Housing Element Annual Report - Staff Report
STAFF REPORT
Meeting Date: March 25, 2025
Agency: City of Belmont
Staff Contact: Tobi Liebermann, Housing and Economic Development Manager Agenda Title: Housing Element Annual Progress Report 2024 and Housing Successor Annual Report FY 2023-24
Agenda Action: For Information Only
Recommendation
Review the Housing Element Annual Progress Report 2024 and the Housing Successor Annual Report FY 2023-24, and direct staff to transmit the reports to the California Governor’s Office of Planning and Research (OPR) and the California Department of Housing and Community Development (HCD).
Strategic Focus Area
Economic Development and Housing
Background
Housing Element Annual Progress Report 2024
Government Code 65400 requires each governing body to prepare an annual report on the status and progress of implementing the jurisdiction’s Housing Element of the General Plan. Housing Element Annual Progress Reports (APR) are due annually in April covering the previous calendar year. Therefore, this year’s report evaluates the progress made towards housing production during the time period between January 2024 and December 2024. The Housing Element Annual Progress Report 2024 is included as Attachment A.
Housing Successor Annual Report Fiscal Year 2023-24
Housing Successor entities must provide an Annual Report that details compliance with the expenditure limitations detailed in Senate Bill 341 (H&SC 34176.1(f)) during each five-year compliance period. The information should be reported at the same time as the Housing Element Annual Report due in April of each calendar year. The current reporting period is fiscal year 2023-24, covering July 1, 2023 through June 30, 2024. The Housing Successor Annual Report FY 2023-24 is included as Attachment B.
Analysis
Housing Element Annual Progress Report 2024
The Regional Housing Needs Assessment (RHNA) 6th cycle covers the years 2023 through 2031, making 2024 the second year of the planning period. The City Council adopted the revised 2023-2031 Housing Element on Sept. 10, 2024. The State Department of Housing and Community Development (HCD) reviewed the adopted Housing Element and determined it meets the statutory requirements of State Housing Element Law on October 16, 2024.
1011
Housing Element Annual Report - Staff Report
Every year on April 1, the City is required to report on progress towards meeting the Regional Housing Needs Allocation (RHNA) and Housing Element Programs. The report format is set by HCD and cannot be altered. The City reports on projects that have received completed entitlements, building permits issued, and building permits finaled. Only projects with building permits issued in the reporting year count towards RHNA. In 2024, the City issued building permits for 25 Accessory Dwelling Units (ADUs).
Building permits were also issued for a 125-unit 100% affordable housing project, the ROEM project at 803 Belmont Avenue. RHNA progress is shown in the table below.
INCOME
LEVEL
RHNA Prior
Reporting
Periods*
2024 Reporting
Period 1/1/24-
12/31/24
TOTAL
UNITS
RHNA
NEED
Very Low 488 6 68 74 414
Low 281 6 67 73 208
Moderate 283 18 12 30 253
Above Mod 733 22 3 25 708
Total Units 1,785 52 150 202 1,583
*6/30/2022-1/30/2023, plus remainder of 2023
In addition to the permitted units summarized above, the City of Belmont has approved entitlements in 2024 for an additional 65 units located at 678 Ralston Avenue, 64 of which are affordable.
HCD requires all jurisdictions to report on progress made on housing programs as outlined in their adopted housing elements. In this planning cycle, HCD is tracking progress with greater attention and will be looking for lack of progress on any programs pledged to be completed or worked on during the reporting period. HCD is also strongly encouraging reporting on housing element programs that occur after the 2024 reporting period and take credit for progress on programs reportable for 2025 and beyond. HCD has reminded jurisdictions of the repercussions of failing to meet program objectives in a timely manner, which includes possible housing element decertification.
Some of the notable progress on programs that were accomplished and reported to HCD include:
• Established by-right housing designation for prior housing element sites • Facilitation and support of pipeline and pending housing projects by City staff • Ongoing management of portfolio of deed restricted affordable units • Outreach to local partners to obtain and share information on home rehabilitation opportunities for low-income households
• Work on zoning codes updates to increase floor area ratios and heights in the Corridor Mixed Use and Village Station Core zoning districts
• Continued financial support for HIP Housing’s home sharing program • City participation in the Countywide ADU Resource Center Housing Successor Annual Report
The Housing Successor Annual Report for the Low Moderate Income Housing Asset Fund (Belmont Affordable Housing Fund 275) has been prepared pursuant to CA Health and Safety Code Section 1012
Housing Element Annual Report - Staff Report
34176.1(f) and is included as Attachment B. The financial data contained in this report is based on the Belmont Annual Comprehensive Financial Report (audit) prepared by Maze and Associates for fiscal year 2023-24. The report includes summaries of the deposits to, ending balance of, and expenditures from the Belmont Affordable Housing Fund. The report also includes a description of the Housing Successor Agency’s Assets, including real property and loans receivable. Based on the information provided in the attached report, the Belmont Housing Successor remains in compliance with all applicable sections of the Health and Safety Code.
Alternatives
1. Direct staff to make amendments to the Annual Housing Reports Attachments
A. Housing Element Annual Progress Report 2024
B. Housing Successor Annual Report FY 2023-24
Fiscal Impact
☒ No Fiscal Impact
☐ Funding Source Confirmed:
Source: Purpose: Public Outreach:
Staff Statutory/Contractual Requirement Posting of Agenda
1013
Jurisdiction Belmont ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2024 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 01/31/2023 - 01/31/2031
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Application Status Project Type Notes
2 34 6 7 8 9 11 12 13
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total
PROPOSED
Units by
Project
Total
APPROVED
Units by
project
Total
DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Were
incentives or
concessions
requested
pursuant to
Government
Code section
65915
approved?
Please
indicate the
status of the
application.
Is the project
considered a
ministerial
project or
discretionary
project?
Notes+
Summary Row: Start Data Entry Below 9 8 53 8 0 9 4 91 14 0 040-313-280 951 Old County Rd Ridge at Masonic PA2024-0065 5+ R 12/22/2024 9 53 1 63 SB 423 (2023) Yes Yes Pending Ministerial Project approved Jan 23, 2025 044051190 1916 LYON AVE B2024-0020 ADU R 1/17/2024 1 1 1 NONE No N/A Approved Ministerial 043052050 4120 MARSTEN AVE B2024-0023 ADU R 1/18/2024 1 1 1 NONE No N/A Approved Ministerial 043072760 3828 NAUGHTON AVE B2024-0040 ADU R 1/28/2024 1 1 1 NONE No N/A Approved Ministerial 043251160 2122 FOREST AVE B2024-0044 ADU R 1/31/2024 1 1 NONE No N/A Pending Ministerial 043202360 2943 SAN JUAN BLVD B2024-0079 ADU R 2/21/2024 1 1 1 NONE No N/A Approved Ministerial 044241020 2519 READ AVE B2024-0099 ADU R 3/11/2024 1 1 NONE No N/A Pending Ministerial 045152550 905 SOUTH RD B2024-0110 ADU R 3/20/2024 1 1 NONE No N/A Pending Ministerial 045393070 2727 HALLMARK DR B2024-0141 ADU R 4/5/2024 1 1 1 NONE No N/A Approved Ministerial 043112020 3715 NAUGHTON AVE B2024-0143 ADU R 4/5/2024 1 1 1 NONE No N/A Approved Ministerial 043233090 2607 LINCOLN AVE B2024-0145 ADU R 4/9/2024 1 1 NONE No N/A Pending Ministerial 043290400 2608 CIPRIANI BLVD B2024-0249 ADU R 6/19/2024 1 1 1 NONE No N/A Approved Ministerial 045263040 1324 SUNNYSLOPE AVE B2024-0264 ADU R 6/26/2024 1 1 NONE No N/A Pending Ministerial044331080 1731 VALLEY VIEW AVE B2024-0265 ADU R 6/26/2024 1 1 NONE No N/A Pending Ministerial044014060 512 ALAMEDA DE LAS PULGAS B2024-0308 ADU R 7/30/2024 1 1 NONE No N/A Pending Ministerial040274140 500 CAMBRIDGE ST B2024-0363 ADU R 8/24/2024 1 1 NONE No N/A Pending Ministerial044194010 455 SOUTH RD B2024-0401 ADU R 9/20/2024 1 1 NONE No N/A Pending Ministerial043273140 2509 DEKOVEN AVE B2024-0555 ADU R 12/19/2024 1 1 NONE No N/A Pending Ministerial 045441540 2884 WAKEFIELD DR B2024-0564 ADU R 1/28/2024 1 1 1 NONE No N/A Approved Ministerial044021010 2609 NEWLANDS AVE B2024-0053 ADU R 2/6/2024 1 1 1 NONE No N/A Approved Ministerial044012480 2128 LYON AVE B2024-0100 ADU R 3/12/2024 1 1 1 NONE No N/A Approved Ministerial043022140 2028 BISHOP RD B2024-0102 ADU R 3/14/2024 1 1 1 NONE No N/A Approved Ministerial045151140 919 HOLLY RD B2024-0219 ADU R 5/28/2024 1 1 1 NONE No N/A Approved Ministerial043114250 3416 LODGE DR B2024-0280 ADU R 7/3/2024 1 1 1 NONE No N/A Approved Ministerial044112250 1506 WILLIAMS ST B2024-0297 ADU R 7/22/2024 1 1 1 NONE No N/A Approved Ministerial043112040 3711 NAUGHTON AVE B2024-0375 ADU R 9/5/2024 1 1 NONE No N/A Pending Ministerial045082120 1840 EL VERANO WAY B2024-0393 ADU R 9/17/2024 1 1 NONE No N/A Pending Ministerial044231420 2619 PONCE AVE B2024-0427 ADU R 10/9/2024 1 1 NONE No N/A Pending Ministerial045161100 895 LAUREL AVE B2024-0434 ADU R 10/10/2024 1 1 NONE No N/A Pending Ministerial Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Proposed Units - Affordability by Household Incomes Density Bonus Law Applications 10 Housing Development Applications Submitted
1014
Table A2
23 56
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category (SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Summary Row: Start Data Entry Below 52 0 12 0 0 0 1 65
040313280 678 Ralston Ave Ridge at Ralston PA2023-0050 5+ R 52 0 12 1 5/22/2024 65045244210 1361 5th Ave Village Walk B2021-0463 SFA O 0040290260 815 Old County Rd The Hayden B2021-0273 5+ R 0046031070 1325 Old County Rd Artisan Crossing B2019-0345 5+ R 0 044-172-190 and
044-172-200 803 Belmont Ave Belmont Ave PA2020-0020 5+ R 0 044051190 1916 LYON AVE B2024-0020 ADU R 0043052050 4120 MARSTEN AVE B2024-0023 ADU R 0043072760 3828 NAUGHTON AVE B2024-0040 ADU R 0043202360 2943 SAN JUAN BLVD B2024-0079 ADU R 0045393070 2727 HALLMARK DR B2024-0141 ADU R 0043112020 3715 NAUGHTON AVE B2024-0143 ADU R 0043290400 2608 CIPRIANI BLVD B2024-0249 ADU R 0044021010 2609 NEWLANDS AVE B2024-0053 ADU R 0044012480 2128 LYON AVE B2024-0100 ADU R 0043022140 2028 BISHOP RD B2024-0102 ADU R 0045151140 919 HOLLY RD B2024-0219 ADU R 0043114250 3416 LODGE DR B2024-0280 ADU R 0044112250 1506 WILLIAMS ST B2024-0297 ADU R 0044211060 800 MIRAMAR TER B2022-0227 ADU R 0044064140 1826 OAK KNOLL DR B2022-0443 ADU R 0044123010 1813 HILLMAN AVE B2023-0180 ADU R 0045373090 1056 CONTINENTALS WAY B2023-0186 ADU R 0 043172030 2722 BARCLAY WAY B2023-0245 ADU R 0044372200 1 PHYLLIS CT B2023-0259 ADU R 0045121150 1608 CHULA VISTA DR B2023-0294 ADU R 0044081080 1942 BAYVIEW AVE B2023-0295 ADU R 0045491010 2413 HASTINGS DR B2023-0378 ADU R 0044022270 2411 BUENA VISTA AVE B2023-0406 ADU R 0044290600 2005 ARBOR AVE B2023-0407 ADU R 0040312080 621 WESSEX WAY B2023-0486 ADU R 0044141150 906 RUTH AVE B2019-0218 ADU R 0044242040 2123 ARTHUR AVE B2020-0196 ADU R 0045373170 1016 CONTINENTALS WAY B2021-0003 ADU R 0 1 4
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Project Identifier Unit Types Affordability by Household Incomes - Completed Entitlement 1015
Table A2
23 56
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category (SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
1 4
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Project Identifier Unit Types Affordability by Household Incomes - Completed Entitlement 043262150 2309 WOOSTER AVE B2021-0249 ADU R 0044102010 1700 MILLS AVE B2021-0513 ADU R 0044112090 1543 WINDING WAY B2022-0035 ADU R 0044091350 1744 TERRACE DR B2022-0142 ADU R 0043171140 2723 BARCLAY WAY B2022-0254 ADU R 0043390020 3850 W NAUGHTON AVE B2022-0270 ADU R 0044152130 800 ANITA AVE B2022-0315 ADU R 0044123230 1586 WINDING WAY B2022-0508 ADU R 0044322070 1730 FRANCIS CT B2023-0020 ADU R 0044273220 2227 PULLMAN AVE B2023-0062 ADU R 0044043530 2203 CORONET BLVD B2023-0064 ADU R 0044232030 2424 CORONET BLVD B2023-0103 ADU R 0040281020 503 CHESTERTON AVE B2023-0206 ADU R 0044072390 1928 OAK KNOLL DR B2022-0143 ADU R 0043021700 2009 BISHOP RD B2018-0041 SFD O 0043311350 2640 MONSERAT AVE B2018-0438 SFD O 0043302190 2812 MONTE CRESTA DR B2019-0319 SFD O 0044112090 1543 WINDING WAY B2019-0321 SFD O 0044242040 2123 ARTHUR B2020-0113 SFD O 0 1016
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 89 Current APN Street Address Project Name+
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
62 6 62 5 0 12 3 150
040313280 678 Ralston Ave Ridge at Ralston 0045244210 1361 5th Ave Village Walk 0040290260 815 Old County Rd The Hayden 0046031070 1325 Old County Rd Artisan Crossing 0 044-172-190 and
044-172-200 803 Belmont Ave Belmont Ave 62 62 1 7/3/2024 125 044051190 1916 LYON AVE 1 7/25/2024 1
043052050 4120 MARSTEN AVE 1 9/6/2024 1043072760 3828 NAUGHTON AVE 1 10/15/2024 1043202360 2943 SAN JUAN BLVD 1 7/1/2024 1045393070 2727 HALLMARK DR 1 7/25/2024 1043112020 3715 NAUGHTON AVE 1 10/18/2024 1043290400 2608 CIPRIANI BLVD 1 10/22/2024 1044021010 2609 NEWLANDS AVE 1 6/3/2024 1044012480 2128 LYON AVE 1 7/29/2024 1043022140 2028 BISHOP RD 1 7/8/2024 1045151140 919 HOLLY RD 1 9/19/2024 1043114250 3416 LODGE DR 1 11/27/2024 1044112250 1506 WILLIAMS ST 1 10/3/2024 1044211060 800 MIRAMAR TER 1 12/13/2024 1044064140 1826 OAK KNOLL DR 1 10/21/2024 1044123010 1813 HILLMAN AVE 1 12/20/2024 1045373090 1056 CONTINENTALS WAY 1 3/19/2024 1 7 Project Identifier Affordability by Household Incomes - Building Permits 1017
