Belmont City Council Meeting – April 28, 2026

The Belmont City Council met in regular session on Tuesday, April 28, 2026, at 7:00 PM. The meeting covered a destination marketing presentation, proclamations for April and May heritage months, a series of affordable housing financing approvals, and updates to the Climate Action and Adaptation Plan and the General Plan Safety Element. Council also recognized the new Parks and Recreation Director and heard a brief public comment from a child thanking the city for an Easter egg hunt. All votes were 4-0 (Councilmember Pang Meganares absent).

Consent Calendar

• Routine approvals on six items were enacted by one motion without separate discussion. The motion passed 4-0.

Public Comments & Testimony

• Public Comment (Item 7): Elaine and her son Andrew addressed the Council. Andrew expressed enjoyment and gratitude for the Easter egg hunt organized by the Belmont Parks and Recreation Department. The comment was warmly received.
• TEFRA Hearing (Item 10A): No public comments.
• 951 Old County Road Loan (Item 11B): No public comments.
• Climate Action Plan (Item 11A): No public comments.
• Safety Element Update (Item 11C): No public comments.

Special Presentations

• Item 6A – Destination Marketing Organization (San Mateo County Convention and Visitors Bureau): John Hutar, President and CEO, presented the 2025-2028 strategic plan for the San Francisco Peninsula. The plan focuses on three pillars: supporting destination asset development (including upgrades to the San Mateo County Event Center and analyzing tournament-grade sports facilities), maximizing the destination experience (with four major events launched, such as Flavors of the Peninsula and Heritage Fire Tour), and continuing organizational excellence. Councilmembers asked about the vision for an annual destination event and connecting the Bay Trail for cyclists. The organization recognized Belmont's upcoming 100th anniversary. No vote was taken on this informational item.
• Proclamations: Mayor Mates proclaimed April 2026 as National Arab American Heritage Month and May 1–31, 2026 as Asian American Native Hawaiian and Pacific Islander Heritage Month and Jewish American Heritage Month in the City of Belmont.

Discussion Items

10A – TEFRA Financing for Ridge at Ralston (678 Ralston Avenue Affordable Housing)

Toby Lieberman, Housing and Economic Development Manager, explained the required public hearing under the Tax Equity and Fiscal Responsibility Act (TEFRA) for the Ridge at Ralston project – a 65-unit 100% affordable housing development approved in May 2024. The project is seeking $24 million in tax-exempt bonds through the California Municipal Finance Authority (CMFA). Staff emphasized that the bonds are not an obligation of the city. The city contributed $1 million in 2025. The hearing was held to satisfy IRS requirements.

11B – 951 Old County Road Affordable Housing Loan

Toby Lieberman presented a request for a $2 million residual receipts loan (3% interest, 55-year minimum term) from the city's Affordable Housing Fund for a 63-unit, 100% affordable development at 951 Old County Road (Ridge Masonic). Developer CRP Affordable Housing (Ryan Andrews) noted the project will replace a commercial building and include 1,300 sq ft of ground-floor retail open to the public. The project is in process of applying for Low-Income Housing Tax Credits and has secured $3 million from the county. Councilmembers sought and received assurance that the retail space would be open to all residents. The per-unit cost is approximately $32,000.

11A – Climate Action and Adaptation Plan (CAP) – Draft Measures and Actions

Olivia Mendoza (Rincon Consultants) and staff presented the updated CAP, which builds on the 2017 plan and focuses on both mitigation (greenhouse gas reduction) and adaptation. Transportation and natural gas account for 90% of Belmont's emissions; electricity (from Peninsula Clean Energy) accounts for only 1%. Key measures include: reducing natural gas use in existing buildings by 18% by 2030, achieving 90% all-electric new construction, increasing public transit mode share from 4.4% to 7% and active transportation from 0.5% to 1.5% by 2030, achieving 32% passenger EV adoption and installing 200 new public EV chargers (up from 70), and expanding composting. Community engagement (two surveys, two workshops, three pop-ups) revealed top concerns: wildfire, air quality, drought, safe biking/walking infrastructure, and interest in composting and electrification. Councilmembers discussed the need for accessible incentives, clear guidance, and learning from neighbors who have completed upgrades. The plan is expected to return for adoption in fall 2026.

11C – Draft General Plan Safety Element Update

Adrian Smith, Principal Planner, and Eli Crispie (Placeworks) presented the multi-jurisdictional update to the Safety Element (part of the Peninsula Resilience Planning Project). The update responds to new state laws requiring climate vulnerability analysis and evacuation planning. Key hazards: wildfire (top concern), sea level rise and emergent groundwater, flooding, and extreme heat. Community feedback emphasized communication gaps, equitable resource distribution, and infrastructure improvements. The Planning Commission recently recommended fine-tuning language on fire hazard zone construction standards. Next steps: incorporate public comment (ends May 14), state agency review, and adoption hearings in June 2026.

Key Outcomes

• Item 10A – TEFRA Financing: Motion to adopt the resolution approving the issuance of bonds by CMFA for Ridge at Ralston passed 4-0.
• Item 11B – 951 Old County Road Loan: Motion to authorize the city manager to negotiate and enter into a loan agreement with CRP Affordable Housing for up to $2 million passed 4-0.
• Item 11A – Climate Action Plan: Council provided feedback; no formal vote. The plan will proceed to refinement and return for adoption in fall 2026.
• Item 11C – Safety Element Update: Council provided affirming feedback; no formal vote. The draft will be revised based on public comment and state review, with adoption hearings anticipated in June 2026.