Belmont Planning Commission Meeting Summary - September 2, 2025

The Belmont Planning Commission convened on Tuesday, September 2, 2025, at 7:00 PM. Commissioners Adam Kavich, Kramer, Twig, and Jadala were present; Chair Coolidge and Vice Chair Majeski were absent. The agenda included public hearings for two single-family design reviews and a presentation on the City's Climate Action and Adaptation Plan (CAAP) update.

Public Hearings

2914 San Juan Boulevard - Single-Family Design Review

• Project Overview: Staff presented a proposal to add a 135-square-foot ground floor addition and a 732-square-foot upper floor addition to an existing residence, bringing the total square footage to 3,113. The project meets all setback and floor area ratio (FAR) requirements. Staff recommended approval.
• Applicant Statement: The applicant described the project as a straightforward upgrade to open the floor plan, add a guest bathroom, a master suite, and an office, stating the design complied with city zoning criteria.
• Commissioner Deliberation: Commissioners confirmed they had conducted site visits and agreed the project was well-designed and met all applicable design standards.
• Outcome: A motion to approve the design review passed unanimously (4-0).

1641 Francis Avenue - Single-Family Design Review

• Project Overview: Staff outlined a proposal for a 52-square-foot ground-floor addition and a new 1,156-square-foot second story (1,208 total square feet), resulting in a total floor area of 2,873 square feet. The design features board and batten siding and stone veneer. Staff recommended approval.
• Applicant Statement: The homeowner explained the need for more space for their children and visiting parents and detailed extensive outreach efforts with neighbors to offset the second story to avoid window conflicts and mitigate view impacts.
• Commissioner Deliberation: One commissioner expressed concern that the proposed board-and-batten siding was not consistent with the predominantly stucco homes in the neighborhood but acknowledged the thorough outreach documentation. Other commissioners felt the project handled the volume well and met the required findings.
• Outcome: A motion to approve the design review passed unanimously (4-0).

Climate Action and Adaptation Plan Update

• Presentation: Consultants from Rincon Consultants presented an update on the City's CAAP. Key points included: 52% of emissions come from on-road transportation, 40% from natural gas use in buildings (electricity only accounts for 1% due to Peninsula Clean Energy). Belmont has achieved a 28% reduction from 1990 levels, exceeding its 2020 target. The new plan must align with state targets: 40% below 1990 levels by 2030 (SB 32) and carbon neutrality by 2045 (AB 1279). The current trajectory is not sufficient to meet these goals. Key strategies focus on electrifying existing buildings (heat pumps), reducing vehicle miles traveled (VMT) and electrifying vehicles, and improving waste diversion. AB 130 limits local reach codes until 2031, and federal incentives (IRA) are uncertain, though state funding (Prop 4) remains a key resource.
• Commissioner Questions and Discussion: Commissioners discussed the feasibility of electrification with 100-amp panels and new technologies (battery-powered induction stoves, smart circuits). The relative merits of weatherization versus heat pump installation were discussed. Commissioners asked about regional transportation collaboration and the lack of specific data on bike lane usage, urging a stronger focus on connected, safe bike infrastructure. The challenges of electrifying the city fleet under state Advanced Clean Fleets rules were also discussed.
• Public Comment: Dow Jane Pay, a Belmont resident and representative of Build Up San Mateo County, urged the City to explicitly address the vulnerability of young children and child care facilities to extreme heat and wildfire smoke in its climate planning. She referenced her organization's San Mateo County Early Childhood Climate Action Plan.
• Outcome: The presentation was received by the commission. No formal action was taken. The plan will be presented to the City Council on September 9, followed by a community workshop on September 11.

Key Outcomes

• Approved (4-0): Single-family design review at 2914 San Juan Boulevard.
• Approved (4-0): Single-family design review at 1641 Francis Avenue.
• Received: Presentation on the Climate Action and Adaptation Plan update. Public comment encouraged the inclusion of early childhood considerations in the plan.
• Upcoming Dates: City Council presentation on the CAAP (September 9, 2025), Community Workshop (September 11, 2025).