decision
3. Cost Estimate
Our updated cost estimate is included as Attachment 1, for a total of $299,907.41, Non-optional tasks and their 10 percent contingency total $272,906.40, while $27,001.01 is associated with optional tasks and the 10% contingency for optional tasks. Our original proposal had a cost of $235,448.21. Recognizing pricing expectations and that the rezoning is a City-sponsored and funded project, we have reduced our rates as well as our markup on subconsultant and direct expenses compared to what is allowed for in our MSA.).
4. Identification of Assigned Staff
ICF Staff Project Role
Devan Atteberry Energy, Land Use, Wildfire
30 Environmental Document for Amendments to the R-C Land Use and Zoning District January 21, 2026 Use or disclosure of data contained on this sheet is subject to the restriction on the title page of this proposal. 12 ICF Staff Project Role
Mario Barrera Hazards and Hazardous Materials
Kristi Black Project Manager
Shelby Caulder Cultural Resources (Archaeology)
Melissa Cascella GIS
Nicole Felicetti Cultural Resources (Built)
Elizabeth Foley Noise
Anthony Ha Publications Specialist
Jacqueline Mansoor Air Quality and Greenhouse Gases
Cory Matsui Air Quality and Greenhouse Gases
Allison Lyons Medina Cultural Resources (Built)
Heidi Mekkelson Project Director
Scott Miller Cultural Resources (Archaeology)
Manuel Ramirez
Deputy Project Manager
Aesthetics, Agriculture and Forestry, Geology and Soils, Minerals, Recreation, Public Services, Utilities
Noah Schumaker Noise
Katrina Sukola Hydrology and Water Quality
Ross Wilming Biological Resources
Sara Wilson Editor
5. Identification of Proposed Subconsultants
Fehr & Peers, as a subconsultant to ICF, will provide transportation analysis services as described in this scope of work.
31 Cost Chart
Element Cost
Task 1: Scoping and Project Description $16,955.62
Task 2: Environmental Impact Report $204,034.49
Task 3: Decision Support $12,648.52
Task 4: Project Management and Meetings $8,630.61
Expenses $5,827.50
Subtotal (Required Tasks) $248,096.73
Task 5: Water Supply Assessment Report $4,401.45
Task 6: Conditions of Approval Support $3,318.52
Task 7: Training $16,826.40
Subtotal (Optional Tasks) $24,546.37
Contingency for Required Tasks $24,809.67
Contingency for Optional Tasks $2,454.64
Subtotal (Contingency) $27,264.31
TOTAL (Required Tasks, Optional Tasks, and
Contingencies) $299,907.41
32 Good City Company I www.goodcityco.com
January 9, 2026
Laura Russell
Deputy Director of community Development, City of Belmont Re: Contract Amendment Request – Regional Commercial and Planned Development Zoning Text Amendments
This letter presents our request for additional budget to address remaining contract planning services for the amendments to Section 5 (Commercial Districts) of the Belmont Zoning Ordinance to provide updates to the Regional Commercial (RC) land use and zoning district. This work will also include minor updates to other sections of the Belmont Zoning Ordinance (BZO) including Section 2 (Definitions), Section 5 (Commercial Districts), Section 9 (General Regulations), Section 12 (Planned Unit Development) and any other BZO sections as identified to provide updates to the Regional Commercial to provide clarity between the sections.
The purpose of these amendments is to establish a tiered framework for a range of land use and development intensities and to create a discretionary process for property owners/project sponsors to request approval for greater intensity. These requests would be subject to associated community benefits and performance, design, and locational standards.
The additional budget will allow Good City Company to complete efforts related to Task 1:
Ordinance Revision Work, and Task 2: Project Management and Public Meetings. The proposed amendment is in the amount of $10,840 (plus optional tasks), and would cover the following tasks:
• Completion of the final revisions to the following sections of the Belmont Zoning Ordinance: Section 2 (Definitions), Section 5 (Commercial Districts), Section 9 (General Regulations), Section 12 (Planned Unit Development) and any other BZO sections as identified.
• Review of the April 2025 City Council meeting to determine any follow-up tasks and/or revisions suggested by the City Council.
• Evaluation and incorporation of Biosafety Level analysis conducted through the Harbor Industrial Area (HIA) efforts and performance standards as appropriate. • Preparation of detailed memorandum to serve as a reference document for Staff to utilize in developing staff report(s), presentation(s), and noticing materials for public meetings (reflecting prior workflow process for this project). • Attendance at regularly scheduled check-in meetings, and additional internal meetings and/or joint meetings as necessary.
