Belmont City Council Regular Meeting - November 25, 2025

The Belmont City Council held a regular meeting on Tuesday, November 25, 2025, starting at 7:17 PM. Mayor Mates participated remotely and left early, leading to a 4-1 vote on one item. All other council members were present throughout. The meeting covered presentations, public hearings on building codes, solid waste rates, zoning amendments, and a project introduction for Charles Armstrong School, along with committee reports and a new subcommittee proposal.

Consent Calendar

• Items 8A-8E: Approved unanimously (5-0). Included the strategic plan update, pavement plan, and a design contract for crosswalk improvements. Councilmembers highlighted the strategic plan dashboard and coordination with developers on the crosswalk project.

Public Comments & Testimony

• Non-Agenda Public Comments:
  • Chris Liu (Belmont Library Manager) announced December events, including a Teen Makerspace (pine needle weaving), stuffed animal sleepover, New Year's Eve celebration, Mandarin conversation club, and U.S. citizenship classes starting January 8, 2026.
  • Ottuth Swester, a property owner, requested review of a certificate of compliance for two small lots, citing a similar approved project on an adjacent lot. He asked for approval to build an 800 sq ft house.
• Consent Calendar: No public comments.
• Public Hearing 9C (Zoning Amendments): Neil Patel, a 48-year Belmont business owner, spoke in support of the CMU revisions, especially hotel standards and increased heights. He recommended the planning commission's 15-foot setback and two 5-foot stepbacks for the 11 lots adjacent to single-family homes.
• Public Hearing for Charles Armstrong School (Item 10A): Several speakers expressed support, including Barbara Sabian (30-year resident, praised school as good neighbor), Warren Gibson (former planning commission chair who supported 2005 project), Daniel Wisch (facilities manager, detailed traffic management), Jeffrey Selman (parent and former advocate), Hayward Fellows (parent, noted minimal traffic impact), Colleen Carter (staff member, highlighted student benefits), Karen Shane (60-year resident, warned of alternative if school leaves). Opponents included Jeff Griswell (Dartmouth Ave neighbor, concerned about noise, odors, and traffic from gym and kitchen), and Jessina Pignoli who argued the structures would tower over backyards with inadequate setbacks.

Discussion Items

• Project Sentinel Fair Housing Presentation (Item 5B): Arthur Tappia and Laura Diaz introduced Project Sentinel's services—fair housing counseling, landlord-tenant dispute resolution, housing counseling (first-time homebuyer, foreclosure prevention), and civil rights enforcement. The presentation fulfilled a housing element program requirement.
• Local Amendments to 2025 Building Codes (Item 9A): Staff presented adoption of the 2025 California Building Standards Code with local amendments (sunrooms, swimming pool safety). Public hearing opened with no comments. Council approved 5-0, also acting as Belmont Fire Protection District directors.
• Revised Solid Waste Rates for 2026 (Item 9B): Public Works Director Edric Kwan and HDR consultant Sean Korn presented a 1.45% increase for Schedule L (residential/commercial) and 1.27% for Schedule Q (additional services), based on formula in franchise agreement. Two protest letters received, no majority protest. Council approved 5-0.
• Zoning Text Amendments (Item 9C): Deputy Director Laura Russell detailed amendments to implement the housing element, update CMU district standards, consolidate parking, and clarify design review. Key focus on CMU setbacks: Planning Commission recommended 15-foot setback with two 5-foot stepbacks for lots adjacent to R1 districts. Staff proposed a 10-foot setback with one 5-foot stepback as a middle ground. Council adopted the staff recommendation, citing feasibility and cost concerns for developers. Other amendments (definitions, parking, design review) were approved without change. Council also noted a future study on design standards for building backs.
• Charles Armstrong School Project Introduction (Item 10A): Staff and school leadership (Head of School Neil Tuck, architect) presented a phased expansion: Phase I (2026-2027) academic wing (11,900 sq ft), Phase II (2031-2032) athletics/community building (11,100 sq ft) with gym and kitchen, and Phase III interior renovations. Requests include a CUP amendment for 30 additional students (to 290), extended hours (7am-10pm weekdays), weekend access, and special event flexibility. Council took no action; public hearings scheduled for January 2026.
• Audit and Measure I Committee Reports (Item 10B): Finance director reported a clean audit opinion for FY2024-25, including Measure I, W, and A. Council received the reports without a vote.
• Revised Master Employee Pay Schedule (Item 10C): Presented to comply with CalPERS requirements due to new contracts for city manager, city attorney, police department raises, and minimum wage increases. Approved 4-1 (Mayor Mates absent).
• Formation of Ad Hoc Housing Subcommittee (Item 12A): Councilmembers Latimerlow and Jordan proposed a subcommittee to track state housing laws and their impact on Belmont. After discussion on staff impact, council agreed to bring the proposal back as an IGR assignment at the next meeting for formal consideration.

Key Outcomes

• Consent Calendar: Approved 5-0.
• 9A - Building Code Adoption: Ordinance introduced and adopted 5-0 as City Council and as Fire Protection District directors.
• 9B - Solid Waste Rates: Resolution adopted 5-0, effective January 1, 2026.
• 9C - Zoning Amendments: Ordinance introduced with staff alternative on CMU setbacks (10-foot setback, one 5-foot stepback) and other amendments; approved 5-0.
• 10C - Employee Pay Schedule: Approved 4-1 (Mayor Mates absent).
• JPFA Meeting (following council): Annual report accepted 4-0 (Mayor Mates absent).