City Council Special Meeting Minutes
October 28, 2025
City of Belmont City Council Special Meeting Minutes
City Council Chambers, City Hall, One Twin Pines Lane, Belmont, California OCTOBER 28, 2025
1. CALL TO ORDER 5:50 PM
Roll Call
COUNCILMEMBERS PRESENT: Jordan, McCune, Pang-Maganaris, Latimerlo, Mates COUNCILMEMBERS ABSENT: None
PLANNING COMMISSIONERS PRESENT: Twigg, Majeski, Adamkewicz, Jadallah PLANNING COMMISSIONERS ABSENT: Kramer, Kulich
2. ITEMS BEFORE 7:00 PM
A. CLOSED SESSION (none)
B. STUDY SESSION - Joint Meeting with Planning Commission (5:45 PM Start) i. Housing Law Update
Dane Hutchings and Dan Carrig, CPPG, provided an update on State housing laws and their implications for the City of Belmont.
Barbara Kautz, Goldfarb Lipman, provided an overview of California Housing Laws Council and Planning member discussion ensued. This was an informational item not action was taken.
ADJOURNED: 7:00 PM
C. SPECIAL SESSION/OTHER TOPICS (none)
ITEMS STARTING AT 7:00 PM
3. PLEDGE OF ALLEGIANCE
Led by Mayor Mates.
4. REPORT FROM CLOSED SESSION (none)
5. SPECIAL PRESENTATIONS
A. Recognition of Belmont Softball 10U & 12U Outstanding 2025 Season Rescheduled.
B. San Mateo County Library Annual Report Presentation
Belmont Library Manager Lu provided the report.
City Council Special Meeting Minutes
October 28, 2025
6. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
Guiliano Carlini commented on protected bike lanes.
7. COUNCILMEMBER ANNOUNCEMENTS
Councilmembers provided updates on upcoming events and items of interest to the community.
8. CONSENT BUSINESS
A. Approval of Minutes October 14, 2025
B. Approval of Monthly Financials July 2025
C. Resolution 2025-66 to 1) approve plans and specs, 2) authorize the City Manager to execute a contract to Zone 4 Construction, Inc. for $550,430 for renovation of restrooms in the Twin Pines Senior Center, Twin Pines Lodge, and Belmont Sports Complex, City Contract Number 2025-643, and 3) approve a budget appropriation in FY 2025-26 in the amount of $413,858 to complete all three renovation locations during this fiscal year
D. Resolution 2025-67 approving Parking and Traffic Safety Committee (PTSC) recommendations for safety improvements at Middle Road and Hainline Drive, Lassen Drive, and Old County Road near Sterling View Avenue Public comment on item D provided by Giuliano Carlini and Max Mautner.
ACTION: On a motion made by Councilmember Pang-Maganaris and seconded by Councilmember McCune the consent business was approved by roll call vote (5-0).
9. PUBLIC HEARINGS
A. Appeal of Planning Commission Approval of Application No. 2023-0032 for ByRight Processing of Design Review, Grading Plan, Tree Removal Permit, Affordable Housing Plan, Transportation Demand Management Plan, and State Density Bonus for 500-580 Masonic Way
Community Development Deputy Director Russell provided a summary of the 140 residential dwelling units including 25 affordable units project. She also gave a background on the actions taken by the Planning Commission, staff and the regulations of State, local and City regulations determining the process.
Council discussion ensued.
Don Peterson, Parmetheus Real Estate Group, and Alan Jones, architect, provided the applicant project presentation.
Council discussion ensued.
Appellant Doug Rickett and Attorney Mark Wolf provided the appellant remarks emphasizing active use.
City Council Special Meeting Minutes
October 28, 2025
Further Council discussion ensued.
Mayor Mates opened the public hearing.
The following individuals provided comments: Sven Edlund, Alison ten Cate, Giuliano Carlini, Mike Levers, Sandra Sanvita, Michael Craig Mayor Mates closed the public hearing.
Appellant and applicant provided closing remarks.
Council deliberation continued. City Attorney Rennie advised that the project is a byright project, and that the Council’s action constitutes an administrative determination.
He further stated that the Council is required to comply with state law, including the Housing Accountability Act, and clarified that the issues raised in the appeal cannot be reconsidered if they were not identified in the project’s compliance letter—which, in this case, they were not. As such, under the Housing Accountability Act, these matters cannot be revisited.