33 Good City Company I www.goodcityco.com
• As an optional task, research related to existing Planned Developments in the area of the R-C District to assist the City in determining whether the Planned Developments should be integrated into the R-C District. • As an optional task, assistance with drafting staff reports and presentations for public meetings.
The following budget reflects the current request from Good City Company:
Regional Commercial and Planned Development Zoning Text Amendments (January 2026 Contract Amendment)
Task 1 – Ordinance Revision Work $3,710
Task 2 – Project Management & Meetings $3,425
Task 3 – Public Meetings $2,290
Total Requested $9,425
15% Contingency $1,414
Total Requested Budget Augmentation: $10,840
Optional Task – PD Research $2,040
Optional Task – Public Meeting Support $2,970
Total with Optional Tasks: $15,850
As noted in the original approved contract scope, the City will be changed on a time and materials basis. So, if Good City staff spend less time on the application, the fee will be lower. Optional tasks would only be undertaken after authorization by the City.
Thank you for your consideration of this request and please don’t hesitate to call Stephanie at (415) 845-8344 or email at [email protected] with any questions.
Sincerely,
Aaron Aknin, AICP, Principal and Co-Owner
Good City Company
34 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, the City Council on February 24, 2026 adopted 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. 35 Resolution PA2024-0050 – Charles Armstrong School
Conditional Use Permit, Detailed Development Plan, Design Review, Grading Plan, Tree Removal Permit and CEQA Exemption
February 24, 2026
* * *
ADOPTED February 24, 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
36 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 37
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
38 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
39 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
40 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
41 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
42 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
43 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
44 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
45 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
46 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
47 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
48 DETAILED DEVELOPMENT PLAN
01/30/2026
DETAILED DEVELOPMENT PLAN ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 49 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 50 ENTITLEMENTS RESPONSES 11/17/2025 01/30/2026 1
DETAILED DEVELOPMENT PLAN 2 11/17/2025 01/30/2026
DETAILED DEVELOPMENT PLAN
51 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 52 2 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 53 2 DETAILED DEVELOPMENT PLAN - DESIGN REVISIONS
01/30/2026
DDP - DESIGN REVISIONS ENTITLEMENTS RESPONSES 1 11/17/2025 2 01/30/2026 54 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 55
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
56 274 272
271
277
259
258
257
256
254
253
259
261 262
258
257
256
254
259
258
257
256
259
259
259
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
57 276
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
58 277
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
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
59 276
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
60 277
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
61 276
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
62 276
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
63 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
64 276
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
65 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
66 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
67 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
68 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
69 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 70
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
71 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
72 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 73
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 74 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
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SOLANA DRIVE (E) PLAYGROUND (E) MULTI-PURPOSE BUILDING (E) CLASSROOMS 1 (E) CLASSROOMS
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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
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DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
75 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
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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
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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&$/E
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77 BF 276 278 277 276 273272 271 268
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270 270 TSKLM 6 7 8 9 10 PRQ 11 12 13 271'-0" TOILET 2 65 SF TOILET 1 65 SFTOILET 3 80 SF STORAGE 220 SF NO 268'-0" 271'-0" 271'-0" (E) GIRLS' TOILET (E) SPEECH/LANGUAGE & COUNSELOR (E) BOYS' TOILET (E) CLASSROOM BB BB BB BB BG BG BE BE BE BE BE BE BE BE BE BE BE BE BE BE BF BB BB 180BE5E'6+EE7127E6 :$//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
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DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
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270 270 TSKLM 6 7 8 9 10 PRQ 11 12 13 NO 276'-0" 276'-0" OFFICE/SMALL GROUP WORKSPACE OFFICE/SMALL GROUP WORKSPACE ART BF BF BF BF BF BF BE 180BE5E'6+EE7127E6 :$//02817E'$7 $FF727+EB27720 2F7+E/80,1$,5E :$//02817E'$7 $B29E833E5/$1',1* 727+EB277202F7+E/80,1$,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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270 270 TSKLM 6 7 8 9 10 PRQ 11 12 13 STORAGE 21 SF 284'-0" NO BB BB BB 180B(5('6+((7127(6 :$//02817('$7 B(/2:&(,/,1*3/$1(72 7+(7232)7+(/80,1$,5( 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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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-204 ACADEMIC BUILDING B - FLOOR PLAN - EXTERIOR LIGHTING ( ACADEMIC BUILDING B - FLOOR PLAN – EXTERIOR LIGHTING 6&$/(
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DETAILED DEVELOPMENT PLAN DETAILED DEVELOPMENT PLAN
80 DN
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260 ACBDFEGHIJ GYMNASIUM 258'-0" 7835 SF PLAZA VESTIBULE 196 SF MALE TOILETS 220 SF P.E. OFFICES 256 SF FEMALE TOILETS 220 SF AV 17 SF LAUNDRY 11 SF JANITOR 80 SF VESTIBULE 268 SF 257'-11 3/4" KITCHEN 1398 SF 258'-0" 252'-9 31/32" 254'-6" ELEC/IDF 100 SF BE BE BE BE BE BE BE BE BE BE BF BF BF BF BF BF BF BF 180BE5E'6+EE7127E6 :$//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
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ENTITLEMENTS RESPONSES ENTITLEMENTS DESIGN REVISION 11/17/2025 01/30/2026 12 DETAILED DEVELOPMENT PLAN 81
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 82 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 24, 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 83 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 24, 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- 84 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 24, 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.
