Belmont Planning Commission Meeting - May 5, 2026

The Planning Commission of the City of Belmont met on Tuesday, May 5, 2026, at 7:00 PM. The meeting was broadcast on Comcast channel 27, streamed live via the city's website, and accessible via Zoom. Commissioners present: Adam Kevich, Takahashi, Kramer, Chair Coolidge, Twig, and Jadala. Commissioner Majeski was absent. The agenda included two public hearings for single-family design reviews: Item 7A at 1800 Robin Whipple Way and Item 7B at 2934 San Juan Boulevard. The meeting adjourned at 8:28 PM.

Public Comments & Testimony

• Item 7A (1800 Robin Whipple Way): One neighbor, who lives next door, expressed concern about the preservation of a large southern magnolia tree, calling it a neighborhood landmark. She also noted that the applicant had agreed to relocate a heat pump during neighbor outreach. Written comments were received from four individuals, with concerns about the design being too boxy or modern and not fitting the neighborhood's architectural style.
• Item 7B (2934 San Juan Boulevard): One neighbor, Glenn (2936 San Juan), spoke about heritage trees on his property that overhang the proposed addition, urging a thorough arborist report. Another neighbor, Jennifer Hill (2932 San Juan), asked about the setback from a waterway behind the house; staff clarified the setback is 18 feet 5 inches from a wooden bridge.

Discussion Items

Item 7A: Single-Family Design Review at 1800 Robin Whipple Way

• Staff Presentation: Planner Ruiz presented a tier-three design review for a ground-floor addition (222 sq. ft.) and a new upper story (934 sq. ft.), totaling 1,156 sq. ft. The existing home is 1,333 sq. ft.; proposed total is 2,409 sq. ft., below the maximum gross floor area of 2,752 sq. ft. The lot is 5,160 sq. ft. with a slope of 4.44%. The applicant redesigned the original “boxy” design after neighborhood outreach in November 2025, adding stone veneer, widened windows, and a faux roof break to meet articulation requirements. Staff recommended approval subject to conditions, including tree protection measures for the magnolia (condition #7).
• Applicant Presentation: Yuki, the architect and applicant, confirmed they revised the design based on neighbor feedback, moving toward a more traditional style, and addressed concerns about privacy and the heat pump.
• Commission Deliberation: Commissioners discussed the objective design criteria (prescribed articulation) and whether the tree's health was adequately addressed by the arborist report. The arborist report did not explicitly address pruning needed for the canopy overlap with the new second story. Some commissioners expressed concern that excessive pruning might be required, potentially harming the tree. A motion was made to continue the item to a future meeting, subject to the applicant providing written confirmation from a professional arborist that pruning of the magnolia tree is consistent with tree health and the current plans. The motion passed 4-2 (Ayes: Commissioners Adam Kevich, Kramer, Twig, Jadala; Nays: Takahashi, Chair Coolidge).

Item 7B: Single-Family Design Review at 2934 San Juan Boulevard

• Staff Presentation: Planner Ruiz presented a tier-three design review for a ground-floor addition (340 sq. ft.), a new garage (431 sq. ft.), and a new upper story (1,226 sq. ft.), totaling 1,997 sq. ft. The existing home is 898 sq. ft.; proposed total is 2,895 sq. ft., below the maximum of 3,091 sq. ft. The lot is 5,800 sq. ft. with a 10% slope. The design includes a two-foot stepback, varying roof ridges, and a balcony to preserve privacy. Staff recommended approval.
• Applicant Presentation: Henry, the designer, spoke via Zoom, explaining the family of four needs additional space, and the design is similar to a recently approved neighbor’s project. He noted the garage meets the minimum requirement.
• Commission Deliberation: Commissioners discussed potential tree impacts from neighboring heritage trees. After reviewing aerial photos and site plans, the majority concluded that the proposed addition is not near the drip line of the adjacent trees. The motion to approve the design review was made and seconded, passing unanimously 6-0.

Key Outcomes

• Item 7A (1800 Robin Whipple Way): Continued to a date uncertain, pending receipt of written confirmation from a professional arborist (or addendum to the existing report) that the pruning of the magnolia tree is consistent with tree health and the approved plans. The item will be re-noticed when ready.
• Item 7B (2934 San Juan Boulevard): Approved unanimously (6-0) for the single-family design review. The decision is appealable within 10 calendar days.
• Other Business Updates: Director DeMello provided updates on the Safety Element (returning to the commission June 2), the Mayor’s State of the City (May 6, 5-7 PM), and development projects: Rome (125 affordable units, TCO July-August), Link (37 affordable units, TCO late fall), Charles Armstrong School ribbon cutting (June 2), and the 678 Ralston affordable project (building permits issued, construction starting summer 2026).