BELMONT HARBOR INDUSTRIAL AREA
SPECIFIC PLAN
City Council Study Session
October 14, 2025
Laura Russell, Deputy Community Development Director
AGENDA
Specific Plan Foundation + Goals
HIA Planning Process, City Council Guiding Principles + Land Use Plan Approach to creating development standards
Community Input
Original and Revised Development Standards Proposals
Harbor Streetscape Proposal
Next Steps
City Council Feedback: Development Standards and Harbor Streetscape 1 2
4 3
5 6
8 7
FOUNDATIONAL CONCEPT – HIA AS AN EMPLOYMENT CENTER
• HIA is a long standing industrial and commercial hub
• Specific Plan intended to modernize, not change the
purpose of the area
• Opportunity to bring investment and fiscal benefits
• High quality development at intensity sufficient to
bring increased property taxes, sales taxes and
business license tax
• Modernize employment uses, retain/attract local
businesses that serve the community
• Balance other areas of the City being developed with
more housing
Specific Plan Goals
• Collaborate with San Mateo County to
annex the HIA into Belmont’s City boundary
• Encourage employment uses to support a
thriving economy and fiscal sustainability
• Address environmental needs; analyze
flooding
• Accommodate residential uses near the
Belmont Village Specific Plan area
Goals
HIA PROCESS TO DATE
Project Initiation (Early 2023)
Community Engagement (May–November 2023):
• Stakeholder meetings (property owners, businesses, and Belmont Mobile Home Park) • One virtual workshop and two online surveys
• Five pop-up events for broader public input
• Presentations to the Planning Commission and City Council • Project introduced to neighborhood associations (Homeview, Sterling Downs), Belmont Chamber of Commerce, and HIA Business/Property Owner Group
Guiding Principles (January 23, 2024)
Land Use Framework (January 23, 2024)
Community Workshop (May 12, 2025)
Mobile Home Park Meeting (August 2, 2025)
Infrastructure Analysis (Ongoing)
Guiding Principles - Approved by City Council January 23, 2024
LOCAL SERVING,
COMPLETE
NEIGHBORHOOD
ENSURE SAFETY
FOR ALL MODES
GREEN SPACE
EMBRACE THE AREA’S
HISTORY OF
ENTREPRENEURSHIP
AFFORDABLE
HOUSING
CONTEXT
SENSITIVE
STANDARDS
REVITALIZE
BELMONT
CREEK
MEANINGFUL
ENGAGEMENT
DISTRICT
CONNECTIONS
LAND USE PLAN - Approved by City Council January 23, 2024 Industrial / Commercial
Mobile Home Park
( No Change)
Mixed Use/Residential
POTENTIAL PLAN BUILD-OUT at 2050
Existing Build-Out Net New
Industrial/Commercial 1,352,423 sf 3,900,000 sf 2,547,577 sf Multi-Family Residential 250 units 553 units 303 units* Mobile Home Park 91 units 91 units no change
* 103 units entitled but not yet submitted for building permit
LAND USE CONSIDERATIONS
• Expand Commercial Zoning for
a wide range of employment
• Allow existing local businesses
to continue to operate and
reinvest
• Community Serving
Commercial: ground floor uses
such as restaurants, gyms, day
care, retail, and commercial
recreation along Harbor
Boulevard
ANALYSIS LEADING TO DEVELOPMENT STANDARDS
• Example projects on the Peninsula: floor plates,
height, floor to ceiling heights
• Neighborhood site visits
• Shadow studies
• Reviewed with an architect, property owner &
applicant
• Height limit in proximity to San Carlos Airport
AREA BUILDING HEIGHTS (FOR REFERENCE)
SAN CARLOS AIRPORT LAND USE COMPATIBILITY PLAN
Comprehensive Airport