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 89 Current APN Street Address Project Name+
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
7 Project Identifier Affordability by Household Incomes - Building Permits 043172030 2722 BARCLAY WAY 1 3/26/2024 1044372200 1 PHYLLIS CT 1 3/26/2024 1045121150 1608 CHULA VISTA DR 1 3/15/2024 1044081080 1942 BAYVIEW AVE 1 9/16/2024 1045491010 2413 HASTINGS DR 1 6/19/2024 1044022270 2411 BUENA VISTA AVE 1 5/28/2024 1044290600 2005 ARBOR AVE 1 5/15/2024 1040312080 621 WESSEX WAY 1 8/7/2024 1044141150 906 RUTH AVE 0044242040 2123 ARTHUR AVE 0045373170 1016 CONTINENTALS WAY 0043262150 2309 WOOSTER AVE 0044102010 1700 MILLS AVE 0044112090 1543 WINDING WAY 0044091350 1744 TERRACE DR 0043171140 2723 BARCLAY WAY 0043390020 3850 W NAUGHTON AVE 0044152130 800 ANITA AVE 0044123230 1586 WINDING WAY 0044322070 1730 FRANCIS CT 0044273220 2227 PULLMAN AVE 0044043530 2203 CORONET BLVD 0044232030 2424 CORONET BLVD 0040281020 503 CHESTERTON AVE 0044072390 1928 OAK KNOLL DR 0 1018
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 89 Current APN Street Address Project Name+
Very LowIncome
Deed
Restricted
Very LowIncome Non
Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
7 Project Identifier Affordability by Household Incomes - Building Permits 043021700 2009 BISHOP RD 0043311350 2640 MONSERAT AVE 0043302190 2812 MONTE CRESTA DR 0044112090 1543 WINDING WAY 0044242040 2123 ARTHUR 0 1019
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 11 12
Current APN Street Address Project Name+
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms of
readiness
0 3 65 3 0 9 384 464
040313280 678 Ralston Ave Ridge at Ralston 0045244210 1361 5th Ave Village Walk 15 2/7/2024 15040290260 815 Old County Rd The Hayden 27 150 3/28/2024 177046031070 1325 Old County Rd Artisan Crossing 38 212 1/24/2024 250 044-172-190 and
044-172-200 803 Belmont Ave Belmont Ave 0
044051190 1916 LYON AVE 0043052050 4120 MARSTEN AVE 0043072760 3828 NAUGHTON AVE 0043202360 2943 SAN JUAN BLVD 0045393070 2727 HALLMARK DR 0043112020 3715 NAUGHTON AVE 0043290400 2608 CIPRIANI BLVD 0044021010 2609 NEWLANDS AVE 0044012480 2128 LYON AVE 0043022140 2028 BISHOP RD 0045151140 919 HOLLY RD 0043114250 3416 LODGE DR 0044112250 1506 WILLIAMS ST 0044211060 800 MIRAMAR TER 0044064140 1826 OAK KNOLL DR 0044123010 1813 HILLMAN AVE 0 Affordability by Household Incomes - Certificates of Occupancy 10 Project Identifier
1020
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 11 12
Current APN Street Address Project Name+
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms of
readiness
Affordability by Household Incomes - Certificates of Occupancy 10 Project Identifier
045373090 1056 CONTINENTALS WAY 0043172030 2722 BARCLAY WAY 0044372200 1 PHYLLIS CT 0045121150 1608 CHULA VISTA DR 0044081080 1942 BAYVIEW AVE 0045491010 2413 HASTINGS DR 0044022270 2411 BUENA VISTA AVE 0044290600 2005 ARBOR AVE 0040312080 621 WESSEX WAY 0044141150 906 RUTH AVE 1 06/04/2024 1044242040 2123 ARTHUR AVE 1 03/20/2024 1045373170 1016 CONTINENTALS WAY 1 02/20/2024 1043262150 2309 WOOSTER AVE 1 02/13/2024 1044102010 1700 MILLS AVE 1 07/11/2024 1044112090 1543 WINDING WAY 1 04/17/2024 1044091350 1744 TERRACE DR 1 07/15/2024 1043171140 2723 BARCLAY WAY 1 10/16/2024 1043390020 3850 W NAUGHTON AVE 1 09/11/2024 1044152130 800 ANITA AVE 1 01/30/2024 1044123230 1586 WINDING WAY 1 02/05/2024 1044322070 1730 FRANCIS CT 1 09/13/2024 1044273220 2227 PULLMAN AVE 1 08/29/2024 1044043530 2203 CORONET BLVD 1 02/28/2024 1 1021
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units 11 12
Current APN Street Address Project Name+
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or other
forms of readiness
(see instructions)
Date Issued
# of Units
issued
Certificates of
Occupancy or
other forms of
readiness
Affordability by Household Incomes - Certificates of Occupancy 10 Project Identifier
044232030 2424 CORONET BLVD 1 06/17/2024 1040281020 503 CHESTERTON AVE 1 04/16/2024 1044072390 1928 OAK KNOLL DR 1 8/14/2024 1043021700 2009 BISHOP RD 1 10/17/2024 1043311350 2640 MONSERAT AVE 1 12/02/2024 1043302190 2812 MONTE CRESTA DR 1 02/06/2024 1044112090 1543 WINDING WAY 1 04/26/2024 1044242040 2123 ARTHUR 1 04/29/2024 1 1022
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Streamlining Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
13 14 15 16 17 18 19 20 21 22 23 24
Current APN Street Address Project Name+
How many of
the units were
Extremely
Low Income?
Please select the
state
streamlining
provision the
project was
APPROVED
pursuant to.
(may select
multiple)
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
64 0
040313280 678 Ralston Ave Ridge at Ralston 17 SB 423 (2023) Y HOME, LIHTC Other, DB N/A 55 100.0% 4 Development
Standards
Modification
Yes
045244210 1361 5th Ave Village Walk NONE Y
040290260 815 Old County Rd The Hayden NONE Y INC, DB 99 35.0% 2 Development
Standards
Modification
No
046031070 1325 Old County Rd Artisan Crossing NONE Y INC 99 044-172-190 and
044-172-200 803 Belmont Ave Belmont Ave 47 NONE Y CDLAC, HOME, LIHTC, PBS8, Other DB, Other 55 89.0% 2 Development
Standards
Modification
Yes
044051190 1916 LYON AVE 0 NONE Y ABAG ADU Affordability Methodolog
043052050 4120 MARSTEN AVE 0 NONE Y ABAG ADU Affordability Methodolog
043072760 3828 NAUGHTON AVE 0 NONE Y ABAG ADU Affordability Methodolog
043202360 2943 SAN JUAN BLVD 0 NONE Y ABAG ADU Affordability Methodolog
045393070 2727 HALLMARK DR 0 NONE Y ABAG ADU Affordability Methodolog
043112020 3715 NAUGHTON AVE NONE Y ABAG ADU Affordability Methodolog
043290400 2608 CIPRIANI BLVD NONE Y ABAG ADU Affordability Methodolog
044021010 2609 NEWLANDS AVE NONE Y ABAG ADU Affordability Methodolog
044012480 2128 LYON AVE NONE Y ABAG ADU Affordability
Methodolog
043022140 2028 BISHOP RD NONE Y ABAG ADU Affordability
Methodolog
045151140 919 HOLLY RD NONE Y ABAG ADU Affordability
Methodolog
043114250 3416 LODGE DR NONE Y ABAG ADU Affordability
Methodolog
044112250 1506 WILLIAMS ST NONE Y ABAG ADU Affordability Methodolog
044211060 800 MIRAMAR TER 0 NONE Y ABAG ADU Affordability Methodolog
044064140 1826 OAK KNOLL DR NONE Y ABAG ADU Affordability Methodolog
044123010 1813 HILLMAN AVE NONE Y ABAG ADU Affordability Methodolog
045373090 1056 CONTINENTALS WAY NONE Y ABAG ADU Affordability Methodolog
043172030 2722 BARCLAY WAY NONE Y ABAG ADU Affordability Methodolog
044372200 1 PHYLLIS CT NONE Y ABAG ADU Affordability
Methodolog
045121150 1608 CHULA VISTA DR NONE Y ABAG ADU Affordability Methodolog
044081080 1942 BAYVIEW AVE NONE Y ABAG ADU Affordability Methodolog
045491010 2413 HASTINGS DR NONE Y ABAG ADU Affordability Methodolog
044022270 2411 BUENA VISTA AVE NONE Y ABAG ADU Affordability Methodolog
044290600 2005 ARBOR AVE NONE Y
040312080 621 WESSEX WAY NONE Y
Housing with Financial Assistance
and/or Deed Restrictions Project Identifier Demolished/Destroyed Units Density Bonus 1023
Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Streamlining Infill
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
13 14 15 16 17 18 19 20 21 22 23 24
Current APN Street Address Project Name+
How many of
the units were
Extremely
Low Income?
Please select the
state
streamlining
provision the
project was
APPROVED
pursuant to.
(may select
multiple)
Infill Units?
Y/N+
Assistance
Programs for Each
Development
(may select multiple
- see instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum Allowable
Residential Gross Floor
Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Housing with Financial Assistance
and/or Deed Restrictions Project Identifier Demolished/Destroyed Units Density Bonus 044141150 906 RUTH AVE NONE Y Housing Element 2nd Dwelling Unit Study
044242040 2123 ARTHUR AVE NONE Y Housing Element 2nd Dwelling Unit Study
045373170 1016 CONTINENTALS WAY NONE Y Housing Element 2nd Dwelling Unit Study
043262150 2309 WOOSTER AVE NONE Y Housing Element 2nd Dwelling Unit Study
044102010 1700 MILLS AVE NONE Y Housing Element 2nd Dwelling Unit Study
044112090 1543 WINDING WAY NONE Y Housing Element 2nd Dwelling Unit Study
044091350 1744 TERRACE DR NONE Y
043171140 2723 BARCLAY WAY NONE Y ABAG ADU Affordability Methodolog
043390020 3850 W NAUGHTON AVE NONE Y ABAG ADU Affordability Methodolog
044152130 800 ANITA AVE NONE Y Housing Element 2nd Dwelling Unit Study
044123230 1586 WINDING WAY NONE Y ABAG ADU Affordability Methodolog
044322070 1730 FRANCIS CT NONE Y ABAG ADU Affordability Methodolog
044273220 2227 PULLMAN AVE NONE Y ABAG ADU Affordability Methodolog
044043530 2203 CORONET BLVD NONE Y ABAG ADU Affordability Methodolog
044232030 2424 CORONET BLVD NONE Y ABAG ADU Affordability Methodolog
040281020 503 CHESTERTON AVE NONE Y ABAG ADU Affordability Methodolog
044072390 1928 OAK KNOLL DR NONE Y
043021700 2009 BISHOP RD NONE Y
043311350 2640 MONSERAT AVE NONE Y
043302190 2812 MONTE CRESTA DR NONE Y
044112090 1543 WINDING WAY NONE Y
044242040 2123 ARTHUR NONE Y
1024
Jurisdiction Belmont ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2024 (Jan. 1 - Dec. 31) Housing Element ImplementationPlanning Period 6th Cycle 01/31/2023 - 01/31/2031 1 Projection
Period 34
RHNA Allocation
by Income Level
Projection
Period -
06/30/2022-
01/30/2023
2023 2024 2025 2026 2027 2028 2029 2030 2031
Total Units
to Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - 62 - - - - - - -
Non-Deed Restricted - 6 6 - - - - - - - Deed Restricted - - 62 - - - - - - - Non-Deed Restricted - 6 5 - - - - - - - Deed Restricted - - - - - - - - - - Non-Deed Restricted 12 6 12 - - - - - - -
Above Moderate 733 16 6 3 - - - - - - - 25 708
1,785
28 24 150 - - - - - - - 202 1,583
5 67
Extremely lowIncome Need 2023 2024 2025 2026 2027 2028 2029 2030 2031 Total Units to Date Total Units Remaining 244 - 47 - - - - - - - 47 197
VLI Deed RestrictedVLI Non Deed RestrictedLI Deed RestrictedLI Non Deed RestrictedMI Deed RestrictedMI Non Deed RestrictedAbove Mod Income Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected]. 253
74 This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs. 30 Moderate
488 281 283
Please contact HCD if your data is different than the material supplied here 73 2
Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
414 208
Please note: For the last year of the 5th cycle, Table B will only include units that were permitted during the portion of the year that was in the 5th cycle. For the first year of the 6th cycle, Table B will only include units that were permitted since the start of the planning period. Projection Period units are in a separate column.Total RHNATotal Units Income Level
Very LowLowExtremely Low-Income Units*Note: units serving extremely low-income households are included in the very low-income RHNA progress and must be reported as very low-income units in section 7 of Table A2. They must also be reported in the extremely low-income category (section 13) in Table A2 to be counted as progress toward meeting the extremely low-income housing need determined pursuant to Government Code 65583(a)(1).*Extremely low-income housing need determined pursuant to Government Code 65583(a)(1). Value in Section 5 is default value, assumed to be half of the very low-income RHNA. May be overwritten.
Progress toward extremely low-income housing need, as determined pursuant to Government Code 65583(a)(1).
Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data. 1025
Jurisdiction Belmont
Reporting Year 2024 (Jan. 1 - Dec. 31)
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Program H1.1: Monitor Regional Housing Need Allocation and Residential Capacity.
The City will track the number of units that have been constructed at each income level and the number of units to be built on the identified site to determine the remaining site capacity by income category. The records will be updated continuously as developments are approved.
Ongoing
Staff is tracking the number of units that have been constructed at each income level and the number of units to be built on each housing element opportunity site, as well as on other properties throughout the city, to determine the remaining site capacity by income category. The records will be updated continuously as developments are approved.
Program H1.2: Use Public Funding for Low/Moderate Income Housing.
The City shall utilize local Affordable Housing Funds (Successor Agency Housing Funds, Inclusionary housing in-lieu funds, Commercial Linkage Fees, and Residential Development Mitigation Fees) to fund affordable housing development, and to leverage other public funding sources for affordable housing projects. Priority shall be given to development of housing at lowerincome levels. Available and projected Affordable Housing Funds can leverage the production of 100 units during the planning period.
Ongoing
City Council approved an increase in City contribution for a 125 unit 100% affordable housing project at 803 Belmont Avenue from $2.5M to $3.5M. Construction started in Q2 of 2024. City committed to donating land and contributing $1M in funding to 37 unit 100% affordable housing project at 900 El Camino Real, project to break ground in March/April of 2025.
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Table D
Program Implementation Status pursuant to GC Section 65583 1 1026
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program HI.3: Water and Sewer Providers. Ensure immediate delivery of the Housing Element to water and sewer providers to facilitate streamline reviews and ensure adequate capacity for housing projects.
Water and sewer service providers must establish specific procedures to grant priority water and sewer service to developments with units affordable to lower-income households based on jurisdictions' Housing Element's RHNA allocation (Gov. Code, Section 65589.7.) The City will immediately deliver the housing element to water and sewer service providers.
At time of adoption of Housing Element (Final Certification 10/16/24) City provided housing element to Mid-Peninsula Water District and Silicon Valley Clean Water in January 2025.