ACTION: On a motion made by Councilmember Pang-Maganaris and seconded by Councilmember McCune Resolution 2025-68 approving the requested by right entitlements for 500-580 Masonic Way: Design Review, Grading Plan, Tree Permit, Affordable Housing Plan, Density Bonus, Transportation Demand Management Program, and State Density Bonus was unanimously approved by a roll call vote. (5-0).
RECESS 9:35 PM
RECONVENE 9:43 PM
10. GENERAL BUSINESS
A. 1301 Shoreway Development Agreement Terms
Assistant City Manager Kleinbaum provided an overview of the proposed Development Agreement terms under negotiation for the 1301 Shoreway commercial development project.
Public Comment provided by Guiliano Carlini, Scott Biel, John Medina.
Council discussion ensued. Council concurred with the proposed terms including, Community Center reconstruction, Public infrastructure (stormwater, roadways, transportation, etc.), Public recreation opportunities (parks and plazas, access to fields, courts, etc.), Funding for ongoing City services and operations and Affordable childcare.
B. Local Amendments to 2025 California Building Standards Codes Building Official Francesconi provided an overview of the amendments.
No public comment received.
City Council Special Meeting Minutes
October 28, 2025
ACTION: On a motion made by Vice Mayor Pang-Maganaris and Seconded by Councilmember Latimerlo (1) Sitting as the City Council, introduced an ordinance adopting the 2025 California Building, Plumbing, Mechanical, Electrical, Residential and Wildland-Urban Interface Codes by reference with local amendments, designating fire hazard severity zones, amending City Code administrative and enforcement provisions, and ratifying Fire Code amendments by San Mateo Consolidated Fire Department applicable in the city. (2) Sitting as the Board of Directors for the Belmont Fire Protection District, introduced an ordinance ratifying the 2025 Fire Code and Wildland-Urban Interface Code amendments by San Mateo Consolidated Fire Department applicable in the District’s unincorporated areas and designating fire hazard severity zones and set a public hearing for November 25, 2025 was approved by a roll call vote (5-0).
C. City-Owned Property Disposition Update and Exempt Surplus Land Declaration Assistant City Manager provided an update on staff’s work related to the disposition of the three city-owned residential properties at 730 El Camino Real, 503 Crest View Ave, and 1000 O’Neill Ave (Emmett House) and declaring the vacant lot at 780 El Camino Real as Exempt Surplus Property under the Surplus Lands Act.
Council discussion ensued.
Public Comment provided by Andre Frisch, Sean Galvin, Caroline Witman, Carina Fields, Willian Pickel, Laura Bliss.
Council discussion ensued, and the Council concurred with continuing to preserve the Emmett House historic covenant at 1000 O’Neill Avenue as it pertains to the exterior features.
ACTION: On a motion made by Vice Mayor Pang-Maganaris and Seconded by Councilmember Jordan Resolution 2025-69 declaring the vacant lot at 780 El Camino Real as Exempt Surplus Property under the Surplus Lands Act was approved by a roll call vote (5-0).
ACTION: Motion to extend meeting
D. Approval of Amendments to Employment Agreements for the City Manager and City Attorney
Administrative Services Director Ritzma provided a brief background on the employment review process for the City Attorney and City Manager.
No public comment received.
ACTION: On a motion made by Councilmember Latimerlo and seconded by Vice Mayor Pang-Maganaris Resolutions 2028-70 Establishing Compensation For The City City Council Special Meeting Minutes
October 28, 2025
Attorney And Authorizing The Mayor To Execute A Second Amendment To The City Attorney Employment Agreement and,
Resolution 2025-71 Establishing Compensation For The City Manage And Authorizing The Mayor To Execute A Second Amendment To The City Attorney Employment Agreement.
11. BRIEF VERBAL REPORTS FROM MEMBERS AND STAFF
A. Verbal report from Councilmembers on Intergovernmental (IGR) and Subcommittee Assignments
Councilmembers presented on their assignments.
B. Verbal report from City Manager
Assistant City manager Kleinbaum invited the community to the annual BooBash. She announced that the 680 Ralston Project is on the preliminary tax credits list once approved the building permitting process will begin.
12. MATTERS OF INTEREST/CLARIFICATION
13. ADJOURNMENT at this being 10:46 pm
Submitted by,
Jozi Plut, City Clerk
Meeting video recorded