85 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 24, 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. 86 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
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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.
87 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 24, 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 88 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 24, 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.
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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 24, 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.
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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
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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. 91 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
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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. 92 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 24, 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. 93 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 24, 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. 94
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 24, 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. 95
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
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(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; 96
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 24, 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.
97 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 24, 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.
98 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 99 PERFORMANCE STANDARDS
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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 100
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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.
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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). 102
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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 103
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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 104
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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 111
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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 to construction.
69. Verify location of utility meters, valves, back flow preventers, and hydrants with appropriate utility company. Show relationship of each to site improvements, such as retaining walls.
Hydrology & Water Quality
Special Projects
70. Prior to issuance of a building permit, the applicant shall submit an updated C.3 and C.6 Development Review Checklist, Special Projects Worksheet F documenting the LID treatment reduction credit, a narrative of LID Feasibility/Infeasibility and a Storm Water Treatment Plan showing a minimum of 100% LID treatment is incorporated into the storm water treatment design as shown on the City approved Preliminary Stormwater Management Plan prepared by BKF for review and approval by the City Engineer.
71. All plans shall conform to the requirements of the City NPDES stormwater discharge permit and the San Mateo Countywide Stormwater Pollution Prevention Program (STOPPP). The project plans shall include permanent storm water quality protection measures. The project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run- off. A Storm Water Treatment Facilities Operation and Maintenance Agreement shall be prepared by the applicant incorporating the conditions of this section. The applicant shall execute the Agreement with the Director of Public Works or designee. The Agreement shall outline the continuous operation and maintenance (O&M) plan for the permanent storm water treatment facilities including irrigation and landscape maintenance of Green Infrastructure elements constructed in the public right-of-way and shall be recorded with the County Recorder’s Office. This Agreement shall be executed prior to the first occupancy of the building.
All Projects
72. Grading shall be performed in accordance with the City Grading Ordinance, Chapter 9 of the City Code. Soil or other construction materials shall not be stockpiled in the public right- of-way unless an encroachment permit is obtained from the Department of Public Works. 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. The Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction shall be implemented to protect water quality.
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Construction - BMPs
73. Prior to issuance of Grading or Building Permits, 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.
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 off-site 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.
74. During grading and building operations, the owner/applicant shall ensure that applicable Best Management Practices (BMPs) from the San Mateo Countywide Stormwater Pollution Prevention Program (STOPPP) are followed to prevent discharge of soil or any construction material into the gutter, stormdrain system or creek.
75. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality protection during construction of project. These includes, but are not limited to, the following:
a) Store, handle and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
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b) Control and prevent the discharge of all potential pollutants, including solid wastes, paints, concrete, petroleum products, chemicals, wash water or sediment, and non- stormwater discharges to storm drains and watercourses. c) Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d) Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and treated.
e) Delineate clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses with field markers or fencing. f) Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching or other measures as appropriate.
g) Perform clearing and earth moving activities only during dry weather (April 15 through November 14).
h) Limit and time applications of pesticides and fertilizers to prevent polluted runoff.
i) Limit construction access routes and stabilize designated access points. j) Do not track dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping methods.
76. If construction is not complete by the start of the wet season (November 15 through April 15), prior to November 15 the developer shall implement a winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and status of construction, disturbed soils through temporary or permanent seeding, mulching, matting, tarping or other winterization requirements shall include inspecting/maintaining/cleaning all soil erosion and sedimentation controls prior to, during, and immediately after each storm event; stabilizing physical means; rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and polluted runoff from all site conditions. As site conditions warrant, the Department of Public Works may direct the developer to implement additional winterization requirements.
Operational – COAs & BMPs
77. All plans shall conform to the requirements of the City NPDES Stormwater Discharge Permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP). The project plans shall include permanent storm water quality protection measures. The 114
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project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreement shall be prepared by applicant incorporating the conditions of this section.
