Belmont Planning Commission Meeting – March 4, 2025

The Belmont Planning Commission convened on Tuesday, March 4, 2025, at 7:00 PM in City Council Chambers. The meeting included a public hearing for a single-family design review at 1518 Ridge Road and two separate public hearings for rezoning and development agreements for proposed cannabis retail dispensaries at 1538 El Camino Real (NUG) and 1397 El Camino Real (Canna‑Bel). The commission also approved consent calendar items and heard public comment.

Consent Calendar

• Approval of Meeting Minutes (January 21, 2025): Motion to approve passed 6‑0.

Public Comments & Testimony

• Item 7A (1518 Ridge Road): One neighbor (Judy Wong) spoke in opposition, citing concerns about privacy, shadows, and building bulk. The applicant’s architect provided additional materials and addressed questions.
• Item 7B (1538 El Camino Real – NUG): Multiple residents testified virtually and in person opposing the proposal, raising worries about children’s safety, crime, inadequate notice, and property values. Eleven opposition emails were received. No speakers supported the project.
• Item 7C (1397 El Camino Real – Canna‑Bel): Resident Ron Dubois opposed the project, citing location and community image. Two Zoom speakers also opposed, while one Zoom speaker supported it. Business owner Benny Lau and applicant Al Shawa described their local ties and security plans. The owner of NUG also spoke in support of Canna‑Bel.

Discussion Items

• Item 7A – 1518 Ridge Road Single Family Design Review: Staff presented a 1,248‑square‑foot addition (458 sq. ft. main floor, 790 sq. ft. second story) to an existing home, bringing total gross floor area to 2,269 sq. ft. (maximum allowed 2,376 sq. ft.). The neighbor’s objections focused on privacy and shadow impacts. Staff clarified that single‑family design review does not evaluate private views or privacy, only public views. The commission discussed setback compliance and height limits (28 ft.). All six commissioners could make the required findings, and the project was approved.
• Item 7B – 1538 El Camino Real (NUG): Staff and applicants presented the rezoning into the existing S‑3 Cannabis Overlay District and a 10‑year development agreement (with a 10‑year renewal option). The proposal included a $50,000 donation to Parks & Recreation and 1.5%–2% of gross receipts for community benefits. Discussion centered on whether the site was appropriate, the adequacy of public notice, and the meaning of “public interest” in the required findings. The city attorney stated the correct finding for rezoning is consistency with the general plan, not an explicit public‑interest test. Four commissioners could not make the findings, citing the site’s proximity to residences and the community’s opposition. A motion to recommend approval (with removal of “public interest” language) failed for lack of a second. A subsequent motion to recommend denial passed 4‑2.
• Item 7C – 1397 El Camino Real (Canna‑Bel): Staff and applicants presented a similar rezoning and 10‑year development agreement (with 1.5% of gross receipts, 30% directed to the city for parks/rec). The site is adjacent to the Caltrain station and a Sunday farmers market. Commissioners noted the location is not directly abutting residential properties and has limited foot traffic. The commission also considered whether the site conformed to separation requirements (600 ft. from schools, 100 ft. from youth‑oriented businesses). After deliberation, a motion to recommend approval of the development agreement (with removal of “public interest” language) passed 4‑2. A separate motion to recommend approval of the rezoning (also with the same amendment) passed 4‑2.

Key Outcomes

• Item 7A (1518 Ridge Road): Approved 6‑0. (Resolution 2024‑0060)
• Item 7B (1538 El Camino Real – NUG): The commission voted 4‑2 to recommend that the City Council not adopt the rezoning and development agreement. The Community Development Director will summarize the commissioners’ comments for the council.
• Item 7C (1397 El Camino Real – Canna‑Bel):
  • Development Agreement: Recommended for approval 4‑2 (with amendment striking “public interest” language).
  • Rezoning: Recommended for approval 4‑2 (with same amendment).
• The zoning administrator’s public hearing for both cannabis projects is scheduled for March 11, 2025, at 3:00 PM. Final decisions on all actions rest with the City Council.

Note: The commission emphasized that the recommendation for Item 7B does not imply a judgment on the city’s overall cannabis policy, which was previously established by the City Council. All recommendations will be forwarded to the City Council for final legislative action.