Program H1.4 Establish By-Right Housing Designation for Prior Housing Sites.
Amend the Zoning Code to establish a "by-right" designation for housing sites reused from prior Housing Elements for housing projects that propose a minimum of 20% affordable units.
Q1 2024
Completed in January 2024 with adoption of Ordinance No. 2024-1175. Ordinance previously shared with HCD as part of Housing Element Certification process.
Program H1.5: Facilitate Pipeline and Pending Projects.
For each housing project, maintain a designated project planner and engineer, as well as a senior manager from both the Community Development Department and Public Works Department to help facilitate the project and monitor progress. 1,023 units (including 194 very low-, 188 low-, 32 moderate-, and 609 above-moderate income units) constructed by end of planning period Ongoing
City staff from Housing, Community Development, and Public Works, have worked closely with project sponsors of all pending housing developments, including 100% affordable housing to ensure progress with respect to entitlements, building permit applications, and support of funding applications. Each project has been assigned a project planner and engineer and is overseen by a senior manager from the Community Development Department and the Public Works Department. Planning and Public Works staff meet weekly to coordinate on projects. 2 1027
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H2.1: Support Retention of Existing Lower-Income Units.
Advertise units going to sale to nonprofits. Outreach and negotiate with owners for affordability extensions. Provide tenant education and affirmatively market available units to affected tenants. Objective: 106 units over the cycle.
Ongoing, Q1 2025, Q1 2025
In June 2024 City staff contacted the new owner of Bonnie Brae Terrace, a 164 unit senior affordable housing project regarding continued affordability of the property. The owners reported that the property received HUD approval for budget based rent increases of non Section 8 Units in 2024. To ease impact of these increases, the owner agreed to phase in rent increases over a 5 year period. With respect to draft preferences for any new affordable projects in atrisk properties, staff is not aware of any at-risk properties with expiring affordability covenants at this time.
Program H2.2: Manage Portfolio of Deed Restricted Affordable Units. The City will formalize its method of managing the City’s deed restricted units by identifying a service provider or developing additional staff capacity.
Review best practices and evaluate staff resources to manage the portfolio of units. Make a determination on the best way to manage the units. If the outside provider approach is selected, develop a Request for Proposals to distribute to Bay Area service providers to manage existing and new affordable units, both for sale and rental; select a provider and begin transitioning this work to the provider.
In Q3 2024, conduct analysis and determine whether to proceed with a service provider or staff approach. If a service provider approach is selected, launch RFP in Q1 2025; select provider and implement program in Q4 2025.
Staff completed analysis in Q3 of 2024 and the City determined to keep management in-house via full time housing staff. Staff is preparing internal guidelines based on best practices from other jurisdictions for program administration. 3 1028
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H2.3: Require Replacement Units.
Adopt a policy requiring new housing development to replace all affordable housing units lost due to new development on site, at equal or greater levels of affordability.
Conduct best practices review beginning in Q1 2025 on replacement options that would extend past 2034, including conferring with neighboring jurisdictions interested in the same outcomes; bring recommendations to City Council in Q3 2025 and implement approved policy in Q4 2025.
City is conducting best practices review currently Q1 2025 by reviewing other applicable jurisdiction policies in San Mateo County.
Program H2.4: Rehabilitation of Existing Housing Occupied by Lower-Income Households.
Establish partnerships with organizations that provide repair and energy-efficiency improvements for properties occupied by lowincome residents, such as Peninsula Clean Energy, El Concilio of San Mateo County, and Rebuilding Together Peninsula, and explore opportunities to increase their reach in Belmont through enhanced financial assistance and targeted outreach to lower-income households. Continue to coordinate with housing service providers, non-profit housing developers, and affordable housing property managers to support their rehabilitation efforts. 20 units occupied by low-income households over the cycle will undergo energy-efficiency improvements or home repairs.
Outreach to housing service providers biannually to confer on resources available and opportunities for partnerships, beginning in Q4 2024.
Outreach to service providers completed in February 2025 and materials about available programs and resources for homeowners were updated on the City’s website and are being shared through the City’s weekly newsletters City staff met with Rebuilding Together Peninsula, El Concilio, and Peninsula Clean Energy to learn more about programs offered by these non-profits and to discuss potential collaboration and partnerships to assist low income Belmont residents with home improvement and energy efficiency projects. Some examples of potential collaboration included: workshops for tenants and homeowners, providing opportunities for presentations at City facilities such as the Belmont community center and Belmont library, providing printed materials about available programs at the permit center and tabling at community events such as earth day.
Program H2.5: Preserve Existing Affordable Units.
Work with property owners of existing assisted housing developments for lower-income households and partner with nonprofits to determine methods to extend affordability covenants to preserve affordable units, including assistance from the City.
Conduct best practices work in Q3 2025; bring recommendations to Council in the Q1 2026; implement program by mid-2026.
Outreach conducted with Senior Affordable Housing owner in 2024 regarding concerns about long term affordability. Best practices work is scheduled to occur outside 2024 reporting period and will begin in Q2 or Q3 of 2025 4 1029
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H3.1: Home Ownership Financing.
Partner with housing organizations and financing stakeholders to host at least one first time homebuyer workshop in Belmont during the planning period.
In Q3 2025 and every three years after, partner with stakeholders, including HEART, to offer first time homebuyer workshops in Belmont.
Implementation timeline is outside of the 2024 reporting period. Work on quantified objective has not started yet.
Program H3.2 Continue to Participate in Countywide Below Market Rate Unit Web Portal.
Support the County in maintaining online portal for a BMR applications and waitlist.Promote the County’s online portal through the City’s website.Modify developer agreements when appropriate to require developers to use the Countywide portal.
Ongoing as projects complete construction.
City continuing to participate in Below Market Rate Unit Web Portal, including ongoing City staff training from ABAG/MTC. County online portal migrated to ABAG/MTC Doorway Portal in 2024. Links to ABAG/MTC Affordable Housing Portal provided under Renter Resources on City Housing website. With respect to modification of development agreements to include web portal, there were no new development agreements in 2024.
Program H4.1: Update Zoning Code to Increase Floor Area Ratios and Density.
Modify the Corridor Mixed Use (CMU) zoning district to increase the maximum allowed Floor Area Ratio (FAR) from 1.75 (2.2 with community benefits) to 2.0 (2.5 with community benefits), and to eliminate the maximum residential density metric. Modify the Village Station Core (VSC) zoning district to increase the maximum allowed FAR from 1.5 (2.0 with community benefits) to 2.0 (2.5 with community benefits).
Q1 2024
Completed in January 2024 with adoption of Ordinance No. 2024-1175. Ordinance previously shared with HCD as part of Housing Element Certification process.
Program H4.2: Zoning Code Amendments to Remove Constraints. Code Amendments to address: Emergency Shelters, Permanent Supportive Housing, Transitional and Supportive Housing, Low-Barrier Navigation Centers, Density Bonus, Residential Care Facilities, Reasonable Accomodation, Definition of Family, Mobile Homes, Farmworker Housing.
Adopt Zoning Code amendments. Q1 2024 Consultant retained, draft amendments well underway with consultant overseen by Community Development staff. Adoption anticipated in Q3 2025. 5 1030
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H4.3: Lot Consolidation Fee Waivers.
Bring proposal to City Council to waive lot consolidation permit fees for developments with at least 20% very low- and/or extremely lowincome units.
City Council review draft policy in Q3 2026. Adopt policy in Q4 2026.
Tasks outside APR reportiing period for 2024. Implementation of these objectives have not started yet.
Program H4.4: Reduce Parking Requirements. Reduce parking requirements in certain residential zoning districts.
The City will modify the parking requirements in the R-2, R-3, and R-4 zoning districts to reduce parking requirements consistent with other multifamily zoning districts (CMU, RC, Village Districts). It should also be noted that since January 2023, Assembly Bill 2097 has prohibited all Cities from enforcing minimum parking standards on properties within one half mile of public transit. A large majority of R-2, R-3, and R-4 properties are located within one half mile of public transit and will not be subject to minimum parking standards.
Beginning in Q1 2025, develop code amendments to reduce parking requirements in the R-2, R-3 and R-4 zoning districts to be consistent with other multi-family zoning districts. Bring recommended changes to PC in Q4 2025 and to CC in Q1 2026 for approval. Implement in Q2 2026.
Tasks outside APR reporting period for 2024. City staff are currently evaluating changes to parking requirements with consultant support. Adoption anticipated in Q3 2025. 6 1031
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H4.5: Evaluation of Zoning Constraints.
Maintain a list of housing applications and use of State Density Bonus law with particular attention to what concessions/incentives and waivers developers are requesting. Monitor how developers are applying the City’s Objective Design Standards and track feedback from developers on any standards that are difficult to implement. Monitor applications for Conditional Use Permits for ground floor residential to determine if the current provisions are appropriate to maintain the City’s goal of supplying commercial uses to serve the growing residential population and are not a barrier to housing development. Conduct a review of peer cities to confirm that Belmont’s zoning standards are in line with other cities that support diverse housing opportunities. The review will also include consulting and considering feedback from local and regional market rate and affordable housing developers. If the resulting analysis identifies opportunity to remove additional constraints, complete zoning code amendments to remove those constraints.
Ongoing from 2024-2031, maintain list of how Density Bonus is applied, feedback from developers on feasibility of the adopted Objective Design Standards, and applications for Conditional Use Permits for ground floor residential uses. Peer agency and developer evaluation completed in Q4 2026. If zoning amendments are necessary to remove constraints, adopt by Q2 2027.
Staff has established a list of housing applications including how State Density Bonus was applied. Staff is monitoring this list to see if patterns emerge in the requests for incentives and waivers as an indication that some development standards may be a constraint to development. No patterns have been identified in the reporting year and staff will continue to monitor. Staff is also monitoring feedback from developers related to implementation of the Objective Standards. In response to that feedback, language and formatting changes are being drafted to the Objective Standards section of the Zoning Ordinance to increase clarity. Adoption of those changes is anticipated in Q3, 2025. In the reporting period, no Conditional Use Permit applications have been received for ground floor residential; this requirement has not been a constraint to housing production. Staff will continue to monitor. 7 1032
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H4.6: Update the City's Webpage to Provide Enhanced Information for Housing Developers.
Create and maintain a developer resources page to make it easier to navigate the City's development process; include updated development and impact fees consistent with State law. Prepare written procedures for SB 35 projects. Update the City's website with information and resources for SB 35 streamlined ministerial review, including providing a Notice of Intent form.
Update the City's website annually in Starting in Q2 2024 to provide transparency on development fees, standards, and SB 35 streamlining.
The first phase of this work has been completed. The City website has been updated to add a housing developers resource page including information on SB 35 streamlining, SB330 processing and development fees. This page will be updated as additional information becomes available. The City is undertaking a website refresh in 2025-2026. During that process, staff will implement a new, upgraded housing developer page.
Program H4.7: Monitor Commercial Development in Mixed-Use Districts.
Maintain a list of development applications in Commercial Mixed-Use districts with particular attention to whether or not commercial development is being proposed as a mixed-use or as a stand-alone use. Analyze whether zoning amendments or other development incentives are needed to encourage residential development in these zones and implement changes within one year of shift in development trends towards 100% commercial projects.
Analyze development trends on an annual basis starting in Q4 2024. If changes are needed, implement and/or adopt within one year of shift in development trends towards 100% commercial projects.
Staff is monitoring for potential commercial or mixed use developments in mixed use zones to ensure commercial is not outperforming housing. In the reporting period there were no new commercial projects in mixed use zones. 8 1033
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H5.1: Update Website to Improve Access to Fair Housing Information and Housing Services Maintain and improve webpage with comprehensive housing related information and materials for low-income households seeking housing opportunities, and coordinate with providers to market programs electronically. Provide an easy way for residents and property owners to find information on fair housing laws, rights, and responses (e.g., filing a complaint and ensuring property owners do not violate fair housing laws) on the City’s website. Provide information in multiple languages. Conduct a best practices review of other jurisdictions' websites. Update Belmont's website to contain fair housing resources and information on how to connect with housing services. Update website quarterly and promote through City newsletter. On an annual basis, maintain an average of two families in the Self Sufficiency Program, and two households in the Housing Readiness Program.
Complete best practices review by Q1 2025; complete website update by Q2 2025, update quarterly thereafter.
Implementation timeline is outside of the 2024 reporting period. Best practices review underway by Housing Staff.
Program H5.2: Coordinate with other jurisdictions and agencies in the County to advance AFFH goals.
Attend regular meetings with 21 Elements (with planners and housing staff), 21 Directors (with Community Development Directors) and Housing Managers group. Collaborate with peer jurisdictions to implement Housing Element Programs that would benefit from efficiencies of scale Attend meetings as scheduled, typically every other month for each group.
Staff have been regularly attending 21 Elements monthly meetings including the Directors meeting, Housing Managers meeting and the BMR Working Group meeting.
Program H5.3: Modify the Inclusionary Housing Program
Adjust the City's Below Market Rate (Inclusionary) Program to provide pathways for the construction of affordable units that address the needs of residents with extremely low and very low incomes who face very high rates of cost burden in the city.
Q4 2024 complete feasibility analysis
In process with 21 Elements (a Countywide Planning and Housing Collaborative), 8 other cities applied for grants for feasibility study from MTC. We expect to be awarded the grant funds in spring of 2025. Scope of work is complete, RFP for consultant has been completed. 9 1034
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H5.4: Work with Housing Developers to Affirmatively Market Housing to Households with Disproportionate Housing Needs.
The City actively supports collaboration between the private sector and service providers to connect persons in need of housing with new housing opportunities. Special attention will be paid to Black and Hispanic households that are more cost burdened and persons with disabilities.
Q4: Establish list of service providers. Review developer marketing plans to ensure affirmative marketing isincluded.
Completed 2024. No new marketing plans were generated to be reviewed in 2024.
Program H5.5: Provide Fair Housing Training for Landlords and Tenants.
Increase awareness of fair housing laws and tenants' rights to reduce unlawful discrimination and displacement. Partner with Project Sentinel to provide training every two years. Market training through direct outreach to landlords and through local service providers to reach tenants and enroll 10 residents in each training. Conduct a City Council study session on fair housing laws and available resources and notify at least 10 large multifamily property owners and five service providers to encourage participation in the meeting.
Ongoing annual check in with Project Sentinel. Provide training in 2025 and every two years thereafter. Conduct a City Council study session in Q3 2025.
Ongoing annual check in completed. Item 2 and 3 outside of reporting period and not started yet in 2025.
Program H5.6: Expand Tenant Protections.
Extend AB1482 provisions to require tenant relocation payments for No Fault evictions for those with tenure less than one year. Explore tenant protection policies that require documentation from landlords who use substantial remodel exemption to evict tenants. Establish Right to Return policy for tenants displaced from homes due to demolition or substantial remodels. Conduct proactive outreach to tenants and tenant groups and engage with 30 rental households a year on tenant protection policies and available resources.
In Q4 2025, draft extended tenant protections provisions and research policy provisions for substantial remodel exemptions and right of return policies. Bring recommended language to City Council in Q1 2026. Conduct proactive outreach to tenants and tenant groups bi-annually.
Implementation timeline is outside of the 2024 reporting period. City applied for an MTC grant to evaluate tenant protection policies including: no net loss and right to return to demolished homes policies, as well as tenant anti-harassment policies but the grant application was not funded. 10 1035
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H5.7: Continue Financial Support of Existing Home Sharing Program.