Land Use Compatibility
Plan (ALUCP) for the San
Carlos Airport
Limits the height of
buildings to protect the
approaches of aircraft
ALUCP Height Restrictions
• Elevations are
expressed as maximum
feet above sea level
• Ground elevations
range from
approximately 14 feet
at Hwy 101 to 33 feet at
Old County Road
ALUCP MAXIMUM BUILDING HEIGHTS
RESIDENTIAL TRANSITION AREAS
O’NEILL AVENUE RESIDENTIAL TRANSITION AREA
• No significant changes
to the street itself
• New development
would be required to
include sidewalk,
landscaping and street
trees
KAREN ROAD RESIDENTIAL TRANSITION AREA
• No changes to the
mobile home park
• New development
would be required to
include sidewalk,
landscaping and street
trees on their side of
the street
COMMUNITY MEETINGS
May 12, 2025 – Community Meeting
• ~40 attendees
• EOC at City Hall
• Presentation followed by feedback stations
• Spanish translation available
August 2, 2025 – Mobile Home Park Meeting
• ~15 attendees
• Meeting @ Alpha Acid (business in HIA)
• Presentation followed by Q&A
• Spanish translation available
SUMMARY OF COMMUNITY INPUT
• Attachments A and B include detailed meeting
summaries with public comments
• Common themes related to topics tonight:
• Concern about transition to residential
areas, including setbacks
• Concern about height with community
benefits
ORIGINALLY PROPOSED MAXIMUM BUILDING HEIGHTS
• Maximum base height
is 65 feet (existing
height)
• Maximum heights could
be achieved with
negotiated community
benefits
• ALUCP height
restrictions cannot be
exceeded
O’NEILL AVENUE RESIDENTIAL TRANSITION AREA – ORIGINAL PROPOSAL Base
Height
• 1st box:
• Setback 15’ from property line
• 35’ maximum height
• 2nd box:
• Setback 60’ from property line
• 65’ maximum height
* All architectural models – not an actual development application SHADOW STUDIES – ORIGINAL PROPOSAL
Equinox 10:00 am
Greatest Shadow Impact
Equinox 12 noon Equinox 2:00 pm
O’NEILL AVENUE RESIDENTIAL TRANSITION AREA – MODIFIED PROPOSAL Base
Height
Setback increased from 15 feet
to 25 feet
SHADOW STUDIES – MODIFIED PROPOSAL
Equinox 10:00 am
Greatest Shadow Impact
Equinox 12 noon Equinox 2:00 pm
O’NEILL AVENUE RESIDENTIAL TRANSITION – ORIGINAL PROPOSAL Bonus Height
• 1
st & 2nd box same as base height
• 3rd box:
• Setback 120’ from property line
• 145’ maximum height
• 4th box:
• Setback 160’ from property line
• 155’ or 185’ maximum height
(depends on airport limit)
SHADOW STUDIES – ORIGINAL PROPOSAL
Equinox 10:00 am
Greatest Shadow Impact
Equinox 12 noon Equinox 2:00 pm
O’NEILL AVENUE RESIDENTIAL TRANSITION AREA – MODIFIED PROPOSAL Bonus
Height
Max height reduced from
185 feet to 155 feet
SHADOW STUDIES – MODIFIED PROPOSAL
Equinox 10:00 am
Greatest Shadow Impact
Equinox 12 noon Equinox 2:00 pm
KAREN ROAD RESIDENTIAL TRANSITION AREA – ORIGINAL PROPOSAL Base Height
• 1st box:
• Setback 10’ from property line
• 35’ maximum height
• 2nd box:
• Setback 30’ from property line
• 65’ maximum height
SHADOW STUDIES – ORIGINAL PROPOSAL
Equinox 10:00 am Equinox 12 noon Equinox 3:00 pm
Greatest Shadow Impact
Late Afternoon
Equinox 2:00 pm
KAREN ROAD RESIDENTIAL TRANSITION AREA – MODIFIED PROPOSAL Base
Height
Setback increased from
30 feet to 45 feet
SHADOW STUDIES – MODIFIED PROPOSAL
Equinox 10:00 am Equinox 12 noon Equinox 3:00 pm
Greatest Shadow Impact
Late Afternoon
Equinox 2:00 pm
