Belmont Planning Commission Meeting Summary - January 21, 2025

The Belmont Planning Commission met on Tuesday, January 21, 2025, at 7:00 PM in City Council Chambers. Commissioners present: Chair Coolidge, Gurvich, Kramer, Twig, Adam Kavich, and later Meyer (absent at roll call). Commissioners absent: Meyer (initially) and Majeski. The meeting included the approval of three sets of minutes on the consent calendar and two public hearings for single-family design reviews. The meeting also provided updates on upcoming large-scale projects.

Consent Calendar

• Approval of Meeting Minutes – September 17, 2024: Moved and seconded. Vote: 4-0-1 (Commissioner Gurvich abstained). Approved as presented.
• Approval of Meeting Minutes – October 1, 2024: Moved and seconded. Vote: 5-0. Approved as presented.
• Approval of Meeting Minutes – November 4, 2024: Moved and seconded. Vote: 5-0. Approved as presented.

Discussion Items

1609 Clee Street - Single Family Design Review

• Project: Proposal to add 145 sq ft ground-floor and 1,183 sq ft upper-story addition (total 1,328 sq ft) to an existing 1,906 sq ft home, bringing total gross floor area to 3,234 sq ft (maximum allowed 3,462 sq ft). Lot size 6,496 sq ft with 7% slope (FAR 0.533). Front setback 24 ft 2 in (required 20 ft), side setbacks met. New covered porch, improved aesthetics. Staff found the design well-articulated and compliant with guidelines.
• Applicant Presentation: Natalie Hylan (Highland Design Group) and homeowner Carrie Zoss spoke. Key priorities: maintain footprint, add entryway, and create a forever home. Neighbor outreach conducted; one neighbor asked questions but found responsive.
• Public Comments: No speaker slips or email comments received. No comments from Zoom.
• Commissioner Questions: Commissioners had no questions; noted no windows facing neighbors and appreciated outreach.
• Deliberation: All commissioners stated they could make the required findings (no public view impacts, consistent with design guidelines).
• Vote: Motion to approve Resolution 2024-0047. Seconded. Vote: 6-0 (all aye). The matter is appealable within 10 calendar days.

3717 Encline Way - Single Family Design Review

• Project: Proposal to add 758 sq ft ground-floor and 585 sq ft upper-story addition (total 1,328 sq ft) to an existing 2,209 sq ft home, bringing total net square footage to 3,159 sq ft (maximum allowed 3,285 sq ft). Lot size 6,666 sq ft with 17.8% slope (FAR 0.493). Corner lot on Naughton Avenue and Incline Way. Front setback (Naughton) no change, side setback on Incline Way 15 ft, rear 15 ft. Maximum building height 28 ft from finished grade. Applicants conducted extensive neighborhood outreach including an in-person meeting on August 7, 2024. They removed or repositioned windows to address privacy concerns, provided perspective drawings and a shadow study (winter solstice, Dec 21, 9 am–3 pm) showing minimal shadow impact.
• Applicant Presentation: Jim Zelro (owner/architect) deferred to staff presentation.
• Public Comments:
  • Frances LaRose (3622 Reposa Way, neighbor opposite corner): Opposed the second-story addition, arguing it would block views of neighbors uphill and set a precedent for a "Manhattan effect." She noted other houses on Naughton are tall but go downslope. She supported renovation to maximum square footage but not building up over neighbors.
  • Michael Kane (3803 Naughton Avenue, adjacent property line): Thanked the applicants for responsiveness and addressing his concerns (window removals). While he initially opposed, he accepted that the project meets code. He expressed concern about a "cascade effect" of future second-story additions but supported the project for replacing an eyesore.
  • Avi Prasad (3713 Incline Way, via Zoom): Raised concerns about obstruction of mountain views and questioned the shadow study's timing (winter vs. summer) and whether the height elevation had changed from earlier plans (staff confirmed 28 ft maximum, illustrated with red line).
• Commissioner Questions:
  • Commissioner Gurvich asked about requirements for windows facing neighbors; staff clarified that privacy and private views are not factors in a single-family design review unless a floor area exception is sought.
  • Commissioner Kramer inquired about the exception from Mid-Peninsula Water District (landscaping water efficiency). Staff explained the landscaping square footage did not trigger review.
  • Commissioner Twig asked for clarification on the corner setback (15 ft from Incline Way) and confirmation of height (28 ft). Staff reiterated the height measurement from finished grade and showed the red line on the elevation drawing.
• Deliberation: All commissioners stated they could make the findings. Commissioner Twig noted the 3D renderings lack context, potentially exaggerating the building's appearance, but found the elevations and shadow study provided sufficient information. Staff confirmed the project is consistent with design guidelines and has minimal public view impact.
• Vote: Motion to approve Resolution for 3717 Incline Way (application 2024-0041). Seconded. Vote: 6-0 (all aye). The matter is appealable within 10 calendar days.

Other Business and Updates

• Director DeMello reported that the next meeting (February 4) may not have action items ready. Upcoming large-scale projects expected in February through May include: 1301 Shoreway (biotech life sciences office), 1510 Folger (changes by Mid-Pen Water District), and the Stanford Plan Development and Master Plan.

Key Outcomes

• Consent Calendar: Three sets of minutes approved (Sept 17, Oct 1, Nov 4).
• Public Hearing 7A: Single-family design review for 1609 Clee Street approved (6-0).
• Public Hearing 7B: Single-family design review for 3717 Encline Way approved (6-0).
• Both approvals are appealable within 10 calendar days from the meeting date.