Provide financial support each fiscal year through 2031 in the amount of $5,000. Meet annually with HIP staff to discuss outreach methods and opportunities to reach underserved populations. On an annual basis, maintain an average of eight (8) households in a Home Sharing match. Match three (3) new residents per year with a housemate.
City will grant funding as part of annual budget process. Meet with HIP Housing within one year of Housing Element Certification and annually thereafter.
City of Belmont continued to provide financial support in 2024 and 2025 as included in budget process. City plans to meet with HIP Housing within one year of Housing Element Certification - before October 16, 2025. HIP Housing reports on a number of program metrics each quarter for its Home Sharing Program. Some key figures from the program in 2024 included: 53 housing inquiry calls, 18 home sharing interviews for Belmont residents, 4 home sharing interviews for clients working in Belmont, and 5 home sharing placements. The number of clients in a home sharing match varied during the year ranging from 7 in the first quarter to 12 residents at the end of the year. Belmont families in the self sufficiency program was 3. Housing readiness program clients in 2024 peaked at 12 individuals.
Program H5.8: Facilitate Development of Housing on Institutional Properties.
Conduct direct outreach to religious institution site owners or operators to inform them about SB4 (California Government Code Section 65913.16) that allows by-right processing of certain affordable housing projects and any other regulations that encourage housing development on these sites. Conduct direct outreach to site owners or operators of private schools to discuss the feasibility of developing housing on their sites. Provide technical assistance to religious and educational institutions including offering meetings, assigning a dedicated planner, assisting with development feasibility studies, and connecting institutions with potential developers or design professionals to help expedite the process. As appropriate provide incentives for development such as streamlined review and financial assistance for affordable projects.
Reach out to each religious institution site owner or operator within one year following Housing Element certification and annually thereafter. Provide mailed notifications to religious institutions within six months of the adoption of any new State legislation that reduces barriers to development of religious institution sites. Reach out to each private school site owner or operator within one year following Housing Element certification and annually thereafter.
With respect to outreach to religious institutions and private schools, this is due by October 2025 and has not started yet. The City has provided technical assistance in 2024 to one church that expressed interest in pursuing affordable housing on their property. This assistance included preliminary zoning analysis and providing referrals to affordable housing developers. 11 1036
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H5.9: Amend Zoning Code to Facilitate Production of ADUs and SB9 units.
Complete zoning ordinance amendments to allow ADUs and SB9 units up to 1,200 square feet on single-family properties 10,000 square feet or greater. This would complement State law by allowing larger ADUs on larger properties spread throughout the city. Complete zoning ordinance amendments to allow all properties zoned single-family to convert from one unit to two units within the existing building envelope through a ministerial process. This would complement SB9 law by allowing greater flexibility in unit sizes. SB9 captures the division of existing homes to two units up to 800 square feet per unit. This program would allow any existing home to be divided into a duplex, regardless of the unit sizes. The property owner would also be allowed to build an ADU and JADU (for a total of 4 units).
Complete zoning ordinance amendments and establish policies and procedures to facilitate these types of projects within one year following Housing Element Certification Implementation timeline is outside of the 2024 reporting period.
Program H5.10: Provide Financial Support for ADUs that Serve Lower-Income Households.
Analyze best practices for establishing an effective grant or loan program for ADUs. Participate in Countywide ADU Resource Center process for developing a loan/grant program and determine whether Countywide program meets the City’s needs and objectives. Finalize program and conduct outreach through the City website and newsletter, as well as local service providers. Target five grants/loans for five households during the planning period. Target special needs populations such as seniors, persons with disabilities, and large households.
Participate in Countywide process in 2024. Establish a grant or loan program by Q4 2025.
City is participating in the Countywide process with the ADU Resource Center in Q1 of 2025. The ADU Resource Center is developing the Affordable ADU program guidelines currently with input and participation from multiple San Mateo County jurisdictions. This program development will be the basis for the affordable ADU grant or loan program. 12 1037
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H5.11: Conduct Outreach to Encourage ADU and SB9 Unit Production.
Perform analysis and identify areas of the city with the highest potential for the addition of ADUs and JADUs due to sloping lots that create underfloor area prime for conversion to living area. Conduct direct outreach to those property owners and provide technical assistance. Target special needs populations such as seniors, developmentally disabled, and large households. Establish an online plans gallery to allow property owners to access pre-reviewed ADU plans that can be downloaded for free or purchased from the designer. Homeowners will be able to search for specific types and sizes of ADUs to meet a variety of needs. Participate in Countywide ADU Resource Center to facilitate coordinated, high-quality outreach and technical assistance. Create high-quality outreach materials including website updates, handouts, FAQs and application forms. Include materials targeted toward homeowners, rather than just design professionals. Conduct annual outreach to all ADU/JADU/SB9 property owners with HIP Housing information to encourage rental to a range of households (not just friends and family).
Conduct analysis and outreach related to units on sloped sites in Q2 2025. Join ADU Resource Center and launch online plans gallery in Q3 2024. Create new outreach materials in Q1 2025. Conduct outreach to all ADU/JADU/SB9 owners within 9 months of Housing Element Certification and annually thereafter.
City staff served on the steering committee to establish the ADU Resource Center of San Mateo County, a joint project of 16 jurisdictions. In 2024, staff actively participated in establishing the business model, hiring the founding executive director, and setting the work plan for the Center. So far, the Resource Center has established an online plans gallery, launched a new website, created new outreach materials, hosted webinars, and hosted staff training on implementation of new ADU laws. The Resource Center will assist the City with new outreach materials in 2025. The ADU Plans Gallery will be customized with Belmont-specific information in Q2 2025. Staff has been promoting the Resource Center via housing interest list, City weekly newsletter, and permit center handouts. 13 1038
12 3 4
Name of Program Objective Timeframe in H.E Status of Program Implementation Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.
Program H5.12: Create an AFFH Monitoring Program.
The City hopes to achieve 120 units (above the RHNA) of which 50% would be low and moderate income through Housing Mobility Programs H5.3, H5.8, H5.9, H5.10, H5.11, and H5.12. Create a master list of all ADUs, JADUs, and SB9 units and map them to allow monitoring of their location throughout the city. Establish an ADU monitoring and reporting program, including mapping of location in the city, progress on ADU production, affordability, and geographical distribution. Monitor the distribution of ADUs and SB9 units. If ADUs and SB9 units are concentrated in certain areas of the city, analyze constraints and adjust outreach techniques to encourage distributed units. Assess by mid-cycle (2027) if ADU and JADU production is meeting the City’s 6th cycle RHNA goals. If not, consider additional efforts such as reducing process and permitting fees to incentivize production. If trends indicate a potential substantial shortfall in meeting the estimated ADUs in the sites inventory, consider additional efforts to incentivize ADU production and reassess and revise the overall sites strategy for the RHNA by 2027 through adjusting ADU capacity assumptions with actual permitted units, and/or identifying additional sites for consideration to expand site capacity to the extent necessary to accommodate the RHNA.
Create a list and map of existing ADUs, JADUs and SB9 units within six months of Housing Element adoption. Participate in regional process to establish an ADU monitoring program on timing they set forward. If ADU production does not meet target, consider additional efforts such as reducing process and permitting fees to incentivize production in 2027.
Tasks are out outside of 2024 reporting period, however City is compiling data for mapping project to be completed in Q1 2025. The City will begin participation in the regional ADU monitoring program in 2025. 14 1039
Jurisdiction Belmont Note: "+" indicates an optional field Reporting Period 2024
(Jan. 1 - Dec.
31)
Cells in grey contain auto-calculation formulas
Designation Size Notes
1 2 34 5 6 7
APN Street Address/Intersection Existing Use Number of Units Surplus Designation Parcel Size (in acres) Notes 040-261-060 503 Crest View Avenue Other 1 Exempt Surplus Land 0.194 Declared surplus on 2/25/25. Intermediate Care Facility for developmentally disabled individuals. 044-222-140 730 El Camino Real Residential 1 Exempt Surplus Land 0.166 Declared surplus on 2/25/25. Group home for developmentally disabled adults. 045-261-010 1000 O'Neill Avenue Residential 2 Exempt Surplus Land 0.068503214 Declared surplus on 2/25/25. Residential Duplex. Duplex plus garage covers 3 parcels.045-261-020 1000 O'Neill Avenue Residential 0 Exempt Surplus Land 0.072727273 Declared surplus on 2/25/25. Residential Duplex. Duplex plus garage covers 3 parcels.045-261-030 1000 O'Neill Avenue Residential 0 Exempt Surplus Land 0.156749311 Declared surplus on 2/25/25. Residential Duplex. Duplex plus garage covers 3 parcels.
NOTE: This table must contain an invenory of ALL surplus/excess lands the reporting jurisdiction owns Summary Row: Start Data Entry Below
Parcel Identifier
ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Table H
Locally Owned Surplus Sites
For San Mateo County jurisdictions, please format the APN's as follows:999-999-999 1040
Jurisdiction Belmont ANNUAL ELEMENT PROGRESS REPORT
Reporting Period 2024 (Jan. 1 - Dec. 31)Planning Period 6th Cycle 01/31/2023 - 01/31/2031 No Does the Jurisdiction have a local tenant preference policy? If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.
Notes
Table K
Tenant Preference Policy
Local governments are required to inform HCD about any local tenant preference ordinance the local government maintains when the jurisdiction submits their annual progress report on housing approvals and production, per Government Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adopting a tenant preference are required to create a webpage on their internet website containing authorizing local ordinance and supporting materials, no more than 90 days after the ordinance becomes operational. 1041
Item # FY 2024
1 $0
2 LMIHAF Revenues:
Sale of Capital Assets (LMI Property) $ -
Rental/lease income $ 83,064
Interest Income 307,080 $
Loan Receivables $ 3,269,701
Grant Reimbursements $ 119,368
Miscellaneous $ -
TOTAL: $ 3,779,213
3 Statement of Fund Balance @ 6/30/24 Year End (Source: FY2024 ACFR) 6,056,433 $ 4 Description of expenditures from LMIHAF
LMIHAF Expenditures:
Occupied Affordable Rental Housing
Operations:
Expenditures on Low Income $ 49,369
Expenditures on Very Low
Income $ 16,456
Expenditures on Extremely Low
Income $ 16,456
Administrative Costs 116,298 $
Housing Successor Owned LMI Property Tax $ 23,656
Loans funded for Affordable Rental Housing
Development $ 3,500,000
Housing Element Update and EIR $ 50,490
$ 3,772,726
5 Statutory Value of Real Property, the value of
loans/grants receivable, and the sum of these two
amounts.
Real Property Owned by Housing Successor Agency $ 4,058,295 Loans Receivable (Notes) 7,239,210 $
Total Real Property Plus Loans Receivable 11,297,505 $
6 Description of Transfers:
Description of transfer made, if any, to another housing successor agency pursuant to H&SC 34176.1(c)(2),
including whether the funds are encumbered and the
status of projects, if any, for which the transferred
LMIHAF will be used.
The amount deposited to the Low and Moderate Income Housing Asset Fund, distinguishing between amounts deposited pursuant to subparagraphs (B) and (C) of paragraph (3) of subdivision (b) of Section 34191.4, amounts deposited for other items listed on the Recognized Obligation Payment Schedule, and other amounts deposited.
No Transfer Made Per H&SC
34176.1(C)(2)
SENATE BILL 341 ANNUAL HOUSING SUCCESSOR REPORT
CITY OF BELMONT LOW MODERATE INCOME HOUSING ASSET FUND
Fiscal Year July 1, 2023 – June 30, 2024
Per H&SC 34176.1
The amount the city, county, or city and county received pursuant to subparagraph (A) of paragraph (3) of subdivision (b) of Section 34191.4. 1042
7 Project Descriptions:
A description of any project for which the housing successor receives or holds property tax revenue pursuant to the Recognized Obligation Payment Schedule and the status of that project. 8 Status of Compliance with Section 33334.16:
Real Property Owned by Housing Successor Agency Date Acquired DOF Transfer Approved Deadline to Initiate Activity APN 045-244-150, 1365 Fifth Avenue 12/31/1996 8/30/2012 8/31/2017APN 044-222-140, 730 El Camino Real 8/30/1994 8/30/2012 8/31/2017APN 040-261-060, 503 Crestview 5/5/1997 8/30/2012 8/31/2017APN 045-261-010/020/030, 1000 O'Neill Ave #1 & #2 8/2/1994 8/30/2012 8/31/2017APN 040-500-170, 30 Oxford Place 9/5/2007 8/30/2012 8/31/2017APN 106-190-070, 300 Davey Glen Rd #3507 2/19/2009 8/30/2012 8/31/2017APN 106-270-060, 400 Davey Glen Rd #4606 1/30/2009 8/30/2012 8/31/2017APN 044-222-180, 780 El Camino Real 9/25/2008 8/30/2012 8/31/2017APN 045-162-070, 868, 870, 876 El Camino Real 4/2/2009 8/30/2012 8/31/2017APN 045-244-160, 875 O'Neill Avenue 12/31/1996 8/30/2012 8/31/2017APN 045-162-080, 884 El Camino Real, 810 Hill Street 3/10/2010 8/30/2012 8/31/2017APN 045-162-090, 898 El Camino Real, 800 Hill Street 3/10/2010 8/30/2012 8/31/2017APN 045-163-070, 900 El Camino Real 8/20/2010 8/30/2012 8/31/2017APN 045-182-220, 1085 Sixth Avenue 3/20/1996 8/30/2012 8/31/2017APN 045-182-260, 843 Ralston Avenue 10/20/1998 8/30/2012 8/31/2017APN 045-244-010, 1300 El Camino Real 3/14/2011 8/30/2012 8/31/2017 9 Outstanding Obligations Per 33413
A description of any outstanding obligations pursuant to Section 33413 that remained to transfer to the housing successor on February 1, 2012, of the housing successor’s progress in meeting those obligations, and of the housing successor’s plans to meet unmet obligations.
Rezoned via Belmont Village Specific Plan (November 2017); Affordable Housing Project ENA with LINC Housing (July 2021)Firehouse Square Phase 1 Affordable Housing Project; long term lease executed August 2020, construction of 65 affordable units completed in May 2023. DDLA with Linc Housing approved by City Council in February 2023. DDLA with Linc Housing approved by City Council in February 2023. DDLA with Linc Housing approved by City Council in February 2023. Rezoned via Belmont Village Specific Plan, adopted November 2017. In discussions with adjacent property owner for future redevelopment.Rezoned via Belmont Village Specific Plan, adopted November 2017; Developed with interim use open space plaza. Firehouse Square Phase 1 Affordable Housing Project; long term lease executed August 2020, project construction completed in May 2023.
The Belmont Housing Successor does not have any obligations to fulfill under Section 33413.
RFP for development of affordable housing issued June 2017; rezoned via General Plan Phase I Zoning November 2017.
The Housing Successor does not receive or hold property tax revenue; the Belmont Successor Agency fully dissolved in June 2022 and Recognized Obligation Payment Schedules are no longer prepared.
For interests in real property acquired by the former redevelopment agency prior to February 1, 2012, a status update on compliance with Section 33334.16. For interests in real property acquired on or after February 1, 2012, a status update on the project.
