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Record of Proceedings

Belmont Planning Commission Approves Major Masonic Way Apartment Project - August 19, 2025

City Council — Tuesday, August 19, 2025
BodyBelmont, California
SessionCity Council
DateTuesday, August 19, 2025
StatusFILED
Video Record
0:00 / 3:15:00

Transcript — VerbatimClick a timed line to jump · ⧉ to share it
2:07

Carlos, I think we're going to get going.

2:10

Great.

2:11

All right.

2:11

Good morning, everyone.

2:12

Good morning.

2:13

Good morning.

2:14

Hi.

2:16

Good evening.

2:26

Today's Tuesday, August 19th.

2:29

And I'll start with our attendance options.

2:41

Firstly, attending in chambers.

2:44

Secondly, this is being broadcast on Comcast Cable Channel 27.

2:50

It is also being streamed live via the city's website at Belmont.gov.

2:56

And finally, it is available via Zoom.

3:02

And the access credentials are in the agenda.

3:20

And then of course the public can participate via Zoom by uh utilizing the raised hand function.

3:29

And I will note that all public comments, whether uh in person or via Zoom, are subject to uh a three minute time limit, unless otherwise determined by me, the chair.

3:49

Good evening, uh, Commissioner Adam Kavich.

3:51

Here, Framer.

3:53

Here.

3:54

Chair Coolidge.

3:55

Present.

3:55

Majeski?

3:56

Present.

3:57

Twig, present.

3:59

And Jadala?

4:01

Thank you, all present.

4:02

Great, all present, and we have a quorum plus.

4:05

Um we'll move on to uh item two of our agenda, which is the Pledge of Allegiance.

4:09

So please rise and I'll leave the pledge.

4:55

So we'll see if firstly, if there's any speaker slips for um item three.

5:00

Um we do have one in-house speaker slip here regarding open space.

5:04

Uh Victor Garza.

5:07

Great.

5:07

You'll have three minutes.

4:59

You have three minutes.

5:10

Good evening, Commissioner.

5:11

Good evening.

5:12

Evening, morning.

4:59

All the same.

5:14

It's today.

5:15

Thank you.

5:16

Uh thank you for the opportunity to speak uh tonight regarding the 150 unit development on Masonic Way and how the City of Belmont can meaningfully fulfill its open space obligations.

5:26

As you know, under Belmont's zoning code and the Quimby Act, projects like this must either dedicate parkland or pay substantial in LU fees for multifamily developments that equates to approximately 27,000 per unit in Quimby fees plus 8745 per unit in park impact fees.

5:42

A combined total of about 5.4 million for 150 units.

5:46

Often these funds end up in general accounts without translating into real local open space.

5:51

I own about one acre of undeveloped land on Alhambra Avenue, zoned in the HRO2 hillside.

5:57

Residential open space district.

5:59

This district specifically protects ridgelines, steep slopes, and environmentally sensitive terrain, land that's truly meant to remain undeveloped.

6:06

In contrast, the Masonic Way is prime for higher density and benefits from state's density bonus laws.

6:10

Belmont's zoning framework aims to strike a balance preserving hillside character through HRO2 while focusing urban growth and planned corridors.

6:19

Rather than collecting 5.4 million in in loo fees, which may or may not fund actual parkland, I propose directing our portion of those funds towards acquiring my HRO2 parcels.

6:28

My land is currently priced under 1 million per acre while below typical Bay Area open space acquisitions.

6:34

By spending less than 20% of the developer's obligation, Belmont could secure a permanent acre of true open space.

6:41

Zoning goals are honored, preserving hillsides where intended, concentrate density where appropriate, developer stay compliant with park dedication requirements.

6:49

Residents and the broader community gain visible accessible open space, not just abstract account balances.

6:55

Additionally, this acquisition sets the stage for density transfers, a proven method for resolving unpermitted square footage issues in HRO2 while bringing long-term benefits to tax revenue and code compliance.

7:07

To underscore your leverage, recent regional open space acquisitions so show much higher per acre costs.

7:13

For example, the Mint Peninsula Regional Open Space District paid 1.3 million per acre in Miriamontas Ridge additions, over 30% more than my asking price.

7:23

Belmont can achieve significantly more value by investing wisely in your own backyard.

Discussion Breakdown — Share of Meeting
Land Use Planning█████████████████████████████████33%
Affordable Housing████████████████16%
Procedural██████████████14%
Miscellaneous█████████████13%
Engineering And Infrastructure█████5%
Public Safety█████5%
Transportation Safety█████5%
Fiscal Sustainability███3%
Community Engagement██2%
Summary of Proceedings

Belmont Planning Commission Meeting - August 19, 2025

The Belmont Planning Commission convened for a regular meeting with a packed agenda focused on development projects. The session included public comments on open space funding, a routine consent calendar approval, and two public hearings. The first hearing was a minor addition requiring commission review due to a 1971 planned development ordinance. The second and more significant hearing concerned a major 140-unit apartment development at 500-580 Masonic Way, which was processed under state-mandated "by-right" rules, limiting the commission's discretion. Despite extensive public opposition primarily related to traffic, loss of commercial services, and building scale, the commission approved both projects, acknowledging the legal constraints imposed by state housing laws.