KAREN ROAD RESIDENTIAL TRANSITION AREA – ORIGINAL PROPOSAL Bonus Height
• 1st box:
• Setback 10’ from property line
• 35’ maximum height
• 2nd box:
• Setback 30’ from property line
• 65’ maximum height
• 3rd box:
• Setback 120’ from property line
• 145’ maximum height
SHADOW STUDIES
Equinox 10:00 am Equinox 12 noon Equinox 3:00 pm
Greatest Shadow Impact
Late Afternoon
Equinox 2:00 pm
KAREN ROAD RESIDENTIAL TRANSITION AREA – MODIFIED PROPOSAL Bonus
Height
Setback increased from
120 feet to 125 feet
SHADOW STUDIES – MODIFIED PROPOSAL
Equinox 10:00 am Equinox 12 noon Equinox 3:00 pm
Greatest Shadow Impact
Late Afternoon
Equinox 2:00 pm
RESIDENTIAL BUFFER
• 90-foot Residential Buffer
Option
• Maximum Height 35 feet
(or 40 feet with a pitched
roof)
• Intended to accommodate
townhouses
RESIDENTIAL BUFFER
• 90-foot Residential Buffer Option
• Maximum Height 35 feet (or 40 feet
with a pitched roof)
• Intended to accommodate
townhouses – depth a limitation for
multi-family building
SAN CARLOS DRAFT NORTHEAST AREA PLAN (FOR REFERENCE)
San Carlos
Draft Northeast Specific Plan
HIA Draft
Maximum Base
Heights
75 – 100 feet
(depending on location)
65 feet
(except for 28 feet
at mobile home park)
Maximum Bonus
Heights
100 – 155 feet
(depending on location)
155 feet
• San Carlos taking a similar approach to stepping down height near single family residential • However, San Carlos proposing residential mixed use adjacent to existing residential, so use of State Density Bonus law is expected to increase height to around 85’, typical limit of wood frame construction; not directly comparable to HIA
HARBOR BOULEVARD STREETSCAPE CONCEPT
• Wide sidewalks
• Protected bike lanes
• Driveways are
important (no
access from O’Neill
if Harbor frontage)
• Median planters with
trees as feasible
• Street trees
• Plazas and
landscaped areas
HARBOR BOULEVARD CROSS SECTION Existing
Full
Redevelopment
Likely implemented in phases with development or
as funding becomes available
• North side of Harbor: on-street parking removed
• South side of Harbor: angled parking changed to
parallel parking
• Protected bike lanes – not immediately next to
driving lanes
• New projects would be required to use some of
their private property for wider sidewalks
Striping Plan
Full Development
COMMUNITY OUTREACH
Tonight’s meeting:
• www.belmonthiaplan.com + City Website
• Email interest list ~150 people
• Weekly Newsletter
• Email to Homeview and Sterling Downs HOA Leadership
• Email to Mobile Home Park resident contacts
Next Steps on Outreach:
• Summary of this meeting distributed to email interest list and posted to website (also translated into Spanish)
• Staff “Ask me Anything” – drop in format - questions and answers via zoom and in person
NEXT STEPS
www.belmonthiaplan.com
• Ongoing infrastructure analysis
• Following City Council feedback, staff/consultant team will draft the Specific Plan • Public review of Draft Specific Plan and Draft Environmental Impact Report (EIR) • Public meetings to provide comments on the Draft Plan and Draft EIR
COUNCIL QUESTIONS & DIRECTION
Development Standards – Feedback Requested
1 2
Harbor Blvd Streetscape Concept – Feedback Requested
COUNCIL QUESTIONS & DIRECTION
Thank you
Backup Slides
(from previous presentations)
HARBOR BOULEVARD AND CREEK SETBACKS
Harbor Boulevard Frontage: 15’ setback, no stepback Belmont Creek Frontage: 35’ to Top of Bank