Status of Compliance with 33334.16
(All properties compliant FY2022)
Firehouse Square Phase 2 Disposition and Development Agreement (DDA) Executed 10/31/19; Property sold June 2022. Project completed and occupied 2024.Occupied, low-income special needs group home (Kainos)Occupied, very-low income special needs group home Occupied, 2-units moderate-incomeProperty sold FY 2023Property sold FY 2023Property sold FY 2023 1043
10 Income Restrictions:
5% of Real Property Assets & Loans Receivable (Notes): 564,875.27 $ Total Expenditures
Total Expenditures per CAFR: Expenditures In Excess of 5% Cap FY 2014 46,970.12 $ - $
FY 2015 105,896.00 $ - $
FY 2016 135,031.00 $ - $
FY 2017 244,126.56 $ - $
FY 2018 157,155.40 $ - $
FY 2019 124,547.52 $ - $
FY 2020 468,573.00 $ 56,730.02 $
FY 2021 215,889.00 $ - $
FY 2022 447,453.00 $
FY 2023 419,878.00 $ - $
FY 2024 3,937,523.00 $ 3,372,647.73 $
Total 6,303,042.60 $
11 Senior Housing Restrictions:
Unit Category
Assisted Senior Rental Units 0
Total Assisted Rental Units 312
Percentage Senior Rental Housing 0%
12 Excess Surplus: LMIHF Deposits
FY 2024 (3,564,525) $
FY 2023 (3,779,213) $
FY 2022 (4,140,958) $
FY 2021 (285,230) $
FY 2020 (94,253) $
FY 2019 (124,285) $
FY 2018 (130,861) $
FY 2017 (126,233) $
FY 2016 (354,097) $
FY 2015 (122,871) $
Use of Excess Surplus:
In FY 2024, total revenues deposited into the LMIHF Affordable Housing Fund was $3,779,213. This included repayment of $3,269,701 of the $3.8 million loan for Firehouse Square Phase II and reimbursement of grants for Housing Element expenditures. All proceeds have been deposited into the LMIHF funds (275). The City paid out a $3.5 million to ROEM Development Corporation for development of 125 affordable units at El Camino Real and Belmont Avenue during FY 2024. The City is committed to paying a $1 million loan to LINC Housing for the development of 37 affordable units which will be paid in FY 2025. The remaining surplus funds will be used provide loans to other pending affordable multifamily developments or to finance Housing Element implementation programs such as the provision of loan funds to assist with addordable ADU construction.
The amount of any excess surplus, the amount of time
that the successor agency has had excess surplus, and
the housing successor’s plan for eliminating the excess surplus. “Excess surplus” is defined as an unencumbered amount in the account that exceeds the greater of one
million dollars ($1,000,000) or the aggregate amount
deposited into the account during the housing
successor's preceding four fiscal years, whichever is
greater (H&SC 34176.1(d)).
After expenditures allowed for monitoring and preserving the long-term affordability of units, the housing successor shall expend all funds remaining in the Low and Moderate Income Housing Asset Fund for the development of housing affordable to and occupied by households earning 80 percent or less of the area median income, with at least 30 percent of these remaining funds expended for the development of rental housing affordable to and occupied by households earning 30 percent or less of the area median income and no more than 20 percent of these remaining funds expended for the development of housing affordable to and occupied by households earning between 60 percent and 80 percent of the area median income. A housing successor shall demonstrate in the annual report described in subdivision (f), for 2019, and every five years thereafter, that the housing successor’s expenditures from January 1, 2014, through the end of the latest fiscal year covered in the report comply with the requirements of this subparagraph.
The percentage of units of deed-restricted rental housing restricted to seniors and assisted individually or jointly by the housing successor, its former redevelopment agency, and its host jurisdiction within the previous 10 years in relation to the aggregate number of units of deedrestricted rental housing assisted individually or jointly by the housing successor, its former redevelopment
agency, and its host jurisdiction within the same time
1044
13 Homeownership Unit Inventory:
(A) The Number of those Units. (A)
19 (B)
(C)
(D) Whether the housing successor has contracted with any outside (D) entity for the management of the units and, if so, the identity of the The Belmont Housing Successor does not currently contract with any outside
entity for bmr unit management.
An inventory of homeownership units assisted by the
former redevelopment agency or the housing successor
that are subject to covenants or restrictions or to an
adopted program that protects the former
redevelopment agency’s investment of moneys from the
Low and Moderate Income Housing Fund pursuant to
subdivision (f) of Section 33334.3. This inventory shall include all of the following information:
(B) In the first report pursuant to this subdivision, the number of units lost to the portfolio after February 1, 2012, and the reason or reasons for those losses. For all subsequent reports, the number of the units lost to the portfolio in the last fiscal year and the reason for those losses. 3 units were sold from the portfolio
during fiscal year 2023 to raise funds to
support affordable multifamily housing
developments.
(C) Any funds returned to the housing successor as part of an adopted program that protects the former redevelopment agency’s investment of moneys from the Low and Moderate Income Housing Fund.
The proceeds from the sale of the 3
units generated $2,940,000 which was
deposited back to the LMIHF fund
1045
ATTACHMENT 9
NUG Community/Neighborhood Outreach Materials
1. Business Endorsement Letters
2. Government Agency Business Review Communications
3. Outreach Meeting Invites– May 2024 & March 2025
4. Public Comment Emails Received
1046 952
LETTERS & STATEMENTS of
ENDORSEMENT | RECOMMENDATION | GOOD STANDING | SUPPORT
In favor of the Applicant, NUG CV BLMT LLC, and its Owners Applicant: NUG CV BLMT LLC
(OWNERS: Rajiv J. Pottabathni, Hrant Ekmekjian, & Adam Peterson | CEO: Dr. John Oram) ❖ Letters of Endorsement & Recommendation for the Applicant (4) ➢ John Seybert, Former City of Redwood City Mayor (Support for Rajiv J. Pottabathni) ➢ Carol Dutra-Vernaci, Former City of Union City Mayor (Support for Rajiv J. Pottabathni) ➢ Supervisor Maureen Mulheren, Former City of Ukiah Mayor (Support for Hrant Ekmekjian) ➢ Barbara Jiang, Property Owner of 1538 El Camino Real (Support for Hrant Ekmekjian) ❖ Letters of Good Standing & Verification for Owners of the Applicant (8) ➢ City of Union City (Jiva UC dba Lemonnade, Owned by Rajiv J. Pottabathni) ➢ City of San Bernardino (Jiva SBD dba Cookies San Bern., Owned by Rajiv J. Pottabathni) ➢ City of Tracy (Jiva TCY dba Tracy Farms, Owned by Rajiv J. Pottabathni) ➢ City of Napa (Jiva NPA dba Cookies Napa, Owned by Rajiv J. Pottabathni) ➢ City of Ukiah (Ukiah Valley Holistics dba CannaVine, Owned by Hrant Ekmekjian) ➢ City of San Leandro (DSWC dba Nug Wellness, Owned Adam Peterson & Dr. John Oram) ➢ City of Red Bluff (Nug RB dba Nug Red Bluff, Owned by Adam Peterson & Dr. John Oram) ➢ City of El Cerrito (ECWC Partners dba Nug EC, Owned by Adam Peterson & Dr. John Oram) ❖ Letters of Support from Belmont Residents and/or Business Owners (8) ❖ Support and/or Non-Opposition Memo w/Signatures from Belmont Residents/Businesses (16) ❖ Nextdoor.com Belmont Resident General Cannabis Public Support Comments (8) ❖ Odor Mitigation & Air Quality Memo
❖ Cannabis Waste Management Services Memo
1047 953
…from the desk of John D. Seybert
(Former Mayor, City of Redwood City)
__________________________ March 15th, 2025
City of Belmont
Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of Endorsement & Recommendation for NUG CV BLMT LLC (the “Applicant”) Madame Mayor & City Council Members,
I am writing this letter of endorsement regarding the application submitted on behalf of NUG CV BLMT LLC, the “Applicant,” for an opportunity to secure a Conditional Use Permit (CUP) and a Cannabis Business License to operate a Commercial Cannabis Business retail storefront with delivery services in Belmont (“City”). As a former Planning Commissioner, City Council Member, and Mayor of Redwood City, I understand and am familiar with the sensitives of the commercial cannabis businesses,
I am familiar with the Applicant's comprehensive RFP and believe it demonstrates business merit, operational compliance, security measures, neighborhood compatibility strategies, and community benefits in alignment with the City's Strategic Plan. I am also familiar with the proposed location (1538 El Camino Real) and am confident it is a suitable site.
The City's adoption of regulated a cannabis business retail program reflects a forward-thinking approach that will help residents of Belmont and San Mateo County to safely access medical and adult-use cannabis. I supported decriminalization of cannabis when I served on City Council in Redwood City, in part because the evidence made clear that locals were using cannabis to effectively manage pain, treat other specific physical conditions or ailments, and to alleviate stress. I applaud the City's leadership on this program and am I confident that its implementation will generate significant economic benefits for Belmont and not be a deterrent to the fabric of the community.
I have known the Applicant's Managing Director, Raj Pottabathni, for several years, and believe his team will be a responsible cannabis business operator and valuable member of the community. The Applicant's local first approach, equity inclusion policies for employment, and charitable contribution commitments shall be welcomed by City residents. Furthermore, I believe that the Applicant's history of operational prowess, compliance, and experience within the industry operating over twenty CCB retail locations will be an ideal fit for Belmont.
I support the Applicant for consideration of a CUP and believe if selected, they will strive to maintain a harmonious relationship with the City. Given the community benefits they are offering and the fact that their application meets all City requirements, I respectfully recommend for your vote of approval on March 25th. Please do not hesitate to reach out with any questions. Thank you for your time.
Sincerely,
_________________________
John D. Seybert
Former Mayor, City of Redwood City (2015-2017)
[email protected]
(650) 533-5053
Cc: Mayor Mates, Vice Mayor Pang-Maganaris, Councilmembers: Cathy Jordan, Tom McCune, Gina Latimerlo 1048 954
…from the desk of Carol Dutra-Vernaci
(Former Mayor, City of Union City)
______________________________
March 15, 2025
City of Belmont
Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of Endorsement & Recommendation for NUG CV BLMT LLC (the “Applicant”) Madame Mayor & City Council Members,
I am writing this letter of endorsement and recommendation regarding the application submitted on behalf of NUG CV BLMT LLC, the “Applicant,” for an opportunity to secure a Conditional Use Permit (CUP) and a Cannabis Business License to operate a Commercial Cannabis Business (CCB) retail storefront with delivery services in Belmont (“City”).
As a former mayor of Union City (I just termed out December 10, 2024), I understand and am familiar with establishing a CCB program within a municipality. One of the Applicant’s owners, Raj Pottabathni, was one of three companies that was selected in Union City for a CCB retail storefront, and since May 2022, he has established a successful and compliant cannabis retail location at 30545 Union City Blvd known as Lemonnade.
The City's adoption of a regulated cannabis business retail program reflects a forward-thinking approach that will help residents of Belmont and San Mateo County to safely access medical and adult-use cannabis. I supported decriminalization of cannabis when I served on City Council in Union City, and I applaud the City's leadership for developing a cannabis retail program and I am confident that its implementation will generate economic benefits for Belmont, without being an impairment to the fabric of the community.
I believe Raj Pottabathni and his Applicant group demonstrate professionalism, business merit, operational compliance, security/safety measures, and neighborhood compatibility strategies that will be a value add for Belmont. I have known Raj since 2018, and from my experience, Raj is communicative, responsive, and transparent. Raj worked closely with Union City Staff and the Police Department to address any concerns regarding public safety.
I support the Applicant for being awarded a CUP and believe if selected, they will strive to maintain a harmonious relationship with the City. Understanding the community benefits the Applicant is providing and that their proposed project meets all City requirements, I respectfully recommend that City Council approves this application. Please do not hesitate to reach out with any questions. Thank you for your time.
Sincerely,
_________________________
Carol Dutra-Vernaci
Former Mayor, City of Union City (2012-2024)
[email protected]
(510) 432-6211
Cc: Mayor Mates, Vice Mayor Pang-Maganaris, Cathy Jordan, Tom McCune, Gina Latimerlo 1049 955
MAUREEN MULHEREN
Supervisor
Second District
OFFICE PHONE: (707) 463-4221
DIRECT LINE: (707) 391-3664
OFFICE FAX: (707) 463-7237
MAILING ADDRESS:
501 Low Gap Road, Room 1010
Ukiah, CA 95482
COUNTY OF MENDOCINO
BOARD OF SUPERVISORS
501 Low Gap Road • Room 1010
Ukiah, California 95482
March 15th, 2025
City of Belmont
Mayors Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of Endorsement & Recommendation for NUG CV BLMT LLC (the “Applicant”) Madame Mayor & City Council Members,
Currently, I am the Mendocino County Second District Supervisor and served as a City of Ukiah elected official with for over a decade. I am writing this letter of endorsement and recommendation regarding the application submitted on behalf of NUG CV BLMT LLC, the “Applicant,” for an opportunity to secure a Conditional Use Permit (CUP) and a Cannabis Business License to operate a Commercial Cannabis Business (CCB) retail storefront with delivery services in Belmont (“City”).
As a former Mayor and City Council Member of Ukiah, I was part of the process to establish a legal commercial cannabis business program in Ukiah. Hrant Ekmekjian, one of the Applicant’s owners, was the first company that was selected in Ukiah for a cannabis retail storefront. Hrant’s store, CannaVine, has been open and serving the public since February 2019.
It is good to see that Belmont had adopted a regulated cannabis business retail program. I was in support of medical cannabis and its transition to adult-use as I believe cannabis retail allows patients and customers respectively to seek and purchase lab tested cannabis products legally and safely.
I believe Hrant Ekmekjian, and his Applicant group demonstrate professionalism, business merit, operational compliance, active security/safety measures, and neighborhood compatibility strategies that I expect him to establish and continue in Belmont. I have known Hrant since 2018, and from my experience, he has been communicative, responsive, and transparent.
I support the Applicant for being awarded a CUP and believe if selected, they will strive to maintain a harmonious relationship with the City. Understanding the community benefits the Applicant is providing and that their proposed project meets all City requirements, I respectfully recommend that City Council approves this application. Please do not hesitate to reach out with any questions. Thank you for your time.
Sincerely,
Maureen Mulheren
Mendocino County Second District Supervisor (2021-Present) Former Mayor & City Council Member, City of Ukiah (2014-2020) [email protected]
(707) 391-3664 mobile 1050 96
March 14th, 2025
City of Belmont
Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of Support & Recommendation for NUG CV BLMT LLC (the “Applicant”) @ 1538 ECR STE C Madame Mayor & Council Members,
My name is Barbara Jiang, and I have owned and managed a commercial mixed-use property on El Camino Real (1538 El Camino Real) in Belmont (“City”) for almost 12 years. As a longtime local resident to San Mateo County, I am a dedicated member of Belmont’s business community and the San Mateo County general community and take great pride in investing into the City and helping achieve its’ full potential. I support Belmont’s Commercial Cannabis Business Program and recommend the Applicant be considered and selected a for a cannabis business permit to operate a CCB retail storefront with delivery services at my property.
The Applicant’s Retail Operations Director and co-owner, Hrant Ekmekjian, is local to the San Mateo County Area (living in Foster City) and is qualified with experience in the cannabis retail industry in California. His partners are also cannabis retail operators and together, they have over 30 cannabis businesses. He supports community benefits, local hiring, and social justice within the cannabis industry as he participates in San Francisco’s social equity program. He champions the voice of the City through his community benefits proposal that supports the City’s Strategic Plan.