Consent Calendar

  • Approved the meeting minutes from July 1, 2025, by a vote of 6-0.

Public Comments & Testimony

  • Victor Garza (Open Space Proposal): Proposed that the city use approximately $5.4 million in expected park impact and Quimby Act fees from the Masonic Way development to acquire his HRO2-zoned hillside land for permanent open space, arguing it would provide better value than cash payments.
  • On Masonic Way Project (Item 7B): Over a dozen residents, primarily from the Sterling Downs neighborhood, voiced strong opposition. Concerns included: increased traffic congestion and safety, especially for children walking to Nesbitt Elementary; loss of existing commercial services (restaurant, preschool, nail salon); the building's height and scale being incompatible with the neighborhood; insufficient parking; construction disruption; and groundwater/subsidence risks. No public comments were made in support of the project.

Discussion Items

  • Item 7A - 2876 Wakefield Drive: A conditional use permit and single-family design review for a minor 52 sq ft addition (22 sq ft upper floor, 30 sq ft lower floor). Staff explained the review was required due to a 1971 Planned Development (Hallmark West) ordinance mandating commission approval for any second-story addition. Commissioners questioned the antiquated rule but had no objections to the project itself.
  • Item 7B - 500-580 Masonic Way: A major 140-unit, 5-story apartment building with 25 affordable units. Staff's detailed presentation covered:
    • The project's "by-right" processing status under state housing laws (SB 330, Density Bonus Law), which mandates approval if objective standards are met and limits environmental review (CEQA).
    • The legal framework, including how density bonus calculations (from a 70-unit "base project") allowed 140 units and required waivers for certain development standards like building bulk.
    • A review of requested entitlements: design review, grading plan, tree removal, affordable housing plan, and transportation demand management (TDM) plan.
    • Key project details: 138 parking spaces (more than legally required), 142 bicycle spaces, ground-floor residential uses (no commercial/retail), and a design featuring a U-shape, gabled roofs, and a community garden.
    • Staff recommended approval, noting the project complied with objective standards.
  • The applicant, Prometheus Real Estate Group, presented the design philosophy, emphasizing craftsmanship, natural materials, and activation of the streetscape, though the ground-floor uses were limited to residential lobbies and a gym.

Key Outcomes

  • Item 7A - 2876 Wakefield Drive: Approved unanimously (6-0).
  • Item 7B - 500-580 Masonic Way: Approved by a vote of 5-1 (Commissioner Twig opposed). The resolution granted all requested by-right entitlements and density bonus waivers. Commissioners expressed frustration with state laws that eroded local control, prevented requiring ground-floor commercial use, and resulted in what they saw as inadequate affordable housing percentages. They directed that construction and traffic safety plans be shared with the school district and nearby residents.
  • Other Business: Noted a future meeting on September 2nd with a climate action plan update and single-family design review.

Meeting Transcript

Carlos, I think we're going to get going. Great. All right. Good morning, everyone. Good morning. Good morning. Hi. Good evening. Today's Tuesday, August 19th. And I'll start with our attendance options. Firstly, attending in chambers. Secondly, this is being broadcast on Comcast Cable Channel 27. It is also being streamed live via the city's website at Belmont.gov. And finally, it is available via Zoom. And the access credentials are in the agenda. And then of course the public can participate via Zoom by uh utilizing the raised hand function. And I will note that all public comments, whether uh in person or via Zoom, are subject to uh a three minute time limit, unless otherwise determined by me, the chair. Good evening, uh, Commissioner Adam Kavich. Here, Framer. Here. Chair Coolidge. Present. Majeski? Present. Twig, present. And Jadala? Thank you, all present. Great, all present, and we have a quorum plus. Um we'll move on to uh item two of our agenda, which is the Pledge of Allegiance. So please rise and I'll leave the pledge. So we'll see if firstly, if there's any speaker slips for um item three. Um we do have one in-house speaker slip here regarding open space. Uh Victor Garza. Great. You'll have three minutes. You have three minutes. Good evening, Commissioner. Good evening. Evening, morning. All the same. It's today. Thank you. Uh thank you for the opportunity to speak uh tonight regarding the 150 unit development on Masonic Way and how the City of Belmont can meaningfully fulfill its open space obligations. As you know, under Belmont's zoning code and the Quimby Act, projects like this must either dedicate parkland or pay substantial in LU fees for multifamily developments that equates to approximately 27,000 per unit in Quimby fees plus 8745 per unit in park impact fees. A combined total of about 5.4 million for 150 units. Often these funds end up in general accounts without translating into real local open space. I own about one acre of undeveloped land on Alhambra Avenue, zoned in the HRO2 hillside. Residential open space district. This district specifically protects ridgelines, steep slopes, and environmentally sensitive terrain, land that's truly meant to remain undeveloped. In contrast, the Masonic Way is prime for higher density and benefits from state's density bonus laws.

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