Belmont Planning Commission Meeting – October 1, 2024

The Belmont Planning Commission met on Tuesday, October 1, 2024, starting at 7:07 PM and adjourning at 7:50 PM. The meeting included a public hearing for a single-family design review and tree removal permit at 3300 Lower Lock Avenue, which was approved unanimously. The consent calendar item (approval of September 17, 2024 minutes) was tabled due to insufficient commissioners who had attended that prior meeting.

Consent Calendar

• Approval of Meeting Minutes (September 17, 2024): The item was tabled because only three commissioners had been present at the September 17 meeting, and the chair determined that at least four commissioners who attended that meeting were needed to approve the minutes. Commissioners present for the October 1 meeting included Chair Coolidge, Commissioner Kramer, Commissioner Majeski, and Commissioner Gurovich (who abstained from the minutes vote). The minutes will be reconsidered at a future meeting.

Public Comments & Testimony

• Community Forum (Item 3): No public comments were received.
• Public Hearing (Item 7A): Two neighbors spoke:
  • Michelle (in chambers): Expressed grave concerns about fire safety, noting the property's distance from the nearest fire hydrant and past fires in San Juan Canyon. She also raised issues about an outdated geotechnical report (originally from 2009) and the lack of updated climate-change considerations. She described a personal dispute with the applicant over an easement and fence removal, saying the applicant called police to have her removed from her own backyard, undermining trust for future safety discussions.
  • Roman (via Zoom): Expressed concern about fire hazard from the large undeveloped parcel and asked about plans for vegetation management on the broader property.

Discussion Items

• 3300 Lower Lock Avenue – Single-Family Design Review and Tree Removal Permit:
  • Staff (Planner Sheck) presented the project: a 4,392 sq. ft. home and an ADU on a 10-acre parcel (combined with a 1-acre access lot), with a 4,500 sq. ft. maximum allowed. The site has an average slope of 45%. The proposal includes removing three protected Coast Live Oaks and replacing them with three 36-inch box trees (exceeding the 15-gallon requirement). The arborist recommended removal due to proximity to improvements. Dead trees (20–30) will also be removed for defensible space. Earthwork involves 410 cubic yards of cut (repurposed on site) and 120 cubic yards imported fill. The design splits the house into two wings connected by a low gallery, recessing the lower floor 5–6 feet into the slope to minimize height. Fire department and geotechnical reports (peer-reviewed in 2024) were addressed. The applicant (John Wagner and Emily Hugo) and architect (Jim Miller) spoke in favor, emphasizing family ties to Belmont and the design’s integration with the landscape.
  • Commissioner questions focused on the previous expired approvals (different plans), dead trees (not protected), and the updated geotechnical peer review (2024).
  • Commissioners expressed general support, noting the project meets guidelines, fire department sign-off, and that vegetation management will reduce fire risk compared to the current unkempt land. The prescriptive easement dispute was noted but clarified as outside the commission’s purview.

Key Outcomes

• Motion to approve the Single-Family Design Review and Tree Removal Permit (Resolution of the Planning Commission) for 3300 Lower Lock Avenue (APNs 043-042-750 and 043-192-210; Application 2024-0035) was made by Commissioner Kramer, seconded by Commissioner Majeski.
• Vote: 4-0 in favor (Commissioners Gurovich, Kramer, Majeski, and Chair Coolidge all voting aye; three commissioners absent).
• The decision is appealable within 10 calendar days.
• Upcoming: The draft Environmental Impact Report for the 1301 Shoreway project will be released for public review starting the week of October 7, 2024, with a public comment meeting scheduled for November 4, 2024 (instead of the regular November 5 meeting, which falls on election day).