78. The property owner shall install, operate, and maintain all permanent stormwater quality protection measures included in the approved project plan using qualified personnel. The property owner/applicant must keep a maintenance and inspection schedule and record to ensure that the treatment control measures continue to operate effectively for the life of the project. Records must be provided to the Department of Public Works, on an annual basis, on or before June 30 of each year.
79. A Maintenance Plan for every stormwater treatment control, and/or Hydro Modification measure or applicable site design measure, inclusive of maintenance and inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement. A copy of the final, approved Maintenance Plan(s) shall also be on file with the Public Works Department.
80. The developer shall provide to the first residents/occupants/tenants practical information materials (as furnished by the City) on good housekeeping for hazardous products, proper use and disposal of hazardous products, and prohibited discharge practices.
81. Efficient irrigation systems shall be used throughout all landscaped areas in accordance with the Model Water Efficient Landscape Ordinance.
82. All landscaping shall be maintained and shall be designed with efficient irrigation systems to reduce runoff, promote surface filtration, and minimize the use of fertilizers, herbicides and pesticides.
83. The property owner/association shall implement a trash management and litter control program including emptying trash receptacles in common areas, noting trash disposal violations by homeowners or business, and notifying violators.
84. The phrase “No Dumping-Drains to Bay” or equal phrase shall be labeled on new storm drain inlets by stenciling, branding, plaque or casting.
85. The property owner shall install trash capture devices in storm drain systems that lead directly to the off-site storm drain system or outfall. Devices shall be approved by the Director of Public Works or designee. Trash capture devices are required on site consistent with the State Water Resources Control Board definition of Full Capture 115
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System. All on-site trash capture devices shall be cleaned routinely and maintained by the Owner per the Stormwater Treatment Facilities Maintenance Agreement.
86. All on-site drain facilities must be inspected twice a year and cleaned immediately prior to the rainy season (prior to October 15) and once again during the rainy season. Results of inspection and cleaning shall be reported to the Department of Public Works on an annual basis on or before June 30 of each year.
87. Streets and parking lots must be swept immediately prior to and once during the storm season. Records of street cleaning shall be reported to the Department of Public Works on an annual basis on or before June 30 of each year.
88. Trash enclosures and dumpster areas must be covered and protected from roof and surface drainage. Drains within the trash enclosure will be connected to the sanitary sewer system.
89. No wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning wash water) shall be discharged to the storm drain system, the street or gutter.
90. New buildings such as food service facilities and/or multi-family residential complexes or subdivisions shall provide 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.
91. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards. A permit is required for discharge to the sanitary sewer.
92. Boiler drain lines, roof top equipment with drain lines, and/or equipment for washing and/or steam cleaning activities shall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
93. Roof drains shall drain away from the building and be directed to landscaping or a stormwater treatment measure.
94. The developer shall provide to the first residents/occupants/tenants practical information materials (as furnished by the City) on good housekeeping for hazardous products, proper use and disposal of hazardous products, and prohibited discharge practices.
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95. The property owner/association shall implement a trash management and litter control program including emptying trash receptacles in common areas, noting trash disposal violations by homeowners or business, and notifying violators.
96. Outdoor storage areas for oils, fuels, solvents, coolant, and other chemicals shall be designed to provide secondary containment such as berms and roof covers. Process equipment sited outdoors shall be placed on an impermeable surface and covered.
Property owners/associations shall implement a regular program of sweeping and litter control at these sites.
97. Fire sprinkler test water shall discharge to onsite vegetated areas, or, alternatively shall be discharged to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
98. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
Noise & Vibration
Noise
Construction
99. Noise Control Plan. The applicant must prepare and implement a noise control plan.
Said plan must incorporate the noise reduction measures identified in the Noise and Vibration study prepared for the project, and the City standard construction noise COAs required for all projects.
100. Noise Coordinator. Prior to construction activities, the project applicant or contactor shall designate a “Construction Noise Coordinator” who would be responsible for responding to any local complaints about construction noise. The Construction Noise Coordinator shall determine the cause of the complaint and shall require that reasonable measures warranted to correct the problem be implemented. The telephone number for the Construction Noise Coordinator must be conspicuously posted at the construction site. Prior to construction activities, the project applicant or contactor shall notify adjacent residents of the construction schedule in writing and provide them with the contact information of the Construction Noise Coordinator. 101. Notice. The applicantshall notify property owners within 300 feet ofthe projectsite two weeks prior to the initiation of construction activities on site. A schedule of construction activities, contact phone number for the Noise Coordinator, and a copy of the noise control plan shall be included with this notice. 117
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