I have communicated with co-owner Adam Peterson on several occasions, he owns and manages Nug Inc., which operates over 10 commercial cannabis retail stores in California. I own the property with my brother (Henry Jiang), and we both visited a Nug retail store in San Leandro and were pleased with their operation. They are part of the Applicant group, and I believe their retail operational prowess, coupled with Hrant’s dedication for the community, will make for a valuable asset to the City.
I am impressed with the quality layout and design of the proposed cannabis retail storefront, along with the professionalism presented by the Applicant. After my conversations with Hrant and Adam, I feel assured that the Applicant will be a positive addition to this neighborhood. I have secured a lease agreement with the Applicant and their business will provide an additional level of security for its surroundings.
I encourage the City to approve the Applicant’s proposal, in that I know this will be a big step in the right direction for the City. Please do not hesitate to reach out with any questions. I am available by mobile phone or email.
Best Regards,
__________________________________
Barabara Jiang
Property Owner (1538 El Camino Real)
[email protected]
M: (415) 812-2432
1051 97
March 18, 2025
SENT VIA ELECTRONIC MAIL
City of Belmont
Attention: City Manager’s Office
1 Twin Pines Lane
Belmont, CA 94002
RE: LETTER OF GOOD STANDING – JIVA UC LLC
Dear City Manager Oskoui,
The City of Union City (“City”) has worked with Raj Pottabathni, an owner of Jiva UC LLC (“Company”), who received a Commercial Cannabis Use (“CCU”) permit in 2020. The Company was selected as one of three Commercial Cannabis Business (“CCB”) retailers permitted to operate a storefront with delivery service in the City. Since May 2022, the Company has operated a quality CCB retail storefront at 30545 Union City Boulevard, known as Lemonnade.
To date, the Company has made community benefit contributions totaling $60,000 (annually $15,000/year). This is consistent with the Company’s CCU permit and established Conditions of Approval pursuant to Resolution No. 5564-20, Section 58 & 59. A portion of the community benefit contributions are directed to the City’s Police Department for Advanced Roadside Impaired Driving Enforcement (ARIDE) and Drug Recognition Expert (DRE) training, in addition to other training programs for Police Officers as identified by the Chief of Police.
The remainder of the community benefit contributions help fund programming under the City’s Youth and Family Services Division (within the Community & Recreation Services Department), which provides support services to those in need. Specifically, this includes the development and implementation of a juvenile diversion program that aims to redirect at-risk youth from entering the juvenile justice system and reduce the occurrence of juvenile crime. In recent years, the funding has also been directed towards the City’s CAREavan Program, which provides a safe place to park and sleep overnight for families and/or individuals who have been displaced, are temporarily homeless, and living in their vehicles.
From the City’s experience, Raj has been communicative, responsive, and transparent. Raj and the Company have been receptive to feedback and have worked collaboratively with the City. Not only has Raj been professional, but he has demonstrated the ability to develop a successful, sustainable, and harmonious CCB retail operation here in Union City. We imagine he would endeavor to do the same and be a good businesses partner to the City of Belmont.
The City of Union City looks forward to maintaining a continued good-standing relationship with Raj and the Company. Thank you, and if you have any questions, please do not hesitate to reach out to me directly.
Sincerely,
Joan Malloy
City Manager
City of Union City
cc: Jennifer Phan, Deputy City Manager
1052 98
290 North D St, San Bernardino, CA 92401 | P: 909-384-5357 | www.SBCity.org Community Development & Housing Department
VIA ELECTRONIC MAIL
March 17, 2025
City of Belmont
Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of “Good Standing” for Rajiv “Raj” Pottabathni (Jiva SBD LLC) The City of San Bernardino (“City”) has worked with Raj Pottabathni, an owner of Jiva SBD LLC dba Cookies San Bernardino (“Company”), who was awarded a Commercial Cannabis Business (“CCB”) retail permit since selecting the Company as 1 of 5 CCB retailers to operate a storefront with delivery service in the City in early 2019.
Since the beginning of the process, the Company has been receptive to feedback and collaborative with the City. The Company has been operating a successful Commercial Cannabis retail storefront (494 W.
Orange Show Road, STE A D & E, San Bernardino) that has been open to the public since September 2020.
To date, the Company has paid all applicable taxes/fees and has been operating in compliance with City regulations with no violations, consistent with their commitment to operate in accordance with their subject Cannabis Business Permit (CBP) approval.
From my experience, Raj is communicative, responsive, and transparent. He has demonstrated the ability to develop a successful, sustainable, and harmonious CCB retail operation. I believe that he is professional and shall be an added value to the City of Belmont.
The City looks forward to maintaining a good-standing relationship with Raj and the Company, and supports their continued stability as a CCB retail operator. Thank you, and if you have any questions, please feel to reach out to me directly.
Sincere Regards,
Stephanie Castro
Economic Development Project Manager
[email protected]
(909) 384-5561
1053 99
Raj J. Pottabathni <[email protected]>
Rajiv “Raj” Pottabathni & Jiva TCY LLC
1 message
Miguel Contreras <[email protected]> Tue, Mar 18, 2025 at 2:38 PM To: "Raj J. Pottabathni" <[email protected]>
Good Afternoon,
The Tracy Police Department has worked with Raj Pottabathni, an owner of Jiva TCY LLC dba Tracy Farms (“Company”), since selecting his company through the City’s RFP process. Since then, the Company has received a Cannabis Business Permit (“CBP”) and Conditional Use Permit to operate a commercial cannabis retail storefront with delivery service in the City back in late 2022. The Company has been operating a cannabis retail storefront (951 N. Central Avenue) that has been open to the public since April, 2024.
Raj has been responsive and communicative throughout the process. I have Raj’s cell phone number and can easily reach out to him if needed. He has demonstrated the ability to develop a compliant cannabis retail business. Tracy PD looks forward to maintaining a good-standing relationship with Raj and the Company and supports their continued stability as a legally licensee commercial cannabis retail operator. If you have any questions, please contact me directly.
Thank you,
MIGUEL CONTRERAS, CAPTAIN
BUREAU OF SPECIAL OPERATIONS
1000 CIVIC CENTER DRIVE – TRACY, CA 95376
VOICE: (209) 831.6618 - FAX: (209) 831.4017
3/18/25, 11:01 PM Jiva Life Mail - Rajiv “Raj” Pottabathni & Jiva TCY LLC https://mail.google.com/mail/u/0/?ik=6df092f293&view=pt&search=all&permthid=thread-f:1826961950467074478&simpl=msg-f:1826961950467074478 1/1 1054 960
VIA ELECTRONIC MAIL
March 19th, 2025
City of Belmont
Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of “Good Standing” for Rajiv “Raj” Pottabathni (Jiva NPA LLC) The City of Napa (“City”) has worked with Raj Pottabathni, an owner of Jiva NPA LLC dba Cookies Napa (“Company”), who has received a Cannabis Establishment Clearance (“CEC”) certificate as a retail permit to operate a storefront with delivery service in the City in December of 2020.
Since the beginning of the process, the Company has been receptive to feedback and collaborative with the City. The Company has been operating a CEC retail storefront (2481 Second Street) that has been open to the public since June of 2022.
To date, the Company has successfully renewed its CEC annually, paid all applicable taxes/fees, and appears to have been operating in compliance with the City’s requirements for cannabis retailers., From my experience, Raj is communicative, responsive, and transparent. He has demonstrated the ability to develop a successful, sustainable, and harmonious CCB retail operation. I believe that he is professional and shall be a value add to the City of Belmont.
The City of Napa looks forward to maintaining a good-standing relationship with Raj and the Company, and supports their continued stability as a CEC retail operator. Thank you, and if you have any questions, please feel to reach out to me directly.
Sincere Regards,
Paul O’Neill
Assistant Planner
Community Development Department, City of Napa
1600 First Street, Napa, CA 94559
P: (707) 257-9530
E: [email protected]
Cc: Mayor Mates, Vice Mayor Pang-Maganaris, Councilmembers: Cathy Jordan, Tom McCune, Gina Latimerlo 1055 961
City of Ukiah
CO~I MUNITY l)~_\'f.LOl'M l' N'I DF.PARTM~.NT
VIA ELECTRONIC MAIL
March 171h, 2025
City of Belmont
Mayor's Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of "Good Standing" for Brant Ekmekjian
To Whom It May Concern,
The City of Ukiah (the "City") has worked with Hrant Ekmekjian, owner of Ukiah Valley Holistics, Inc., doing business as CannaVine (the "Company"), for over seven years.
Mr. Ekmekjian was initially approved under Major Use Permit (MaUP) File No. 17-2841 in September 2017 to operate a cannabis dispensary at 1230 Airport Park Boulevard, Suite C. Since then, he has successfully renewed, sustained, and expanded the business while maintaining full compliance with all City regulations and operational expectations.
Since its establishment, the Company has undergone multiple permit approvals and renewals, as summarized below:
TABLE 1 - PERMIT HISTORY
09/27/2017: 17-2841 - Original Major Use Permit approved by Planning Commission to allow a medical marijuana dispensary.
12/20/2018: 18-3809 - Minor Amendment Approval by Zoning Administrator to allow adult use cannabis products
12/20/2018: 18-4111 -Annual Use Permit Renewal approved by Zoning Administrator 12/18/2019: 19-4970 - Annual Use Permit Renewal approved by Zoning Administrator 01/12/2021: 20-5823 - Annual Use Permit Renewal approved by Zoning Administrator 0 I/ 19/2022: 21-6698 - Annual Use Permit Renewal approved by Zoning Administrator; no subsequent renewals required based on upates to Ukiah City Code. 03/14/2024: 23-9153 - Request to amend MaUP 17-2841 to allow distribution of cannabis products; no subsequent renewal requirement approved by Zoning Administrator The Company has demonstrated compliance with all City regulations, maintaining good standing in terms of regulatory adherence, permit related payments, and operational integrity. Since opening its storefront to the public, the Company has successfully operated a Commercial Cannabis-Related Business ("CCB") retail establishment, including delivery services. In 2024, the Company expanded operations to incorporate cannabis distribution in accordance with an approved amendment to MaUP 17-2841.
The City acknowledges that Hrant Ekmekjian has maintained compliance with all required permit conditions and applicable municipal regulations. There have been no reported violations, code enforcement actions, or related reports from the Ukiah Police Department regarding the Company's operations.
Through9ut the permitting and operational process, Mr. Ekmekjian has maintained open communication with the City and has adhered to all conditions of approval. The continued and successful operation of a cannabis-related business in Ukiah for over 7 years is a demonstration of his stewardship and adherence to regulatory standards.
In summation, CannaVine has served as an example of a well-regulated, compliant, and professionally managed cannabis retail business. The City of Ukiah acknowledges the Company's continued adherence to local requirements and looks forward to its sustained compliance and success. 1056 962
COMMUNITY DH ' l'.I.OPM l'N r DEPARTM E:-:T
If you require further infonnation, please feel free to contact me directly.
Best Regards,
2 ,.~ :Jw?
Chief Planning Manager
City of Ukiah - Planning Services Division
300 Seminary A venue
Ukiah, California 95482
Main: (707) 463- 6215
JDavis@,CityoOJkiah,cpm
Cc: Mayor Mates, Vice Mayor Pang-Maganaris, Councilmembers: Cathy Jordan, Tom McCune, Gina Latimerlo 1057 963
1058 964
~The City of Red Bluff is an Equal Opportunity Provider~ City of Belmont
Attn: Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of Good Standing for NUG
To Whom It May Concern:
This letter serves as verification that NUG is a licensed commercial cannabis operator in the city of Red Bluff. NUG is a strong operator with a proven track record of compliance with municipal and State regulations, including timely payment of licensing fees and gross receipts taxes. In addition, NUG is a good corporate citizen and continues to provide community benefits to our City.
Please feel free to contact me if you have any further questions.
Sincerely,
Beth Lindauer
Community Development Director
city of red bluff
Community Development Department
555 Washington Street, Red Bluff, California 96080
(530) 527-2605; Fax (530) 529-6878
www.cityofredbluff.org
1059 965
The City of El Cerrito
Community Development Department
10890 San Pablo Avenue | El Cerrito, CA 94530
www.el-cerrito.org/CommDev
March 19, 2025
City of Belmont
Attn: Mayor’s Office & City Council
1 Twin Pines Ln.
Belmont, CA 94002
RE: Letter of Good Standing for NUG
To Whom It May Concern:
This letter serves as verification that NUG is a licensed commercial cannabis operator in El Cerrito since 2021. NUG has a proven track record of compliance with the City’s Municipal Code and Cannabis Operating Permit, including timely payment of licensing fees and community benefit fees. In addition, NUG participates with the El Cerrito Chamber of Commerce and sponsors City events such as our annual 4th of July WorldOne Festival.
If you have any questions, please feel free to contact me by email [email protected] or phone at 510-215-4339.
Thank you,
Melanie Mintz
Community Development Director
Docusign Envelope ID: 7E9D378D-77F7-4C08-8AA1-CA746746F7BE 1060 96
March 16, 2025
City of Belmont Mayor’s Office
RE: Letter of Support & Recommendation for Hrant Ekmekjian & NUG CV BLMT (“Applicant”) Mayor & Council Members,
My name is Norman Jaser and I am the owner of Golden State Smog Center at 1150 Old County Road (STE A) in Belmont. I have proudly been operating and serving the residents in Belmont for over 13 years. I am writing this letter of support in regard to the application submitted by Hrant Ekmekjian and NUG CV BLMT for an opportunity to secure a permit to operate a Commercial Cannabis Business (“CCB”) retail storefront with delivery services in the City. The Applicant has developed a comprehensive plan demonstrating its CCB merit, operational compliance, security measures, neighborhood integration strategies and was invited to the City’s final review process.
I have known Hrant for over 30 years. He is my brother in-law, and father to my niece (17), and nephew (14). He is also an amazing uncle to my two young children. Born, and raised in San Mateo County, I know he understands the importance of being a responsible, respectable cannabis operator, and the importance of that to our community. I know he will create a beautiful and inviting retail dispensary like all his others that the community will be proud of. He does not cut corners and takes pride in his businesses. He is also a very hands-on business owner. He has shared his desire to establish a CCB retail location in Belmont and has shared concepts from his community benefits proposal that supports the City’s strategic priorities and goals. Hrant has given me assurance that his business will be an excellent corporate citizen in Belmont and committed to appropriate community support.
The Applicant team are experienced in the cannabis industry with over 15 cannabis stores in California. I expect them to operate in compliance and be a good additional to Belmont’s business community. I support and recommend Hrant and his Applicant team to receive the appropriate permit and licenses to establish a cannabis retail store at 1538 El Camino Real (STE C).
Best Wishes,
Norman Jaser
Golden State Smog Center
650-799-5390
[email protected]
1061 97
March 17, 2025
RE: Letter of Support for Hrant Ekmekjian/NUG
Dear City of Belmont Council,
I am Henry Zadoori, a longtime resident of Belmont. I am honored to write this letter in support of Hrant Ekmekjian, and NUG’s application to establish a dispensary in the City of Belmont. Having known Hrant for over a decade, I can confidently attest to his professionalism, integrity, and strong commitment to operating a responsible and fully compliant business.
Hrant understands the importance of strict adherence to all local and state regulations, and he is dedicated to ensuring his dispensary operates with the highest level of compliance. Additionally, security is a top priority for Hrant and his team. He is committed to implementing robust security measures to ensure the safety of customers, employees, and the surrounding community. His approach includes advanced security protocols, surveillance systems, and trained personnel to maintain a secure, yet inviting, and well-regulated environment.
The legalization of cannabis has provided an opportunity for safe, regulated access to a product that benefits many individuals, from medical patients seeking relief to responsible adult consumers. A well-managed dispensary like the one Hrant proposes will contribute positively to the community by generating tax revenue, creating jobs, and eliminating the risks associated with the unregulated market. By providing safe, lab-tested products and proper education to consumers, legal dispensaries play a crucial role in ensuring that cannabis use is responsible and well-monitored.
Beyond compliance and security, Hrant is a dedicated entrepreneur who values community engagement and responsible business practices. He is committed to fostering a positive relationship with the City of Belmont, working closely with local officials and law enforcement to ensure his dispensary operates with full transparency and accountability.
I strongly support Hrant Ekmekjian and NUG’s application and believe his dispensary will serve as a model of professionalism and compliance in Belmont. Thank you for the consideration, and I hope that you allow the NUG team to move forward.
Sincerely,
Henry Zadoori
18 Rinconada Circle
Belmont, CA 94002
650-339-2121
1062 98
March 16, 2025
RE: Letter of Support Hrant Ekmekjian & NUG
City of Belmont,
I am writing this letter of support about the application for a Retail Dispensary at 1538 El Camino Real STE C on behalf of Hrant Ekmekjian and his NUG group for an opportunity to secure a permit to operate in the City of Belmont.
I have known the Hrant for over 35 years as he is a local to San Mateo County. His two kids go to high school at Hillsdale, and I know he is committed to being a responsible business operator in Belmont. For years, he has shared his desire to establish a retail location in San Mateo County. He has shared his community benefits proposal that supports the City’s by providing annual financial donations. I believe he will be a responsible cannabis retail operator and valuable member of the community. He has given me assurance that his business will be a value add in Belmont and is committed to community support through his Development Agreement. I especially love the fact that so much help will go towards the Parks & Recreation Department.
I believe that the company’s overall ownership group has a history of operational compliance, and experience within the industry operating multiple retail locations in California will be an ideal fit for Belmont.
I recommend the Applicant for consideration of a cannabis retail storefront permit and believe if selected they will do a great job creating a beautiful, inviting location that all of Belmont would be proud to support Sincere regards,
Vahan Derounian
[email protected]
(650) 302-3255
1063 99
March 14, 2025
RE: Letter of Support for Hrant Ekmekjian with NUG CV BLMT Belmont City Council,
My name is Rima Stepanian, and I have been a resident of Belmont for over 2 decades. I am writing this letter of support to the applicant Hrant Ekmekjian with NUG CV BLMT to open and operate a cannabis store at the old Jenny Craig on 1538 El Camino Real. It looks like they have developed a detailed operational plan ns security measures, which he assured has been approved by the Belmont Police Dept. He also said they are entering into a Development Agreement with Belmont to contribute money annually.
Belmont’s adoption of having 2 cannabis dispensaries is perfect to support the needs of its residents. I support decriminalization and legalization of cannabis, because the evidence shows that dispensaries are a positive to the communities they are in if run properly. Dispensaries give access to adults who use cannabis for a multitude of reasons including pain management, sleep, and stress relief. I am proud to be in a city in San Mateo County that is in support of what we as a state legalized in 2018.
I have known Mr. Ekmekjian for over a decade. I was introduced to him through family friends. I have seen his success in the industry, and shop at his San Francisco location myself. He has a deep desire to establish a retail location in Belmont and has shared concepts for his store. I believe he will be a responsible operator and become a valuable member in our community. He has given me assurance that the NUG team is committed to the City of Belmont. Furthermore, they seem to have a plan to hire locally, and I am a big supporter of that. I believe their commitment to running a professional and inviting business will be a reward to this city.
Sincerely,
Rima Stepanian Z.
[email protected]
1064 970
March 11, 2025
RE: Letter of Support for Hrant Ekmekjian / NUG CV BLMT (“NUG”) Dear Belmont Council Members,
I am writing to express my full support for NUG and its application to operate in the City of Belmont.
Having known Hrant Ekmekjian for over 20 years, I can personally attest to his professionalism, and love for retail cannabis. Legal cannabis is already present in the City of Belmont—whether through licensed delivery services, residents purchasing from dispensaries in nearby cities, or worst of all the black market. However, despite the legal sale and use of cannabis within city limits, Belmont is currently receiving none of the economic benefits, while surrounding communities like San Bruno, Daly City and Redwood City collect substantial tax revenue from cannabis sales. By approving a licensed dispensary, I believe Belmont has the opportunity to capture these tax dollars, create local jobs, and ensure that sales occur in a highly regulated, secure environment, which puts myself and family at ease.
The financial impact of legal cannabis is undeniable if used properly. Cities that have welcomed dispensaries have been able to fund public services such as education, infrastructure, and public safety programs. Belmont has the chance to benefit from these revenues rather than continuing to lose them to neighboring towns. After reading the community benefits in the proposed Development Agreement, I am confident NUG’s monetary contributions will be welcomed by the City of Belmont.
Additionally, allowing a local dispensary will provide safe, legal, and convenient access for Belmont residents, eliminating the need to travel to other cities or rely on delivery services. A dispensary operated by NUG will ensure that all sales are strictly regulated, lab-tested, and sold only to verified customers, reducing the risks associated with unregulated markets.
Hrant has assured me security and compliance will be top priorities for NUG. We have discussed the implementation of what he called state-of-the-art security measures, including 24/7 off site surveillance, ID verification, and strict inventory controls, ensuring that all operations meet or exceed state and local regulations. This will enhance public safety while providing a responsible, legal alternative to illicit sales in my opinion.
I strongly believe that approving NUG will allow Belmont to finally benefit from the legal cannabis industry that is already operating within the city, ensuring that tax revenue stays local, more local jobs are available, businesses thrive, and consumers have access to a safe and well-regulated dispensary. I whole heartedly support Hrant Ekmekjian, and the entire NUG team opening their doors here in Belmont Regards,
Teveen Malek-Madani
(650) 766-3671
1065 971
March 18, 2025
City of Belmont
RE: Letter of Support & Recommendation for Hrant Ekmekjian & NUG CV BLMT (“Applicant”) Dear Mayor, Council Members and City Manager,
My name is Shaunt Shahkarami and I am a proud Belmont resident of over 40 years. I was born and raised in Belmont and understand what our community is all about. I have a love for Belmont as its tight-nit community and amazing people provided me with the support I needed to grow.
I am writing this letter of support on the behalf of the Applicant for a Commercial Cannabis Retail storefront with delivery services in Belmont. The Applicant has a comprehensive application demonstrating its merit, operational compliance and most importantly, security measures.
I have known Hrant Ekmekjian for over 30 years and have seen his passion for cannabis retail blossom over the last 18 years into a thriving business with the multiple locations he operates. His passion for this industry is unmatched. He loves what he does and given the opportunity to serve our community, I know Hrant will be an ambassador to this community. I know what it means to him to be a leader in this space, as he strives to make sure to make his family proud and show his teenage kids the importance of the responsibility he is handed when he opens a retail store. He is also born and raised in San Mateo County and currently lives in Foster City. To me this is an important point, as I believe it allows him to understand our community and what we are about.
I strongly recommend and support the Applicant for consideration to be awarded CCB retail permit. I am proud that Hrant and his team will strive to maintain a harmonious relationship with Belmont and support community-based organizations, civic organizations and social service organizations. If you have any questions, feel free to contact me. Thank you.
Regards,
Shaunt Shahkarami
2800 Wemberly Drive
Belmont, CA 94002
650-346-6904 | [email protected]
1066 972
March 15, 2025
RE: Letter of Support for Hrant Ekmekjian & NUG CV BLMT’s Application Belmont Mayor & City Council Members,
My name is Sandra Jaser, and I co-own and work at a local Belmont service business for automobiles. I have been proudly operating and serving the city of Belmont and its residents for almost 10 years. I am writing this letter to support Hrant and his team to develop a cannabis retail store at 1538 El Camino Real.
I have known the applicant, Hrant, for 8 years. As a relative of his, I know he appreciates the responsibility of being a good steward to the community. I know Hrant loves what he does, and serving people in a beautiful, inviting setting is his ultimate passion.
Over the last year he has shared his hopes and desire to be selected by the City to establish a cannabis retail location in Belmont and has shared his vision with me. Hrant is so excited for this opportunity to be granted to him. I know he would do a great job and be a good asset for Belmont.
I would love to see the applicant receive the necessary permit, because I know through his passion and love for community, and cannabis, he will create a a first-class experience for everyone who seeks quality lab tested, cannabis in an inviting environment that will be safe and secure for its staff and customers.
Sincerely,
Sandra J.
650-389-3042
1067 973
March 13th, 2025
RE: Letter of Support for Hrant Ekmekjian (NUG CV BLMT) Mayor, Council Members, & City Manager’s Office,
My name is Sahag, and I have been a resident of Belmont for 20 years now. I am writing this letter of support in regard to the application submitted by Hrant Ekmekjian of NUG CV BLMT, for an opportunity to secure a permit to operate a cannabis retail store and delivery services in our city. Hrant and the NUG team have created a great plan that includes, operational compliance, and addresses security measures.
I am a huge supporter of Belmont’s plan to have recreational cannabis be here in our city. Currently, I drive to Redwood City to get my gummies that give me a good night's sleep. I was told about CBN gummies by a family friend who also had trouble sleeping. I have realized over the last couple years that there are so many people I know that use cannabis for a multitude of reasons. I support legal cannabis because it is what this state voted for with Prop. 64. I have been to multiple dispensaries now and feel they are all stand up businesses who help take the black market out of our communities. To me, a legal, tested, clean product is very important to have access to. I commend the city’s leadership for making this a reality.
I have known Hrant for over 15 years now. For all those years he has been a cannabis retail entrepreneur. His stores are all very beautifully put together. He is a very enthusiastic and a hands-on operator. I am extremely confident that this is a group the City of Belmont can stand behind. They have vast experience in this industry.
I believe that two stores for Belmont will be the right amount to serve a community of this size. I was happy to see all the community benefits Hrant and his group are offering to the city and even donating $50K get a vehicle for Parks & Rec.
I recommend the Applicant for consideration for a dispensary license at 1538 El Camino Real, and believe if selected, they will strive to be the gold standard for the city.
Best,
Sahag A.
2572 Comstock Circle
Belmont, CA 94002
650-504-3514
1068 974
SUPPORT AND/OR NON-OPPOSITION
City of Belmont City Council:
❖ The following residents, business owners and/or property owners (“Neighbors'') have been made aware of NUG CV BLMT LLC (the “Company”) seeking a Conditional Use Permit (“CUP”) to operate Commercial Cannabis Business (“CCB”) retail storefront with delivery service pursuant to Belmont Municipal Code Chapter 13., Article III - Cannabis Business.
❖ The Company has submitted a CUP Application for approval to establish a CCB retail storefront to the City’s Community Development Department, who shall review and develop a “Staff Report” recommending approval to the City Council. That presentation and hearing at a City Council meeting is taking place on March 25th, 2025. A “Public Notice” from the City has been mailed to the Neighbors within 300’ feet, and the Company has posted the same Public Notice at the Company’s proposed CCB retail storefront site addressed 1538 El Camino Real, STE C, in the City of Belmont (the “Location”) more than ten (10) days prior the above referenced meeting date. ❖ The Company has been in contact with, and have had an open line of communication with the following Neighbors, and as such, the Neighbors below either support, or do not have any opposition to the Company developing and opening its CCB retail storefront at the proposed Location. Nor do the Neighbors believe that the Company’s Location, or its business operations would cause any harm or conflict with the Neighbor’s respective business, properties, and/or uses. Therefore, the following Neighbors or their designated representatives, as seen on Exhibit A, attached, have signed and acknowledged their support and/or non-opposition of the Company’s proposed CCB retail storefront at the Location.
VIRTUAL “MEET & GREET” INVITATION”: WEDNESDAY, MARCH 19, 2025 @ 5:15 via GOOGLE MEET ❖ An email from the City was sent to anyone who had emailed the City related to cannabis retail and the Company sent a phyical mailer to Neighbors within 300’ of the Location. ❖ We will be sharing information about our proposed business, a commercial cannabis retail storefront @ 1538 El Camino Real (STE C).
❖ Our objective is to provide insight and details related to our team’s experience, community benefits, neighborhood compatibility, and safety/security.
❖ We will be available to address any questions/comments/concerns you may have.Thank you. ❖ WEDNESDAY, MARCH 19, 2025 @ 5:15 – 6:00PM via GOOGLE MEET ➢ Google Meet Video Call Link: https://meet.google.com/bsa-gxzx-qbg ➢ Or Dial: (US) +1 314-649-9018 | PIN: 490 123 401#
Sincere regards,
NUG CV BLMT LLC | CEO
Dr. John Oram
CEO, Retail Strategy Management & Medical/Science Liaison M: 510.409.9543
[email protected]
NUG CV BLMT LLC | OWNERSHIP GROUP
Rajiv “Raj” J. Pottabathni
Managing Director
M: 732.801.6300
[email protected]
Adam Peterson
President &
Business Development
[email protected]
Hrant Ekmekjian
Retail Operations &
Community Relations
[email protected]
NUG CV BLMT LLC | COMMERCIAL CANNABIS BUSINESS | RETAIL STOREFRONT | BELMONT, CA 1069 975 240 HARBOR BINO
Property Address
LASKY PRINTiNG
Business Name
NUG
2165 Covert An
Property Address
Business Name
Signature 0/18/25
Name:PATRiCK HAWKiNS
(Resident / Business Ownes or Property
Owner or their designated representative)
240 Harbor Biud Ster.
Property Address
Waldo Graphics
Business Name
sail Waldo
Signature
3/18/25
Date
Name: Call Waldo
(Resident / Business Owner / Property Owner
or their designated representative)
250 HARBOR BLUD
roperty Address
SANDERS AUTOmoTive
Business Name
3/18/25
Signature Date
Name: GEORGE CORR
(Resident Business Owner/ Property Owner
or their designated representative)
101 In custral Pa
Property Address
Business Name rosnan fumbing
tear 500 05-1925
Signature Date
Name: Joseph Trosnan
(Residenk Business Ownerd Property Owner
or their designated representative)
Signature
NamesLaotili
Date
(Resident/ Business Owner or Property Owner
or their designated representative)
1025 Ralston Ave
Property Address
The Balmant Classic Barber Shop
Business Name
Ateh f45r 318/25
Signature
Name: Joseph fersntater
(Resident +Business Owner / Property Owner
or their designated representative)
1024 sixtH Ave
Property Address
Zituakas
Business Name
Her 31/00/25
Name: YuNO Cerland
(Resident / Business Owner / Property Owner
or their designated representative)
645 HaRbr Blud
Property Address
Amily Arto Clos
Business Nam
320/25
Signature Date
Name: Josh MeLan
(Resident / Business Owner / Property Owner
or their designated representative)
NUG CV BLMT LLC | COMMERCIAL CANNABIS BUSINESS | RETAIL STOREFRONT | BELMONT, CA 1070 96
210 El Camino Real
Property Address
-Boy Area Boxing
Signature
3/17/25
Name: JaRe DeTaco
(Resident / Business Ownedor Property
Owner or their designated representative)
Property Address 1500 €/ Camine Refe
Godfather's.
Business Name
Signatur
3/18/25
Date
Vame:
or their designated representative)
300 El CAMINA Real
Property Address
Business Name
NUG
1426 El Caming Keal
Property Address
buskwackers shack
Business Name
Ath 3118/25
Signature Date
Name:> Anthony figueroa
(Resident / Business Owner or Property Owner
or their designated representative)
160 Old Canty Rel Belont, CA qual
Property Address
Maruin Gardens Restaurant
Business Name
Comelay 3/19/25
signature
Name: Alberto Merendez
(Resident /Business Owne? / Property Owner
or their designated representative)
ISZO EL CAMRIORL
Property Address
Amera Anto
Business Name
Signature
3/18/25
Date
Name: Seeed
(Resident Business Owner/ Property Owner
or their designated representative
12/20 el CamiNO TEA
Property Address
Laplat traven
Business Name - 3/19/25
Date
Name: JustiN Moore
(Resident / Business Owner / Property Owner
or their designated representative)
Signature Date
Name: Dran
(Resident /Business Owner / Property Owner
or their designated representative)
101 Industrial BD BelmontcA
Property Address
Vadilla construction
Business Name
3/19/25
Name: Ignacio Padilla
(Resident Business Ownen/ Property Owner
or their designated representative)
NUG CV BLMT LLC | COMMERCIAL CANNABIS BUSINESS | RETAIL STOREFRONT | BELMONT, CA 1071 97
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January19, 2024
RE: NUG CV BLMT LLC (the “Company”) Commercial Cannabis Business (“CCB”) Retail Storefront | Odor Mitigation & Air Quality Memo
City of Belmont,
My name is Trent Thiel, BS Chemical Engineering North Carolina State University. I have represented Camfil as the North American Molecular Filtration Segment Manager for the past 8 years and managed a process gas purification and dehydration service business in the California for 10 years prior to joining Camfil. For those of you unfamiliar with our company; Camfil is a global filtration company with over 3,000 employees, 9 PhD’s, 27 production and R&D facilities, two of which are dedicated solely to the research and development of molecular filtration. In 2012, a Canadian colleague of mine began working on a solution to resolve the odor issue on large scale medical cannabis cultivation facilities. Since then not only have we supported the cannabis industry with over $3 MM in solutions in 4 countries, and 17 states, but are now working on design criteria documents and partnering with companies that are essential to the growth and federal legalization of Cannabis Cultivation. This is how I became aware of the Company’s need for an odor control initiative.
Understanding Molecular Contaminants and How to Remove Them for Cannabis Airborne molecules impact businesses in several ways:
1) As odors 2) As irritants 3) As toxins or poisons 4) As corrosive and/or yield impacting agents Many molecules are known to be harmful to humans, the environment, manufacturing processes (microelectronics, pulp and paper, oil refining, etc.) and more sensitive items such as artifacts in museums and art galleries. Understanding the environment that you are in, the functions of your facility, and assets within your building is essential to selecting the most appropriate molecular filtration solution, and upon my review the Company, has gone above and beyond the requirements for their facility designation and application which I will address in the next section.
As the world leaders for the research and development of clean air filtration solutions we are frequently called upon to aide in new applications and emerging industries to help determine the most effective methods to remove particulate and gaseous contaminants. During our initial involvement with this industry a third party sampled the air in a cannabis cultivation facility in Canada with over 500,000 square feet of grow space and provided us with the results for simulation purposes. It was determined that there is nothing harmful exhausted from cannabis cultivation facilities, but there are specific odor profiles from the terpenes in cannabis. The main ones were identified as alpha-pinene, beta-pinene, beta myrcene, beta-caryophyllene and limonene.
In our molecular test rig in Trosa, Sweden (pictured below) we are able to test molecular filters and/or media in accordance with ASHRAE 145.1, ASHRAE 145.2, ISO 10121-1 and ISO 10121-2 under a wide range of temperature and humidity conditions and challenged with different gases at 2,000 CFM. In short, we are the only filtration company in the world capable of testing molecular filters and media at realistic operating conditions.
Our simulation for the cannabis industry was conducted using alpha-pinene as our surrogate for the previous listed terpenes and we were able to determine that with a 60% CTC coconut shell media can guarantee over a 99% initial removal efficiency of the cannabis terpenes.
Applying this Data for the Company
The first thing that places the Company’s facility function at a lower need for odor mitigation is the fact that, whether recreational or medical, there is no cultivation, no extraction, no drying, no trimming, and no product packaging.
According to Chapter 2.2 of ASHRAE’s1 Heating, Ventilating, and Air-Conditioning Applications Handbook the Company’s dispensaries would qualify as Small Store Retail. Ventilation requirements of ASHRAE Standard 62.1 must be followed. Objectionable odors may necessitate special filtering, exhaust, and/or additional outdoor air intake. 1 ASHRAE is The American Society of Heating, Refrigerating and Air-Conditioning Engineers is a global professional association seeking to advance heating, ventilation, air conditioning and refrigeration systems design and construction. 1073 99
Retail Commercial annabis Business Odor and Air Quality Memo THIEL, TRENT 2 The Company presented me with an air quality plan that is not necessary for their facility. Dispensaries had historically emitted some cannabis odor due to poor packaging or consumer handling onsite. However, when California legalized marijuana last year they also passed Assembly Bill 110 which stipulates that all marijuana packaging (including pop top bottles and exit packaging as well as other forms of cannabis packaging) must be certified child-resistant. This is forcing all dispensaries to use Mylar bags which have been known primarily for military food storage due to their high tensile strength, flexible material, and isolating barrier properties. Once sealed they will isolate the product inside from the outside. This isolation allows you to control the oxygen content, humidity, and light exposure. Ultimately creating an odor-proof seal.
Conclusion
Based on what I have been presented, the Company will be receiving all of their product in accordance with AB-110. Their plan states explicitly:
Upon inventory intake as per State of California BCC regulations, the Company will ONLY accept pre-packaged, sealed, childproof medical cannabis products. Additionally, all purchased products by patients are placed in odor proof mylar opaque exit packaging. This will reinforce that odor will be mitigated outside of the facility. § 5412. Packaging and Labeling (a) A retailer shall not accept, possess, or sell cannabis goods that are not packaged as they will be sold at final sale, in compliance with this division. (b) A retailer shall not package or label cannabis goods. Authority: Section 26013, Business and Professions Code. Reference: Sections 26010 and 26120, Business and Professions Code. § 5413. Exit Packaging Cannabis goods purchased by a customer shall not leave the retailer's premises unless the goods are placed in an opaque exit package. Authority: Section 26013, Business and Professions Code. Reference: Section 26120, Business and Professions Code The Company has proposed a reinforced steel door allows entry into limited access area that encompasses a secure product storage room and an enclosed temperature controlled storage room. The majority of pre-packaged product will be stored within these respective rooms. After business hours, all product that is housed within displays on the retail floor area is taken into the secure storage area.
There are two types of spaces within the Company’s CCB retail Storefront:
1) Product Storage (Limited Access Area)
a. There could be the potential for non-odor proof containers in this space. The primary concern for this space would be cannabis odor. I am recommending 10 to 12 air changes per hour in this space through a MERV 9A particulate filter followed by loose-fill thin bed molecular filter filled with a 60% CTC coconut shell media.
This could be in the configuration of panels or cylinders; both of which would have >95% initial removal efficiency in a single pass against the terpenes listed in this document. 2) Public Access and Office Space
a. This space would only have product in exit packaging, so the risk of odor is much lower. Particulate filtration would be the most important in this area with minimal molecular filtration for comfort air purposes. I am recommending MERV 9A particulate filtration on their supply air and to design their air handling units to provide 6 - 10 air changes per hour through a MERV 14A combination embedded media filter with an ozone rating of 9. A filter changeout every six months would be recommended. This would exceed the requirements set by ASHRAE standard 62.1 for indoor air quality based on their space qualification.
Should their retail commercial cannabis business fall under pharmacy qualifications there could be the need for more stringent filtration depending on the type of pharmacy it would qualify as. The Company has requested my consultative services to help design and implement the above recommendations should they be approved by the City of Belmont Simply put, based on general compliance with the California State BCC laws and my recommendations, the Company’s CCB retail facility will mitigate cannabis odor (if any) and improve air quality for employees and patients. Cannabis odor will not emit outdoors let alone into neighboring businesses. Should you have any questions regarding any details in this letter please feel free to contact me directly.
Trent Thiel / Molecular Filtration | Segment Manager | Camfil USA Phone: +1 (510) 325-9759 | Email: [email protected] | Web address: www.camfil.com 1074 980
GAIACA | 1st Fully Licensed, Compliant Cannabis Waste Management Company P.O. Box 188 | Gonzales, CA 93926 | 1-833-CAL-GAIA May 1, 2020
RE: Cannabis Waste Management Services for the proposed NUG Cannabis Retail Dispensary This letter is to confirm GAIACA’s intent to provide Cannabis Waste Management Services for the NUG CV BLMT LLC., (the “Company”) cannabis retail dispensary located in Belmont, California. GAIACA is a full-service solution, ready to assist current and future cannabis operators in meeting State requirements pertaining to compliant cannabis waste management. Regulatory compliance is of utmost importance in any field; especially in a new, burgeoning one such as the cannabis industry. Waste management services include, but are not limited to:
According to State Regulation, it is the responsibility of the operator to identify their waste streams as waste/cannabis waste/hazardous waste and follow all applicable rules and regulations for proper disposal [Title 16 CCR, Division 42 “BCC”; Title 17 CCR, Division 1 “CDPH”; Title 3 CCR, Division 8 “Cal-Cannabis / CDFA”; PRC, Division 30 “Waste Management”; Title 40 CFR, Part 239-282].
• GAIACA will conduct an initial site inspection to evaluate each operators’ needs and to help create a sitespecific waste program. GAIACA will also help the operator in identifying and profiling their cannabis waste for compliance.
It is a requirement of all operators obtaining a State license to submit a Waste Management Plan that clearly illustrates compliant waste handling and disposal procedures per local and State law [BCC §5054 (a)(b); CDPH §40290 (a); CDFA §8108].
• Following the evaluation, GAIACA will create a site-specific waste management plan, addressing all applicable local, State, and Federal laws.
If not managed onsite, operators must demonstrate that all waste is properly handled by a licensed and permitted cannabis waste service provider [BCC, §5054; CDPH, §40290; CDFA, §8308] • GAIACA is properly licensed to handle all streams of cannabis waste (hazardous and non-hazardous).
GAIACA will provide the operator a Certification of Compliance that can be visibly posted onsite, demonstrating to any State official that the operator has a compliant Waste Management Program in place.
The State requires all cannabis waste to be stored in a secured area on the licensed premises, preventing the public for harm [BCC §5054 (e); CDPH §40290 (b); CDFA §8308 (d)].
• GAIACA will provide secure and lockable drums for cannabis waste accumulation. GAIACA will advise on an appropriate location within the facility in which to store the drums. In addition to a main waste storage area, GAIACA can assist in setting up satellite accumulation points throughout the facility.
All cannabis waste must be properly disposed of. It is the obligation of the operator to mitigate potential sources of odor [BCC §5054 (c); CDPH §40290 (b); CDFA §8308 (e)].
• GAIACA’s HazMat-quality, UN-rated drums allow operators to easily and safely accumulate waste onsite.
All drums are non-reactive and air-tight to help with cannabis odor control. Drums are equipped with biodegradable inner bag liners to add an extra level of hygiene.
Cannabis goods intended for disposal shall remain on the licensed premises until rendered into cannabis waste. [§ 5054 BCC CALIFORNIA CODE OF REGULATIONS (CCR) TITLE 16, DIVISION 42 (c)] • GAIACA utilizes a combination of internal industrial processes and strategic partnerships to further treat cannabis waste. The goal being to compost, recycle, and transform, rather than adding to our growing landfills. GAIACA is on a ‘zero-waste’ mission.
All cannabis waste must be tracked and traced, illustrating that the cannabis product has been rendered “unusable and unrecognizable” and deposited at a licensed compost/landfill/solid waste facility [BCC” §5049 (a)(6) & §5054 (f) & §5314 (a)(3); CDPH” §40290 (d); CDFA §8308 (i)(j)(k) & §8402]. • GAIACA will complete a cannabis waste manifest upon collection of waste. GAIACA’s waste manifest tracks the chain of custody of cannabis waste from its cradle (operator facility), through the rendering process, to its final grave (permitted compost/solid waste/recycling facility). GAIACA will provide the operator with a final Certificate of Destruction, showing proof of proper waste disposal. A copy will also be sent to the State, on behalf of the operator, to meet Track-and-Trace requirements.
Thank you for the opportunity to submit our letter of intent to you. We look forward to working with you on this project.
If you have any questions please call us at 833.225.4242. 1075 981
COMMUNITY & NEIGHBORHOOD | VIRTUAL “MEET & GREET” INVITATION | 03/19/25 @ 5:15 PM PROPOSED COMMERCIAL CANNABIS BUSINESS | RETAIL STOREFRONT & DELIVERY @ 1538 EL CAMINO REAL Dear Neighboring Residents, Business Owners & Property Owners:
❖ Please accept this online invitation to virtually meet and engage with NUG CV BLMT’s ownership team.
❖ We will be sharing information about our proposed business, a commercial cannabis retail storefront @ 1538 El Camino Real (STE C).
❖ Our objective is to provide insight and details related to our team’s experience, community benefits, neighborhood compatibility, and safety/security. ❖ We will be available to address any questions/comments/concerns you may have.
Thank you.
WEDNESDAY, MARCH 19, 2025 @ 5:15 – 6:00PM via GOOGLE MEET Google Meet Video Call Link: https://meet.google.com/bsa-gxzx-qbg Or Dial: (US) +1 314-649-9018 | PIN: 490 123 401#
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Public Comment Emails Received
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From:
To:
Subject:
Date:
Frederick Crosby
xcommunity development
Cannabis Dispensary at 1538 El Camino Real in Belmont
Monday, March 3, 2025 6:36:33 PM
I You don't often get email from
City Council Members,
I earp wh>: this is important
I understand you will be discussing allowing a cannabis dispensaiy at 1538 El Camino Real, next to my community. I'm not against those who use cannabis, but I think allowing this location is ridiculous. We've been waiting for this neighborhood to improve the amenities to make it that family-oriented community we all long for here. We had hoped for retail locations when they developed the high-density firehouse development and got nothing. The neighborhood continues to border on trashy once it touches El Camino with trash and empty beer bottles. This is not a step in the right direction.
As a pai·ent with a kid at Carlmont, and hearing and seeing the massive amounts of vaping aheady sunounding these students, the city council would be reckless to allow this and cleai·ly signaling this group is anti-family. There ai·e many other locations away from this main conidor to place this should some in the town want this.
Protect our kids.
Thanks,
Frederick Crosby
1549 Vine St
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From: Julie Behn
To: x-community development
Subject: Oppose the new proposal for cannabis store
Date: Monday, March 3, 2025 5:36:05 PM
[You don't often get email from . Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ]
Hello,
We are righting to express our opposition of the Cannabis store proposed to go in on El Camino near Harbor Blvd and Fifth Avenue. We live on Fifth Avenue and already experience high traffic in an area where kids play. We do not want this type of business being around our neighborhoods children and in our neighborhoods.
Thank you in advance for your consideration.
Mark and Julie Behn
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